The mitigation and monitoring plan must be approved
by the City and other applicable agencies prior to the
creek impacts and must be implemented within 1 year
after the discharge of fill into the creek.
Prior to issuance of any City permits for construction, grading, or other site-disturbing activities with the
potential to impact Pulgas Creek and surrounding
riparian habitat, the Applicant shall provide proof to
the City that any necessary permits and authorizations
from the USACE, RWQCB, and CDFW have been
obtained.
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 17 OF 24 Verification
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Cultural Resources
Mitigation Measure Culture-2a: Worker Training.
Project supervisors, contractors, and equipment
operators shall participate in an Archaeological and
Tribal Cultural Resource Awareness Training,
conducted by a Secretary of Interior-qualified
archaeologist, to become familiar with the type of
artifacts and features that could be encountered
during project-related ground disturbing activities, as well as the procedures to follow if cultural resources
are unearthed during construction.
Culture-2b: Halt Construction Activity, Evaluate Find
and Implement Mitigation. If archaeological or tribal
cultural resources are encountered during excavation
or construction, construction personnel shall
immediately suspend all activity within 50 feet of the
suspected resources and the City and a licensed
archaeologist shall be contacted to evaluate the
situation, including determine the significance of the
find. If the find is potentially significant, the find shall be avoided if feasible. If avoidance is infeasible, then specific and appropriate measures that can be
implemented to protect the find, in accordance with
section 21083.2 of the California Public Resources
Code, such as preservation in place, capping, planned
open space, or data recovery, shall be required. Work
near the find can resume when a licensed
archeologist, in conjunction with the City, has
determined that such work no longer could adversely
affect the find.
Prior to construction
activities involving
ground disturbance
Prior to and during
construction activities
involving ground
disturbance
Applicant
Applicant
Verify inclusion of
requirements in
construction documents
Verify inclusion of
requirements in
construction documents
San Carlos
Building Division
San Carlos
Building Division
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 18 OF 24 Verification
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Geology and Soils
Mitigation Measure Geo-7: Halt Excavation, Evaluate
Find and Implement Mitigation. Should any unknown
fossils or fossil-bearing deposits be discovered during grading, trenching, or other on-site excavation(s),
earthwork within 50 ft of these materials shall be
stopped until a qualified paleontologist has an
opportunity to document the find as needed (in
accordance with Society of Vertebrate Paleontology
standards [Society of Vertebrate Paleontology 1995]),
evaluate the potential significance of the resource
under the criteria set forth in CEQA Guidelines Section 15064.5, and notify the appropriate agencies to
determine the procedures that would be followed
before construction activities would be allowed to
resume at the location of the find. If avoidance is not feasible, the paleontologist shall prepare an
appropriate excavation plan to mitigate the effect of
project construction on the find, subject to review and approval by the City prior to implementation, and all
construction activity shall adhere to the
recommendations in the excavation plan.
Prior to and during
construction activities
involving ground
disturbance
Applicant Verify inclusion of
requirements in
construction documents
San Carlos
Building Division
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 19 OF 24 Verification
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Hazards and Hazardous Materials
Mitigation Measure Haz-2a: Compliance with
Groundwater Remedial Action Plan, Soil and Fill
Testing, and Regulatory Agency Requirements. The
applicant shall demonstrate proposed compliance
with agency requirements related to known
contamination in the soil, groundwater, and vapor
prior to initiation of construction activities and shall demonstrate compliance with any agency-required
post-construction requirements prior to occupancy. A
Groundwater Remedial Action Plan associated with
the former Kelly Moore portion of the project site that included investigation and remediation activities has
been implemented and completed, except for
ongoing, routine groundwater monitoring.
In areas of the project site not included in the
Groundwater Remedial Action Plan, if requested by
the California Regional Water Quality Control Board,
San Francisco Bay Region (SFRWQCB), further
investigation for contamination shall be conducted.
Contaminated soil or groundwater shall be handled
per regulatory agency requirements. Soil imported
onto the site for use as fill shall be evaluated in
accordance with applicable regulatory guidance. A
record of import fill sources and testing will be
maintained as part of project records and provided to
the SFRWQCB and the City.
Haz-2b: Hazardous Building Materials Abatement.
Prior to demolition, the applicant shall demonstrate
that buildings have been assessed for asbestoscontaining materials, lead-based paint, mercury, and Prior to issuance of
building or grading
permits
-andPrior to occupancy
Prior to issuance of
demolition permits
Applicant
Applicant
Verify inclusion of requirements
in construction documents
Verify inclusion of
requirements in
construction documents
San Carlos
Building Division
San Carlos
Building Division
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 20 OF 24 Verification
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Completed
polychlorinated biphenyl caulk, and during
demolition, any suspected such materials have been
abated by a licensed abatement contractor and
disposed of according to all state and local
regulations.
Transportation
Mitigation Measure Trans-2: Implementation of
Transportation Demand Management Program for
Vehicle Miles Traveled Reduction. A TDM Plan shall
be prepared prior to any building occupancy that
includes a description of the TDM measures listed in
Municipal Code section 18.25.040 to be implemented
such that it achieves the code-required 20% trip
reduction on a daily, AM peak hour, and PM peak
hour basis, and reduces average VMT per service
population to 14.5 or lower, and includes, at a
minimum, the following elements:
1. The project applicant will designate an on-site
Transportation Coordinator that will be responsible
for implementation of the TDM Plan, including
providing relevant TDM trip reduction and program
information to all employees on site, and arranging
for independent annual monitoring and employee
surveys.
2. The project applicant and the project’s
Transportation Coordinator will be responsible for
ensuring that the TDM Plan is implemented each
year and an annual monitoring report is submitted
to the City of San Carlos.
A TDM Plan
applicable to the
space must be
approved by the City
prior to issuance of a
Certificate of
Occupancy for that
space
-andCompliance with the
TDM Plan would be
required Pursuant to
Chapter 18.25 of the
City of San Carlos
Municipal Code, to be
reported annually
Applicant Verify inclusion of
requirements in project
documents
San Carlos
Planning Division
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3. The Transportation Coordinator shall facilitate a
site inspection by City staff to confirm that all
approved physical measures in the project’s TDM
Plan have been implemented and/or installed prior
to the first and any subsequent certificates of
occupancy that include physical TDM features or as
a part of annual monitoring if new physical TDM
features have been indicated in the plan since the
last site inspection.
4. The TDM Plan monitoring will be conducted per
Municipal Code Section 18.25.080. Annual
reporting of the effectiveness of the measures will
verify if the implemented TDM measures are
effective and achieving the vehicle trip and VMT
reduction goals. As required by Section 18.25.080, a
five-year review shall evaluate the overall
effectiveness of all of the TDM activities and may
suggest new or modified activities or substitute
activities to meet the program’s objectives, per the
Community Development Director’s review and
approval. The Director may impose reasonable
changes to assure the program’s objectives will be
met.
5. Consistent with common traffic engineering data
collection principles, to ensure that trip reduction
measures are meeting the requirements of the
City’s TDM ordinance, traffic conditions will be
monitored annually by means of daily and AM and
PM commute hour driveway counts at each project
access point. The counts will include daily as well as
peak hour traffic counts to be conducted between
7:00 AM and 9:00 AM and between 4:00 PM and
6:00 PM on three non-consecutive days per year on
typical weekdays (Tuesday, Wednesday, or
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 22 OF 24 Verification
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Thursday) during the fall when school is in session.
Mechanical tube counts, hand counts, or video
counts may be used. The peak 60-minute period
will be calculated for each two-hour traffic count
period.
6. An annual employee survey will be conducted by an
independent consultant to determine employee
transportation mode choice (e.g., drive alone,
carpool, bus, Caltrain, etc.). This annual commuter
survey should be formatted as a general survey
including non-transportation questions (e.g.,
satisfaction with property management, activities,
etc.) to increase the response rate.
7. The project’s Transportation Coordinator will work
with an independent consultant to obtain traffic
count data, implement the annual employee
commuter surveys, and document all findings in a
TDM monitoring report. The annual monitoring
report will be submitted to the City of San Carlos by
the Transportation Coordinator. The TDM Plan
monitoring data will be reviewed by the City to
assess whether the vehicle trip and VMT reduction
goals are being met. This will be assessed by
comparing the driveway counts to the trip targets
of this TDM plan report.
8. For the life of the project, upon occupancy of any
portion of the project site, a monitoring form must
be completed and approved for the entire site on
an annual basis to verify that both vehicle trip and
VMT reduction goals are being achieved. If the
annual monitoring report shows that the applicable
targets have not been achieved for the project, the
applicant shall submit a list of TDM Plan
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 23 OF 24 Verification
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modifications to the Community Development
Director for approval within 60 calendar days of the
report submittal. The Community Development
Director shall review the list of modifications and
may also recommend modifications to the TDM
Plan, as appropriate, in order to ensure that the
applicable targets are achieved. Upon approval of
the requested changes, the applicant shall have 30
calendar days to implement the approved
measures. The applicant shall then submit a followup monitoring report within six months of implementation of the new measures.
9. If the project continues to not achieve the
applicable targets, the City may require the
applicant to enact other measures as appropriate
to achieve the vehicle trip and VMT reduction
goals.
10. The TDM Plan monitoring will include
documentation of the total number of vehicle trips
accessing the site on a daily basis as well as a mode
split survey of building occupants used to estimate
the site specific VMT per service population. The
exact methodology for the monitoring plan must be
reviewed and approved by City staff prior to the
first monitoring period.
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT – SC/MMRP PAGE 24 OF 24 Verification
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Tribal Cultural Resources
GP-MM TRIB-1: Consider all Native American
Archaeological Discoveries to be Significant
Resources. All Native American artifacts (tribal finds) shall be considered as a significant Tribal Cultural
Resource, pursuant to PRC 21074 until the lead
agency has enough evidence to make a determination
of significance. The City shall coordinate with an
archaeologist who meets the U.S. Secretary of the
Interior’s Professional Qualifications, as well as an
appropriate tribe or tribes, as determined by the
NAHC, to develop an appropriate treatment plan for
the resources. The plan may include implementation
of archaeological data recovery excavations to
address treatment of the resource along with
subsequent laboratory processing and analysis. An
archaeological report shall be written detailing all
archaeological finds and submitted to the City and the
Northwest Information Center.
Prior to and during
construction activities
involving ground
disturbance
Applicant Verify inclusion of
requirements in
construction documents
San Carlos
Building Division
4908-7957-1994 v1 A-1
EXHIBIT C: FINDINGS OF FACT
Findings Regarding Significant Impacts and Mitigation Measures Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091, the Planning and Transportation Commission hereby makes these findings with respect to the potential for significant environmental impacts from approval and implementation of the proposed Alexandria Center for Life Science Project ("proposed project") and the means for mitigating those impacts. For the purpose of these findings, the term “Environmental Impact Report” (EIR) refers to the Draft EIR and Final EIR documents for the proposed project collectively, unless otherwise specified.
These findings do not attempt to describe the full analysis of each environmental impact contained in the EIR. Instead, the findings provide a summary description of each impact, describe the applicable mitigation measures identified in the EIR and adopted by the City, and state the findings on the significance of each impact after imposition of the recommended mitigation measures. A full explanation of these environmental findings and conclusions can be found in the EIR. These findings hereby incorporate by reference the discussion and analysis in the EIR that support the EIR’s determinations regarding significant project impacts and mitigation measures designed to address those impacts. The facts supporting these findings are found in the record as a whole for the project.
In making these findings, the City ratifies, adopts, and incorporates into these findings the analysis and explanation in the EIR, and ratifies, adopts, and incorporates into these findings the determinations and conclusions of the EIR relating to environmental impacts and mitigation measures, except to the extent that any such determinations and conclusions are specifically and expressly modified by these findings. As shown below, all impacts would be less than significant with mitigation.
AIR QUALITY
Impact Air-2: Construction Period Dust and Emissions. Construction activities would generate exhaust emissions from vehicles and equipment and fugitive dust particles that could affect local air quality. While the project emissions would be below threshold levels, the Bay Area Air Quality Management District (BAAQMD) considers dust generated by grading and construction activities to be a potentially significant impact associated with project development if uncontrolled and recommends implementation of construction management practices to reduce construction-related emissions and dust for all projects, regardless of comparison to their construction-period thresholds. The project’s impact on air quality due to construction dust and emissions would be less than significant with mitigation.
Mitigation Measure Air-2: Basic Construction Best Management Practices. The project shall demonstrate proposed compliance with all applicable regulations and operating procedures prior to issuance of demolition, building or grading permits, including implementation of the following BAAQMD “Basic Best Management Practices”:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day.
• All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
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• All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to 15 mph. • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. • All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph.
• All trucks and equipment, including their tires, shall be washed off prior to leaving the site. • Unpaved roads providing access to sites located 100 feet or further from a paved road shall be treated with a 6- to 12-inch layer of compacted layer of wood chips, mulch, or gravel. • Publicly visible signs shall be posted with the telephone number and name of the person to contact at the City regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s General Air Pollution Complaints phone number shall also be visible to ensure compliance with applicable regulations.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: Mitigation Measure Air-2 requires compliance with BAAQMD’s best management practices, which would achieve greater than an 80 percent reduction in on-site fugitive small particulate matter (PM2.5) emissions and would avoid significant construction dust and emissions.
Resulting Significance: Less than Significant
Impact Air-3: Operational Period Emissions. Emissions from operation of the project, including site operations as well as mobile sources (e.g., employee vehicle trips) and stationary sources (e.g., emergency generators), could cumulatively contribute to air pollutant levels in the region. The project would have significant emissions of the ozone precursor pollutant reactive organic gasses (ROG) during operations. Mitigation Measure Air-3 would reduce ROG emissions such that the impact would be less than significant with mitigation.
Mitigation Measure Air-3: Require Use of Super-Compliant VOC Coatings to Reduce Operational ROG Emissions. The project shall use super-compliant volatile organic compound (VOC, i.e., ROG) coatings that are below current BAAQMD requirements (i.e., Regulation 8, Rule 3: Architectural Coatings last amended in July 2009) for at least 90 percent of all interior and exterior paints for the lifetime of the project. At least 90 percent of coatings applied must meet a “super-compliant VOC standard of less than 10 grams of VOC per liter of paint, which achieves the required reduction. This mitigation measure applies to 90 percent of coatings since there may be some special coatings required for certain aspects of the project that cannot meet this requirement.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
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Rationale for Finding: Mitigation Measure Air-3, requires the use of super-compliant volatile organic compound (VOC, i.e., ROG) coatings that are below current BAAQMD requirements (i.e., Regulation 8, Rule 3: Architectural Coatings last amended in July 2009) for at least 90 percent of all interior and exterior paints for the lifetime of the project to reduce the operational emissions of VOC, reducing total ROG emissions by 11 percent or 1.43 tons per year and avoiding significant operational period emissions.
Resulting Significance: Less than Significant
Impact Air-4: Exposure of Sensitive Receptors. During construction activities, the project could expose sensitive receptors to substantial pollutant concentrations from construction-related emissions.
Specifically, the project’s construction emissions could cause an excess cancer risk level exceeding 10 in one million at the maximally exposed sensitive receptor. Impacts from operational activities also contribute to the cancer risk level exceeding 10 per million, but to a much smaller degree than the construction impacts. With implementation of construction-period exhaust emission reduction, the impact would be less than significant with mitigation.
Mitigation Measure Air-4: Construction Period Exhaust Emissions Reduction. The project shall use construction equipment that has low diesel particulate matter (DPM) exhaust to minimize cancer risk and annual fine particulate matter (PM2.5) concentrations, which shall include either A or B below:
A. All construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards. In rare cases where the use of Tier 4 equipment is not specifically available, alternatively:
i. Use equipment that meets U.S. EPA emission standards for Tier 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices that altogether achieve a 70 percent reduction in particulate matter exhaust in comparison to uncontrolled equipment; and/or
ii. Use electrical or non-diesel fueled equipment.
B. Alternatively, the applicant can develop a plan that reduces on- and near-site diesel particulate matter emissions by 70 percent or greater. Such a plan would have to be supported by an air quality analysis from a qualified air quality consultant and reviewed and approved by the City.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: Mitigation Measure Air-4 requires that the project use United States Environmental Protection Agency Tier 4 construction equipment, electric construction tools, and limit the idling time of vehicles to reduce the concentrations of TACs and PM2.5, and would avoid significant impacts on sensitive receptors.
Resulting Significance: Less than Significant
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BIOLOGICAL RESOURCES
Impact Bio-1: Disturbance of Nesting Birds. The removal of trees and shrubs during the February 1 to August 31 breeding season could result in the destruction of active nests or cause a disturbance that leads to nest abandonment. This could include but is not limited to species of special concern. This impact is less than significant with mitigation.
Mitigation Measure Bio-1: Pre-Construction Nesting Bird Survey. Initiation of construction activities during the avian nesting season (February 1 through August 31) shall be avoided to the extent feasible. If construction initiation during the nesting season cannot be avoided, pre-construction nesting bird surveys for each construction phase shall be conducted by a qualified biologist within 14 days before initial ground disturbance or vegetation removal for such construction phase to avoid disturbance to active nests, eggs, and/or young of nesting birds protected by the Migratory Bird Treaty Act (MBTA) and California Fish & Game Code. Surveys shall encompass the entire construction phase area and the surrounding 100 feet. An exclusion zone where no construction would be allowed shall be established around any active nests of any protected avian species found in the project site until a qualified biologist has determined that all young have fledged and are independent of the nest. Suggested exclusion zone distances differ depending on species, location, and placement of nest, and shall be at the discretion of the biologist (typically 300 feet for raptors and 100 feet for other species). These surveys would remain valid as long as construction activity is consistently occurring in a given area and shall be completed again if there is a lapse in construction activities of more than 14 consecutive days during the nesting bird season.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: With implementation of Mitigation Measure Bio-1, which requires avoidance of nesting season for construction initiation, or a nesting survey close to initiation of construction activities, the project would avoid any significant impact on nesting birds.
Resulting Significance: Less than Significant
Impact Bio-4: Indirect Impacts on Wetlands. While no wetlands occur on the project site, project activities could result in temporary and permanent effects on a Perennial Stream and jurisdictional waters. This impact would be less than significant with mitigation.
Mitigation Measure Bio-4a: Protect Pulgas Creek from Construction Debris and Runoff. Applicant shall implement the following measures to reduce construction-related impacts to Pulgas Creek:
a. During construction above the top of bank, orange construction fencing backed by silt fencing and wildlife-friendly hay wattles (no monofilament netting) shall be installed along the banks of Pulgas Creek to prevent equipment from entering protected areas and to prevent fuels, lubricants, soils, de minimis fill, and other pollutants from impacting Pulgas Creek. b. Construction below the top of bank shall be completed with equipment staged above the top of bank to the greatest extent feasible. If operation of small equipment below the top of bank is required,
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that work shall be completed in a dewatered condition and all construction debris and equipment shall be removed from the channel before returning flow to the dewatered area. c. Pill control absorbent material, for use beneath stationary equipment, shall be present on-site and available at all times. Any hazardous chemical spills shall be cleaned immediately. d. All stockpiling of construction materials, equipment, and supplies, including storage of chemicals such as fuel, oil or other substances that could adversely affect aquatic resources, shall occur outside Pulgas Creek and surrounding riparian areas. No equipment shall be washed where runoff could enter the channel.
e. All refueling and maintenance of equipment, other than stationary equipment, shall occur outside the channel’s top-of-bank.
f. All construction debris shall be gathered on a regular basis and placed in a dumpster or other container that is emptied or removed at least on a weekly basis. g. At the end of each workday, areas of the project site that are under construction must be inspected, cleaned and secured against potential erosion, dumping, or discharge to the creek, street, gutter, or storm drains.
h. The applicant shall comply with the NPDES General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities (Order No. 2022-0057-DWQ) adopted by the SWRCB by preparing and implementing a Stormwater Pollution Prevention Plan (SWPPP) in compliance with the requirements of the General Permit. The SWPPP must include best management practices (BMPs) specific to project construction and is subject to inspections by a Qualified Stormwater Practitioner (as defined in Order No. 2022-0057-DWQ). BMPs aim to control degradation of surface water by preventing soil erosion or pollution discharge from the project area.
These requirements shall be superseded by any conflicting and more stringent requirements set forth in any Lake or Streambed Alteration Agreement, Section 404 permit, or Section 401 water quality certification issued for the project.
Mitigation Measure Bio-4b: Implement a Dewatering and Diversion Plan. The project applicant shall submit a Dewatering and Diversion Plan for review and approval by the City Engineer to mitigate impacts to Pulgas Creek during dewatering, and shall implement the approved Plan. The Plan shall comply, at a minimum, with the following:
a. All dewatering and diversion activities shall comply with the requirements of all necessary regulatory permits and authorizations from other agencies (e.g., Regional Water Quality Control Board [RWQCB], California Department of Fish and Wildlife [CDFW], U.S. Fish and Wildlife Service [USFWS], and Army Corps of Engineers [USACE]).
b. All native aquatic life (e.g., fish, amphibians, and turtles) within areas to be dewatered shall be relocated by a qualified biologist prior to dewatering, in accordance with applicable regional, state, and federal requirements. The biologist shall check daily for stranded aquatic life until the area is dewatered. All reasonable efforts shall be made to capture and move all stranded aquatic life
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observed in the dewatered areas. Capture methods may include fish landing nets, dip nets, buckets, and by hand. Captured aquatic life shall be released immediately in the nearest appropriate downstream site. This mitigation measure does not authorize the take or disturbance of any state or federally listed species unless the applicant obtains a project-specific authorization from the CDFW and/or the USFWS, as applicable.
c. If any temporary dam or other artificial obstruction is constructed to facilitate the proposed improvements, maintained, or placed in operation within the stream channel, the applicant shall ensure that sufficient water to maintain native aquatic life below the temporary dam or other artificial obstruction is allowed to pass down channel at all times. d. Construction and operation of dewatering/diversion devices shall meet the standards contained in the latest edition of the Erosion and Sediment Control Field Manual published by the RWQCB. e. Coffer dams and/or water diversion system shall be constructed of a non-erodible material that will cause little or no siltation, such as encased sandbags, gravel bags, or inflatable bladders. Coffer dams and the water diversion system shall be maintained in place and functional throughout construction in the channel. If the coffer dams or water diversion systems fail, they shall be repaired immediately based on the recommendations of a qualified civil engineer in consultation with a qualified biologist.
The devices shall be removed after construction is complete and the site is stabilized. f. Water pumped from the dewatered area shall be passed through a sediment settling device before returning to the stream channel. Velocity dissipation measures or devices are required at the outfall to prevent erosion.
These requirements shall be superseded by any conflicting and more stringent requirements set forth in any LSAA, Rivers and Harbors Act Section 10 authorization, Section 404 permit, or Section 401 water quality certification issued for the project.
Mitigation Measure Bio-4c: No Net Loss of Ecological Conditions. Prior to any work in or on the bed or bank of Pulgas Creek, the applicant shall submit to CDFW a Lake or Streambed Alteration (LSA) notification pursuant to Fish and Game Code section 1602. The Applicant shall comply with all requirements of any LSAA issued for the project, including any compensatory mitigation requirements. If CDFW issues an LSAA for the project, a copy of the fully executed LSAA shall be submitted to the City prior to initiation of any work impacting riparian habitats or Pulgas Creek.
For unavoidable placement of fill in jurisdictional waters, Applicant shall ensure compliance with the Porter-Cologne Water Quality Control Act, Section 404 of the CWA, and Rivers and Harbors Act Section 10, as applicable. Section 404 and Section 10 compliance may be accomplished by complying with the terms of any applicable Nationwide Permit, Regional General Permit, USACE-issued letter of permission or an individual permit. Applicant shall apply for a Section 401 water quality certification (permit) and waste discharge requirements (as applicable) from the San Francisco RWQCB as necessary and shall comply with any conditions or stipulations included in any Rivers and Harbors Act Section 10, Section 404 and 401 permits and waste discharge requirements and authorizations issued for the project.
If work within Pulgas Creek results in a permanent net loss of aquatic resources, the Applicant shall provide mitigation to offset this impact, either through (1) the creation, enhancement, or restoration of
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aquatic resources onsite or off-site in an appropriate location or (2) through the purchase of mitigation credits from a USACE, RWQCB, or CDFW approved mitigation bank. The purchase of such credits shall serve as full mitigation for impacts.
If project-specific creation, enhancement, or restoration of aquatic resources is implemented, these resources shall be restored, enhanced, or created at a minimum ratio of 1:1 (compensation: impact) on an acreage basis or such greater amount as otherwise required by any state or federal permitting agencies, and at a location approved by the City or as otherwise required by any state or federal permitting agencies. A qualified biologist shall develop a mitigation and monitoring plan that includes the following components (or as otherwise modified by regulatory agency permitting conditions):
• Summary of habitat impacts and mitigation acreage requirements to meet the required mitigation ratio;
• Goal of the restoration to achieve no net loss of habitat functions and values; • Location of mitigation site(s) and description of existing site conditions; • Mitigation design:
o Existing and proposed site hydrology;
o Grading plan, if appropriate, including bank stabilization or other site stabilization features; o Planting plan;
o Remedial measures and adaptive management; and
• Monitoring plan, including success criteria, monitoring methods, data analysis, reporting requirements, and monitoring schedule. Success criteria shall include quantifiable measurements of riparian and aquatic vegetation type (e.g., dominance by natives), the appropriate extent for the restoration location, and the provision of ecological functions and values equal to or exceeding those affected by the project. At a minimum, success criteria shall include following:
o At Year 5 post-mitigation, total cover or survivorship (as applicable based on mitigation design) by planted native vegetation shall be at least 75 percent.
The mitigation and monitoring plan must be approved by the City and other applicable agencies prior to the creek impacts and must be implemented within 1 year after the discharge of fill into the creek.
Prior to issuance of any City permits for construction, grading, or other site-disturbing activities with the potential to impact Pulgas Creek and surrounding riparian habitat, the Applicant shall provide proof to the City that any necessary permits and authorizations from the USACE, RWQCB, and CDFW have been obtained.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
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Rationale for Finding: The proposed improvements and actions described in Mitigation Measures Bio-4a, Bio-4b, and Bio-4c would result in an improved stream bank condition of Pulgas Creek both biologically and hydraulically, while minimizing any impacts that could result from construction debris, dewatering, or alteration of aquatic habitat. With implementation of these mitigation measures, that project would avoid significant impacts on Pulgas Creek.
Resulting Significance: Less than Significant
CULTURAL RESOURCES
Impact Culture-2: Unanticipated Discovery of Archaeologic Resources. During ground disturbing activities associated within the project site, it is possible that currently unidentified below-ground historic- or prehistoric-period archaeological resources could be inadvertently discovered and disturbed. This impact is less than significant with mitigation.
Mitigation Measure Culture-2a: Worker Training. Project supervisors, contractors, and equipment operators shall participate in an Archaeological and Tribal Cultural Resource Awareness Training, conducted by a Secretary of Interior-qualified archaeologist, to become familiar with the type of artifacts and features that could be encountered during project-related ground disturbing activities, as well as the procedures to follow if cultural resources are unearthed during construction.
Mitigation Measure Culture-2b: Halt Construction Activity, Evaluate Find and Implement Mitigation. If archaeological or tribal cultural resources are encountered during excavation or construction, construction personnel shall immediately suspend all activity within 50 feet of the suspected resources and the City and a licensed archaeologist shall be contacted to evaluate the situation, including determine the significance of the find. If the find is potentially significant, the find shall be avoided if feasible. If avoidance is infeasible, then specific and appropriate measures that can be implemented to protect the find, in accordance with section 21083.2 of the California Public Resources Code, such as preservation in place, capping, planned open space, or data recovery, shall be required. Work near the find can resume when a licensed archeologist, in conjunction with the City, has determined that such work no longer could adversely affect the find.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: While there are no known cultural resources at the site, Mitigation Measures Culture-2a and Culture-2b address the potential for inadvertent discovery of currently-unknown resources through the requirement for Archaeological and Tribal Cultural Resource Awareness Training for construction activities and specification of the procedures to follow if archaeological resources are discovered during construction. Implementation of these mitigation measures would avoid inadvertent damage in the event of inadvertent discovery of archaeological resources on the project site.
Resulting Significance: Less than Significant
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GEOLOGY AND SOILS
Impact Geo-7: Paleontological Resources. During ground disturbing activities associated within the project site, it is possible that currently unidentified paleontological resources could be inadvertently discovered and disturbed. This impact would be less than significant with mitigation.
Mitigation Measure Geo-7: Halt Excavation, Evaluate Find and Implement Mitigation. Should any unknown fossils or fossil-bearing deposits be discovered during grading, trenching, or other on-site excavation(s), earthwork within 50 ft of these materials shall be stopped until a qualified paleontologist has an opportunity to document the find as needed (in accordance with Society of Vertebrate Paleontology standards [Society of Vertebrate Paleontology 1995]), evaluate the potential significance of the resource under the criteria set forth in CEQA Guidelines Section 15064.5, and notify the appropriate agencies to determine the procedures that would be followed before construction activities would be allowed to resume at the location of the find. If avoidance is not feasible, the paleontologist shall prepare an appropriate excavation plan to mitigate the effect of project construction on the find, subject to review and approval by the City prior to implementation, and all construction activity shall adhere to the recommendations in the excavation plan.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: While there are no known paleontological resources at the site, Mitigation Measure Geo-7 addresses the potential for inadvertent discovery of currently-unknown resources through specification of the procedures to follow if paleontological resources are discovered during construction.
Implementation of these mitigation measures would avoid inadvertent damage or destruction to fossils or fossil-bearing deposits by halting work around the project site in the event of a discovery and notifying a qualified paleontologist.
Resulting Significance: Less than Significant
HAZARDS AND HAZARDOUS MATERIALS
Impact Haz-2: Accidental Release of Hazardous Materials. Portions of the project site contain contaminated soil and groundwater from historical uses, resulting in those portions being included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5. Demolition of existing buildings during construction could expose the public or construction workers to hazardous materials. The impact related to accidental release of hazardous materials would be less than significant with mitigation.
Mitigation Measure Haz-2a: Compliance with Groundwater Remedial Action Plan, Soil and Fill Testing, and Regulatory Agency Requirements. The applicant shall demonstrate proposed compliance with agency requirements related to known contamination in the soil, groundwater, and vapor prior to initiation of construction activities and shall demonstrate compliance with any agency-required post-construction requirements prior to occupancy. A Groundwater Remedial Action Plan associated with the former Kelly Moore portion of the project site that included investigation and remediation activities has been implemented and completed, except for ongoing, routine groundwater monitoring.
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In areas of the project site not included in the Groundwater Remedial Action Plan, if requested by the California Regional Water Quality Control Board, San Francisco Bay Region (SFRWQCB), further investigation for contamination shall be conducted. Contaminated soil or groundwater shall be handled per regulatory agency requirements. Soil imported onto the site for use as fill shall be evaluated in accordance with applicable regulatory guidance. A record of import fill sources and testing will be maintained as part of project records and provided to the SFRWQCB and the City.
Mitigation Measure Haz-2b: Hazardous Building Materials Abatement. Prior to demolition, the applicant shall demonstrate that buildings have been assessed for asbestos-containing materials, lead-based paint, mercury, and polychlorinated biphenyl caulk, and during demolition, any suspected such materials have been abated by a licensed abatement contractor and disposed of according to all state and local regulations.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: Implementation of Mitigation Measures Haz-2a and Haz-2b would avoid a significant impact related to working on a site included on a list of hazardous materials site compiled pursuant to Government Code section 65962.5, and upset or accidents involving the release of hazardous materials into the environment through compliance with regulatory agency requirements as appropriate to address contaminated site soils and groundwater and assessment/abatement of hazardous building materials.
Resulting Significance: Less than Significant
HYDROLOGY AND WATER QUALITY
Impact Hydro-3: Potential for Erosion and Siltation. Erosion and siltation can occur during construction activities and along creeks. The project’s preparation and implementation of a Stormwater Control Plan and Stormwater Facility Operation and Maintenance Plan, as well as stabilizing the banks of Pulgas Creek, would reduce the potential for erosion or siltation. This impact would be less than significant with mitigation.
Mitigation Measures: Implement Mitigation Measures Bio-4a and Bio-4b.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: Mitigation Measures Bio-4a and Bio-4b would result in stabilization of the banks of Pulgas Creek, and that the creek is protected from construction debris and runoff during demolition and construction. With Implementation of these mitigation measures, the project would avoid significant erosion or siltation of Pulgas Creek.
Resulting Significance: Less than Significant
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TRANSPORTATION
Impact Trans-2: Vehicles Miles Traveled. The VMT per project employee would exceed the City’s adopted threshold of 15 percent below the Countywide average if employee trips were not reduced. With successful implementation of a TDM program, the VMT per employee would be brought more than 15 percent below the Countywide average. This impact is less than significant with mitigation.
Mitigation Measure Trans-2: Implementation of Transportation Demand Management Program for Vehicle Miles Traveled Reduction. A TDM Plan shall be prepared prior to any building occupancy that includes a description of the TDM measures listed in Municipal Code section 18.25.040 to be implemented such that it achieves the code-required 20% trip reduction on a daily, AM peak hour, and PM peak hour basis, and reduces average VMT per service population to 14.5 or lower, and includes, at a minimum, the following elements:
1. The project applicant will designate an on-site Transportation Coordinator that will be responsible for implementation of the TDM Plan, including providing relevant TDM trip reduction and program information to all employees on site, and arranging for independent annual monitoring and employee surveys.
2. The project applicant and the project’s Transportation Coordinator will be responsible for ensuring that the TDM Plan is implemented each year and an annual monitoring report is submitted to the City of San Carlos.
3. The Transportation Coordinator shall facilitate a site inspection by City staff to confirm that all approved physical measures in the project’s TDM Plan have been implemented and/or installed prior to the first and any subsequent certificates of occupancy that include physical TDM features or as a part of annual monitoring if new physical TDM features have been indicated in the plan since the last site inspection.
4. The TDM Plan monitoring will be conducted per Municipal Code Section 18.25.080. Annual reporting of the effectiveness of the measures will verify if the implemented TDM measures are effective and achieving the vehicle trip and VMT reduction goals. As required by Section 18.25.080, a five-year review shall evaluate the overall effectiveness of all of the TDM activities and may suggest new or modified activities or substitute activities to meet the program’s objectives, per the Community Development Director’s review and approval. The Director may impose reasonable changes to assure the program’s objectives will be met.
5. Consistent with common traffic engineering data collection principles, to ensure that trip reduction measures are meeting the requirements of the City’s TDM ordinance, traffic conditions will be monitored annually by means of daily and AM and PM commute hour driveway counts at each project access point. The counts will include daily as well as peak hour traffic counts to be conducted between 7:00 AM and 9:00 AM and between 4:00 PM and 6:00 PM on three non-consecutive days per year on typical weekdays (Tuesday, Wednesday, or Thursday) during the fall when school is in session. Mechanical tube counts, hand counts, or video counts may be used. The peak 60-minute period will be calculated for each two-hour traffic count period.
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6. An annual employee survey will be conducted by an independent consultant to determine employee transportation mode choice (e.g., drive alone, carpool, bus, Caltrain, etc.). This annual commuter survey should be formatted as a general survey including non-transportation questions (e.g., satisfaction with property management, activities, etc.) to increase the response rate.
7. The project’s Transportation Coordinator will work with an independent consultant to obtain traffic count data, implement the annual employee commuter surveys, and document all findings in a TDM monitoring report. The annual monitoring report will be submitted to the City of San Carlos by the Transportation Coordinator. The TDM Plan monitoring data will be reviewed by the City to assess whether the vehicle trip and VMT reduction goals are being met. This will be assessed by comparing the driveway counts to the trip targets of this TDM plan report.
8. For the life of the project, upon occupancy of any portion of the project site, a monitoring form must be completed and approved for the entire site on an annual basis to verify that both vehicle trip and VMT reduction goals are being achieved. If the annual monitoring report shows that the applicable targets have not been achieved for the project, the applicant shall submit a list of TDM Plan modifications to the Community Development Director for approval within 60 calendar days of the report submittal. The Community Development Director shall review the list of modifications and may also recommend modifications to the TDM Plan, as appropriate, in order to ensure that the applicable targets are achieved. Upon approval of the requested changes, the applicant shall have 30 calendar days to implement the approved measures. The applicant shall then submit a follow-up monitoring report within six months of implementation of the new measures.
9. If the project continues to not achieve the applicable targets, the City may require the applicant to enact other measures as appropriate to achieve the vehicle trip and VMT reduction goals.
10. The TDM Plan monitoring will include documentation of the total number of vehicle trips accessing the site on a daily basis as well as a mode split survey of building occupants used to estimate the site specific VMT per service population. The exact methodology for the monitoring plan must be reviewed and approved by City staff prior to the first monitoring period.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: With implementation of the TDM plan as required by Mitigation Measure Trans-2, the project’s estimated VMT per service population for the project would be below the 14.5 VMT threshold for office projects and would avoid significant impacts on VMT.
Resulting Significance: Less than Significant
TRIBAL CULTURAL RESOURCES
Impact Tribal-1: Tribal Cultural Resources. The project site has no known tribal cultural resources. During ground disturbing activities associated within the project site, it is possible that currently unidentified
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tribal cultural resources could be inadvertently discovered and disturbed. This impact is less than significant with mitigation.
Mitigation Measures: Implement Mitigation Measures Culture-2a and Culture-2b.
Mitigation Measure GP-MM TRIB-1: Consider all Native American Archaeological Discoveries to be Significant Resources. All Native American artifacts (tribal finds) shall be considered as a significant Tribal Cultural Resource, pursuant to PRC 21074 until the lead agency has enough evidence to make a determination of significance. The City shall coordinate with an archaeologist who meets the U.S.
Secretary of the Interior’s Professional Qualifications, as well as an appropriate tribe or tribes, as determined by the NAHC, to develop an appropriate treatment plan for the resources. The plan may include implementation of archaeological data recovery excavations to address treatment of the resource along with subsequent laboratory processing and analysis. An archaeological report shall be written detailing all archaeological finds and submitted to the City and the Northwest Information Center.
Finding: Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effect identified in the EIR.
Rationale for Finding: While there are no known tribal cultural resources at the site, Mitigation Measures Culture-2a and Culture-2b address the potential for inadvertent discovery of currently-unknown resources through the requirement for Archaeological and Tribal Cultural Resource Awareness Training for construction activities and specification of the procedures to follow if tribal cultural resources are discovered during construction. Mitigation Measure GP-MM TRIB-1 requires that all tribal cultural resources unearthed during construction are considered significant until further investigation by a qualified archaeologist. Implementation of these mitigation measures would avoid inadvertent damage in the event of discovery of tribal cultural resources on the project site.
Resulting Significance: Less than Significant
Findings Regarding Project Alternatives
The CEQA Guidelines require that an Environmental Impact Report (EIR) describe a reasonable range of alternatives that would feasibly attain most of the basic project objectives but would avoid or substantially lessen any of the significant environmental effects of the project, and then evaluate the comparative merits of such alternatives. (Guidelines Section 15126(a)). For the purpose of these findings, the term “EIR” refers to the Draft EIR and Final EIR documents collectively, unless otherwise specified.
SIGNIFICANT IMPACTS
Based on the analyses in Chapters 4 through 18 of the Draft EIR, the City has determined that all of the proposed project’s potentially significant environmental effects would be avoided or reduced to lessthan-significant levels through implementation of the mitigation measures described in the EIR.
ALTERNATIVES CONSIDERED
Through the environmental review process, the City identified three (3) potential project alternatives for consideration. The following alternatives are evaluated in Chapter 19: Alternatives, of the Draft EIR:
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• No Project Alternative. Under CEQA, an evaluation of a “no project” alternative must be included in each EIR. Under the No Project Alternative, the proposed project would not be developed, and the project site would remain unchanged. No new development or site improvements associated with the proposed project would occur, and existing buildings would remain in operation. • Industrial Infill Alternative. The Industrial Infill Alternative is intended to reduce construction impacts by avoiding demolition and reduce operational impacts by developing the empty portion of the site with less square footage than the proposed project. Under the Industrial Infill Alternative, the proposed project is not approved and the existing buildings remain in operation on the site. The portion of the site that is currently vacant (the former Kelly Moore site) would be rebuilt with new low-rise industrial buildings with ancillary office space in the near future, with approximately the same square footage as was previously on the site (approximately 330,000 square feet). This Alternative would accommodate approximately 660 new employees in addition to the estimated 657 employees currently employed at the existing buildings, which is approximately 24% of the estimated employee total of the proposed project. Parking would be provided in surface lots, with approximately 10% site landscaping, whereas the project proposes close to 50% landscaping. There would be no community amenity space. This Alternative is assumed to adhere to the required creek setback but not improve creek conditions or create a public creek-side trail. • Conforming with Zoning Alternative. The Conforming with Zoning Alternative is intended to reduce operational impacts by developing the project site with less square footage than the proposed project. Under the Conforming with Zoning Alternative the existing buildings would be demolished, and the project site would be developed with buildings that conform with the existing zoning designation of Heavy Industrial. While R&D and life sciences uses are allowed under IH zoning with a conditional use permit, due to other design constraints, the total building area would be reduced to 1,103,287 gross square feet from 1,734,532 gross square feet and would have reduced building heights of up to 50 feet, with mechanical screens reaching 66 feet, whereas the project would reach a maximum of 116 feet. This alternative would include an estimated 1,800 parking spaces provided by surface parking instead of standalone parking garages, which would reduce on-site landscaping opportunities to about 10% of the site, whereas the project proposes close to 50% landscaping. There would be no community amenity space. This Alternative would accommodate approximately 3,678 employees, 68% of the estimated employee total of the project. This Alternative is assumed to adhere to the required creek setback but not improve creek conditions or create a public creek-side trail.
The primary purpose of an EIR’s alternative analysis is to identify and evaluate possible alternatives to the proposed project that can avoid or substantially lessen the project’s significant environmental effects while still achieving the basic objectives of the project. The project applicant has developed the following project objectives in coordination with the City:
1. Create state-of-the-art research and development facilities consistent with the General Plan designation of the site and General Plan goals and policies, including Policy LU-1.2, which aims to support additional job growth within the Transit Oriented Development corridor while being sensitive to surrounding uses, and LU-6.6, which encourages new development on the East Side to feature high quality architecture.
2. Support the implementation of the East Side Innovation District Vision Plan to establish a well11.a May 12, 2025 Packet Pg. 746
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connected, multi-modal neighborhood that integrates existing businesses with new science and technology uses and offers a rich array of community amenities for a more resilient and inclusive future.
3. Allow for redevelopment of an underutilized site at a higher density than its current use to take advantage of the opportunities offered in the East Side Innovation District to create a vibrant research and development campus.
4. Provide a positive fiscal impact on the local economy through the creation of jobs, enhancement of property values, and generation of property tax and other fees.
5. Create a high-quality commercial campus development to enhance and expand San Carlos’ emerging position as a center for science and technology businesses.
6. Contribute to a functional green boulevard along Industrial Avenue that establishes a sense of place and creates a welcoming public realm consistent with the goals of the East Side Innovation District Vision Plan.
7. Manage and reduce flooding risks in the area through the increase of permeable landscaped areas and provision of stormwater retention features including for Pulgas Creek overflows.
8. Contribute to increased community recreation, and multi-modal connectivity through inclusion of onsite publicly accessible open spaces, a trail along Pulgas Creek, and improved pedestrian and bicycle circulation onsite and on adjacent streetscapes.
9. Encourage multi-modal travel via pedestrian and bicycle improvements to adjacent roadways and the tunnel to Arroyo Avenue, and establishment of robust transportation demand management.
10. Contribute to improvement of the ecological conditions near and in Pulgas Creek, including the quality of water entering the Creek from the project site.
11. Reduce vehicle miles travelled by locating jobs near transit.
12. Provide sufficient space for tenants to employ key scientific and business personnel in proximity to each other to foster efficient collaboration and productivity.
13. Incorporate flexibility as to permitted office and research and development uses to ensure that the project is responsive to tenant demands based on market conditions.
14. Provide for a development that can be phased to meet market demands.
15. Allow for the continued operation of existing light industrial uses until new development occurs.
ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The environmentally superior alternative is the alternative that would be expected to generate fewer significant impacts. In addition to the discussion and comparison of impacts of the project and the alternatives, Section 15126.6 of the CEQA Guidelines requires that an “environmentally superior” alternative be identified. Identification of the environmentally superior alternative is an informational
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procedure and the alternative identified may not be the alternative that best meets the goals or needs of the project applicant or the City of San Carlos.
The No Project Alternative would result in fewer impacts than the proposed project and is therefore considered the environmentally superior alternative. However, in accordance with State CEQA Guidelines Section 15126.6(e)(2), if the environmentally superior alternative is the No Project Alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives. In this case, the Industrial Infill Alternative would be the next environmentally superior alternative.
FINDINGS REGARDING ALTERNATIVES
As further set forth below, the City has considered the possible alternatives identified and analyzed in the EIR and has elected to approve the proposed project described in Chapter 3, Project Description, of the Draft EIR. None of the alternatives would meet all the project objectives and the City finds that the alternatives would be infeasible for specific economic, social, or other considerations pursuant to CEQA Sections 21002 and 21081(a)(3), and CEQA Guidelines Section 15091(a)(3). Based on the evaluation and analysis of project alternatives set forth in Chapter 19 of the Draft EIR, and on the entire record of proceedings for the proposed project, the City hereby makes the following findings:
• Findings Relating to the No Project Alternative. The City considered a No Project Alternative and declines to adopt it because it is inconsistent with all but one of the project objectives. Under the No Project Alternative, the proposed project would not be developed and the project site would remain unchanged, with existing buildings remaining operational and existing vacant land remaining vacant.
This alternative would allow for the continued operation of existing light industrial uses until new development occurs, but this alternative would not create state-of-the-art research and development facilities; would not support the implementation of the East Side Innovation District Vision Plan; would not redevelop an underutilized site at a higher density than its current use to take advantage of the opportunities offered in the East Side Innovation District to create a vibrant research and development campus; would not provide a positive fiscal impact on the local economy; would not create a high-quality commercial campus development to enhance and expand San Carlos’ emerging position as a center for science and technology businesses; would not contribute to a functional green boulevard along Industrial Avenue; would not manage and reduce flooding risks in the area through the increase of permeable landscaped areas and provision of stormwater retention features including for Pulgas Creek overflows; would not contribute to increased community recreation, and multi-modal connectivity; would not encourage multi-modal travel via pedestrian and bicycle improvements to adjacent roadways and the tunnel to Arroyo Avenue, and establishment of robust transportation demand management; would not contribute to improvement of the ecological conditions near and in Pulgas Creek; would not reduce vehicle miles travelled by locating jobs near transit; would not provide sufficient space for tenants to employ key scientific and business personnel in proximity to each other to foster efficient collaboration and productivity; would not incorporate flexibility as to permitted office and research and development uses to ensure that the project is responsive to tenant demands based on market conditions; and would not provide for a development that can be phased to meet market demands. For these reasons, this alternative is infeasible as it fails to meet most of the project’s objectives, as supported by the administrative record for the proposed project.
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• Findings Relating to the Industrial Infill Alternative. The City considered an Industrial Infill Alternative.
This alternative would meet 8 of the 15 project objectives, but all but one of them to a lesser degree than the project. This alternative would avoid impacts related to demolition of buildings potentially containing hazardous building materials and would reduce both construction and most operational impacts. However, the Industrial Infill Alternative would not be consistent with the East Side Innovation District Vision Plan’s vision for this site or the Plan Bay Area 2050 strategy to allow increased employment density near transit and would not meet 6 of the project objectives, including creating state-of-the-art research and development facilities, supporting the implementation of the East Side Innovation District Vision Plan to establish a well-connected, multi-modal neighborhood, redevelopment of an underutilized site at a higher density than its current use to take advantage of the opportunities offered in the East Side Innovation District to create a vibrant research and development campus, creating a high-quality commercial campus development to enhance and expand San Carlos’ emerging position as a center for science and technology businesses, contributing to a functional green boulevard along Industrial Avenue, providing sufficient space for tenants to employ key scientific and business personnel in proximity to each other to foster efficient collaboration and productivity, and incorporating flexibility as to permitted office and research and development uses to ensure that the project is responsive to tenant demands based on market conditions.
• Findings Relating to the Conforming with Zoning Alternative. The City considered a Conforming with Zoning Alternative. As most of the project components would remain the same under the Conforming with Zoning Alternative, this alternative would fulfill almost all of the project objectives, although twelve objectives would be met to a lesser degree, and would result in a lower level of impact compared to the proposed project for the environmental topic areas of air quality and biological resources. However, the portion of Pulgas Creek on the project site would remain in its current state, with no new stabilization of the banks and vegetated with mostly invasive species. In addition, the Conforming with Zoning Alternative would not meet the project objective of supporting the implementation of the East Side Innovation District Vision Plan to establish a well-connected, multimodal neighborhood that integrates existing businesses with new science and technology uses and offers a rich array of community amenities for a more resilient and inclusive future.
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ORDINANCE NO. ___
AN ORDINANCE OF THE CITY OF SAN CARLOS APPROVING THE ALEXANDRIA
CENTER FOR LIFE SCIENCE PLANNED DEVELOPMENT PLAN, MASTER SIGN
PROGRAM AND RELATED ZONING MAP AMENDMENT TO REZONE THE PROJECT SITE FROM HEAVY INDUSTRIAL (IH) TO PLANNED DEVELOPMENT (PD) AT 900 AND 960 INDUSTRIAL ROAD; 961- 967, 987, 1003, 1011, 1015, 1057 AND 1075 COMMERCIAL STREET; AND 915, 921, 1015, 1055 AND 1063 OLD COUNTY ROAD (APNs 046-162-010, 046-162-210, 046-162-270, 046-162-280, 046-162-290, 046-184-090, 046-184-110, 046-184- 120, 046-184-280, 046-184-290 and 046-184-300).
RECITALS
WHEREAS, pursuant to Title 18 of the City of San Carlos Municipal Code (the “Zoning Code”), Alexandria Real Estate Equities, Inc., filed an application for approval of a Planned Development Plan and accompanying Zoning Map Amendment on March 3, 2020 for the development of the Alexandria Center for Life Sciences campus (“Project”) at 900 and 960 Industrial Road; 961- 967, 987, 1003, 1011, 1015, 1057 and 1075 Commercial Street; and 915, 921, 1015, 1055 and 1063 Old County Road (APNs 046-162-010, 046-162-210, 046-162-270, 046-162-280, 046-162-290, 046-184-090, 046-184-110, 046-184-120, 046-184-280, 046-184- 290 and 046-184-300); and
WHEREAS, by Resolution PTC2025-03, adopted on April 21, 2025, the Planning and Transportation Commission recommended that the City Council certify the Environmental Impact Report (“EIR”) for the Project and adopt the findings and Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the EIR; and
WHEREAS, at a duly noticed public hearing held on April 21, 2025, the Planning and Transportation Commission approved the Design Review Certificate for the first phase of the Project, Protected Tree Removal Permit, Transportation Demand Management Plan, Grading and Dirt Haul Certificate and Tentative Parcel Map subject to the City Council’s certification of the EIR and approval and effective date of the Planned Development Zoning and Planned Development Plan; and
WHEREAS, by Resolution PTC2025-04, adopted on April 21, 2025, the Planning and Transportation Commission recommended that the City Council approve the Zoning Map Amendment as set forth in Exhibit A to this Ordinance and adopt the Planned Development (PD) Plan and Master Sign Program as set forth in Exhibit B to this Ordinance; and WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing on May 12, 2025, to consider the EIR, Mitigation Monitoring and Reporting Plan, the proposed Planned Development Plan and the proposed Zoning Map Amendment; and WHEREAS, by Resolution 2025__, adopted on May 12, 2025, the City Council certified the EIR and adopted findings and the Mitigation Monitoring and Reporting Plan pursuant to the CEQA for the implementation of the mitigation measures outlined in the EIR.
NOW, THEREFORE BE IT ORDAINED by the City Council of the City of San Carlos as follows:
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SECTION 1: The Zoning Map Amendment of San Carlos is hereby amended from Heavy Industrial (IH) District to Planned Development (PD) District (Exhibit A), for the property located at 900 and 960 Industrial Road; 961- 967, 987, 1003, 1011, 1015, 1057 and 1075 Commercial Street; and 915, 921, 1015, 1055 and 1063 Old County Road (APNs 046-162-010, 046-162-210, 046-162-270, 046-162-280, 046-162-290, 046-184-090, 046-184-110, 046-184-120, 046-184- 280, 046-184-290 and 046-184-300).
SECTION 2: That the City Council hereby adopts the Planned Development Plan (“Plan”) filed as “Alexandria Center for Life Sciences” and shown on the plan attached hereto as Exhibit B. The Plan indicates the location of the proposed buildings, the size of the buildings, the parking to be provided, off-site improvements and areas to be landscaped.
The Standards of Development in this PD District are as follows:
1. The land use regulations for the PD zone shall be those uses allowed in the Heavy Industrial (IH) Zoning District, except as follows:
a. Research and Development shall be considered a Permitted Use. b. Eating and Drinking Establishments, Full Service and Convenience shall be considered a Permitted Use.
c. Day Care Center requires a Conditional Use Permit approved by the Planning and Transportation Commission.
d. The Phase I surface parking lot is allowed as a temporary use only, subject to the terms of the Development Agreement.
2. Life Science/Research and Development tenants shall comply with the City’s biosafety (BSL) regulations in effect on the Agreement Date, as defined in and subject to the Development Agreement. If the City or its electorate alter existing laws or regulations related to allowed biosafety levels, making them more permissive (“New City Laws”), the Project’s tenants can opt into the New City Laws.
3. The buildings shall be situated on the property in substantial conformance with the Plan of Development (attached hereto as Exhibit B) prepared by Gensler, Architects, Freyer & Laureta, Civil Engineers and Surfacedesign Inc, Landscape Architect dated March 12, 2025. This plan indicates the location of the buildings, the size of the buildings, the parking to be provided and areas to be landscaped.
4. Floor area and height of the buildings shall be provided in substantial compliance with the Planned Development Plan. The Project shall comply with the current Heavy Industrial (IH) zoning standards in effect, subject to the Development Agreement, including Section 3.4.4, Expansion of Development Rights, and except as follows:
i. The maximum building height is limited to 82’ to the roofline and 100’ to the mechanical screen for the five (5) story buildings, 98’ to the roofline and 116’ to the top of the mechanical screen for the six (6) story building and 114’ to the top of the roofline and 132’ to the top of the mechanical screen for the seven (7) story building.
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ii. The total allowed floor area approved for the site is 2,409,119 square feet resulting in a floor area ratio (FAR) of 2.18. Site floor area includes:
office/research and development building square footage of 1,603,879 square feet, amenity building area of 24,689 square feet and above grade parking structures with an area of 780,550 square feet. iii. The maximum parking ratio for the site shall be 2 parking spaces per 1,000 square feet of floor area. Parking provided for public use shall be excluded from the parking maximum.
5. Master Sign Program included in the Planned Development Plan is approved. Except as provided in the Development Agreement, any substantial change to the Master Sign Program requires Planning and Transportation Commission approval. Individual signs are subject to review and approval by Planning Staff for conformance with the Master Sign Program.
a. Tenant signage is limited to no more than 150 square feet per sign and no more than two signs per building façade.
6. The Project shall be constructed in accordance with all requirements of the adopted Mitigation Monitoring & Reporting Plan (MMRP) for the Project.
7. Design Review by the Planning and Transportation Commission is required for each new building in future Project phases prior to Building Permit issuance.
SECTION 4: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any sentence, paragraph, or section of this Ordinance is severable and if for any reason any sentence, paragraph, or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
*****
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 12th day of May, 2025 and passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the ____ day of ____, 2025 by the following vote:
Exhibits:
A. Zoning Map
B. Planned Development Plan
C. Findings for PD
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
11.a
May 12, 2025 Packet Pg. 752
EXHIBIT A - SAN CARLOS ZONING MAP
961- 967, 987, 1003, 1011, 1015, 1057 and 1075 Commercial Street; and 915, 921, 1015, 1055 and 1063 Old County Road
(APNs 046-162-010, 046-162-210, 046-162-270, 046-162-280, 046-162-290, 046-184-090, 046-184-110, 046-184-120, 046-184-280, 046-184-290 and 046-184-30)
11.a
May 12, 2025 Packet Pg. 753
EXHIBIT B - PLANNED DEVELOPMENT PLANS
11.a
May 12, 2025 Packet Pg. 754
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7HO$/(;$1'5,$5($/(67$7((48,7,(6,1& ALEXANDRIA CENTER FOR LIFE SCIENCES SITE PLAN SUBMITTAL - RESPONSE 403/12/2025INDUSTRIAL ROAD, COMMERCIAL STREET, & OLD COUNTY ROADSAN CARLOS, CA
PROJECT SITE
INDUSTRIAL ROADCOMMERCIAL STREETHW 101EL CAMINO REAL
SAN CARLOS INTERMODAL TRANSIT STATION
LAUREL STREETOLD COUNTY ROAD
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT TO SCALE
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 3/19/2025 1:13:35 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.01 PROJECT SUMMARY, LEGEND & DRAWING LIST 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
DRAWING INDEX
Sheet Number Sheet Name 09/06/24 - SITE PLAN SUBMITTAL
11/08/24 - SITE PLAN SUBMITTAL - RESPONSE 1
12/23/24 - SITE PLAN SUBMITTAL - ENG. RESPONSE 2
01/09/25 - SITE PLAN SUBMITTAL - FIRE RESPONSE 2
01/10/25 - SITE PLAN SUBMITTAL - RESPONSE 2
02/10/25 SITE PLAN SUBMITTAL - FIRE RESPONSE 3
02/25/25 SITE PLAN SUBMITTAL - RESPONSE 3
03/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
GENERALE0-G0.00 COVERSHEET ●● ● ●E0-G0.01 PROJECT SUMMARY, LEGEND & DRAWING LIST ●● ● ● ●E0-G0.02 SITE PLAN & PROJECT METRICS ●● ● ● ●E0-G0.03 PHASING DIAGRAM ●●● ● ●E0-G0.04 URBAN CONNECTIONS ●● ● ●E0-G0.05 URBAN CONNECTIONS ●● ● ●E0-G0.06 SITE SECTION/AXON ●● ● ●E0-G0.07 CONCEPTION SITE SECTION/AXON ●● ●E0-G0.08 SIGNAGE PLAN ● ● ●●E0-G0.09 SIGNAGE STANDARD & OVERVIEW ● ● ●●LANDSCAPEE0-L0.01 LANDSCAPE NOTES, SYMBOLS & ABBREVIATIONS ●● ● ●E0-L0.02 CONCEPTUAL RENDERINGS ● ●●E0-L1.01 ILLUSTRATIVE LANDSCAPE SITE PLAN ●● ● ●E0-L1.02 SITE PLAN ●● ● ●E0-L1.51 TREE REMOVAL PLAN ●● ● ●E0-L3.01 MATERIALS PLAN ● ●● ●E0-L3.02 MATERIALS PLAN ● ●● ●E0-L6.00 PLANTING SCHEDULE ●● ● ●E0-L6.01 TREE PLANTING PLAN ●● ● ●E0-L6.02 TREE PLANTING PLAN ●● ● ●E0-L6.11 UNDERSTORY PLANTING PLAN ●● ● ●E0-L6.12 UNDERSTORY PLANTING PLAN ●● ● ●E0-L7.01 CONCEPTUAL CREEK SECTIONS ●● ● ●E0-L8.01 SITE CHARACTER IMAGERY ● ●●CIVILE0-C1.00 GENERAL NOTES ● ●● ●E0-C2.00 EXISTING CONDITIONS ●● ● ●E0-C2.01 EXISTING CONDITIONS ●● ● ●E0-C2.02 EXISTING CONDITIONS ●● ● ●E0-C3.00 DEMOLITION PLAN ●● ● ●E0-C3.01 DEMOLITION PLAN ●● ● ●E0-C4.00 PRELIMINARY EARTHWORK - PHASE 1 ●●● ● ●E0-C4.01 PRELIMINARY EARTHWORK - PHASE 1 ●●● ● ●E0-C4.02 CONCEPTUAL EARTHWORK - PHASE 2 ● ●●E0-C4.03 CONCEPTUAL EARTHWORK - PHASE 3 ● ●●E0-C4.04 PHASED TENTATIVE PARCEL MAP ● ●●E0-C4.05 CONCEPTUAL EASEMENT MAP ●● ● ●E0-C4.06 CONCEPTUAL EASEMENT MAP ●● ● ●E0-C5.00 PRELIMINARY GRADING PLAN - PHASE 1 ●●● ● ●E0-C5.01 PRELIMINARY GRADING PLAN - PHASE 1 ●● ● ●E0-C5.02 CONCEPTUAL GRADING PLAN - PHASE 2 ● ●●E0-C5.03 CONCEPTUAL GRADING PLAN - PHASE 3 ●● ● ●E0-C5.04 PAVING, STRIPING, AND SIGNAGE PLAN - PHASE 1 ●● ● ●E0-C5.05 PAVING, STRIPING, AND SIGNAGE PLAN - PHASE 1 ● ●●E0-C5.06 CONCPETUAL PAVING, STRIPING, AND SIGNAGE PLAN - PHASE 2 ● ●●E0-C5.07 CONCPETUAL PAVING, STRIPING, AND SIGNAGE PLAN - PHASE 3 ● ●●E0-C6.00 PRELIMINARY UTILITY PLAN - PHASE 1 ●● ● ● ●E0-C6.01 PRELIMINARY UTILITY PLAN - PHASE 1 ●● ● ● ●E0-C6.02 CONCEPTUAL UTILITY PLAN - PHASE 2 ● ●● ●E0-C6.03 CONCEPTUAL UTILITY PLAN - PHASE 3 ● ●● ●E0-C7.00 STORMWATER MANAGEMENT PLAN - PHASE 1 ●●● ● ● E0-C7.01 CONCEPTUAL STORMWATER MANAGEMENT PLAN - PHASE 2 ●●● ● ●E0-C7.02 CONCEPTUAL STORMWATER MANAGEMENT PLAN - PHASE 3 ●● ● ●E0-C8.00 FIRE ACCESS ROAD PLAN ● ●●● ●E0-C8.01 FIRE ACCESS ROAD PLAN ● ●●● ●E0-C8.02 FIRE HYDRANT AND FDC PLAN - PHASE 1 & 2 ●● ●E0-C8.03 FIRE HYDRANT AND FDC PLAN - PHASE 2 & 3 ●● ●E0-R0.01 INDUSTRIAL RD EXISTING CONDITIONS PLAN (REF) ●● ●E0-R0.02 COMMCERIAL ST EXISTING CONDITIONS PLAN (REF) ●● ●E0-R0.03 OLD COUNTY RD EXISTING CONDITIONS PLAN (REF) ●● ●E0-R0.04 INDUSTRIAL RD DEMOLITION PLAN (REF) ●● ●E0-R0.05 COMMERCIAL ST DEMOLITION PLAN (REF) ●● ●E0-R0.06 OLD COUNTY RD DEMOLITION PLAN (REF) ●● ●E0-R0.07 INDUSTRIAL RD EROSION CONTROL PLAN (REF) ●● ●E0-R0.08 COMMERCIAL ST EROSION CONTROL PLAN (REF) ●● ●E0-R0.09 OLD COUNTY RD EROSION CONTROL PLAN (REF) ●● ●E0-R0.10 INDUSTRIAL RD GRADING PLAN (REF) ●● ●E0-R0.11 COMMCERIAL ST GRADING PLAN (REF) ●● ●E0-R0.12 COMMERCIAL ST GRADING PLAN (REF) ●● ●E0-R0.13 COMMERCIAL ST GRADING PLAN (REF) ●● ●E0-R0.14 COMMERCIAL ST GRADING PLAN (REF) ●● ●E0-R0.15 OLD COUNTY RD GRADING PLAN (REF) ●● ●E0-R0.16 OLD COUNTY RD GRADING PLAN (REF) ●● ●E0-R0.17 COMMERCIAL ST UTILITY PLAN (REF) ●● ●E0-R0.18 OLD COUNTY RD UTILITY PLAN (REF) ●● ●E0-R0.19 INDUSTRIAL RD PAVING AND STRIPING PLAN (REF) ●● ●E0-R0.20 COMMERCIAL ST PAVING SIGNAGE AND STRIPING PLAN (REF) ●● ●E0-R0.21 OLD COUNTY RD PAVING SIGNAGE AND STRIPING PLAN (REF) ●● ●E0-R0.22 COMMERCIAL ST STORMWATER MANAGEMENT PLAN (REF) ●● ●E0-R0.23 OLD COUNTY STORMWATER MANAGEMENT PLAN (REF) ●● ●E0-R0.24 TRAFFIC SIGNAL AT OLD COUNTY RD/ COMMERCIAL ST (REF) ●● ●E0-R0.25 TRAFFIC SIGNAL AT OLD COUNTY RD/ PG1 ACCESS (REF) ●● ●E0-R0.26 TRAFFIC SIGNAL AT INDUSTRIAL RD/ COMMERCIAL ST (REF) ●● ● GENERAL INFORMATIONLOCATION900-961 INDUSTRIAL ROAD, 987-1075 COMMERCIAL STREET AND 915 OLD COUNTY ROAD SAN CARLOS, CA, 94070ACCESSORS PARCEL NUMBERS: 046162010, 046162290, 046162210, 046162280, 046162270, 046184110, 046184090, 046184120, 046184280 , 046184280, 046184300SITE AREA: 1,103,287 SFOWNER ALEXANDRIA REAL ESTATE, INC.
LAND USE INFORMATION
ZONING: IHCENSUS TRACT: 6091SCHOOL DISTRICT: SAN CARLOSFEMA FLOOD AREA: AE & AO FAA PART 77 NOTIFICATION AREA: YESOVERLAYSNEIGHBORHOOD HUB OVERLAY ZONE: NOGATEWAY OVERLAY ZONE: NOHOUSING ELEMENT ZONE: NODOWNTOWN SPECIFIC PLAN: NOEAST SIDE INNOVATION DISTRICT: YESNORTHEAST SPECIFIC PLAN: NOPROJECT DESCRIPTIONSIX (6) OFFICE, R&D BUILDINGS (5-7 STORIES), ONE (1) SINGLE STORY AMENITY BUILDING, AND 2 PARKING GARAGES (5-8 STORIES).
PHASE 1: BUILDINGS 1 & 2CONCEPTIONAL PHASE 2: BUILDING 3, 4, 7 & PG2CONCEPTIONAL PHASE 3: BUILDING 5, 6, 8 & PG1DEVELOPEMENT STANDARDS INDUSTRIAL DISTRICT IH (Table 18.07.030)MINIMUM LOT SIZE: 20,000 SFMINIMUM LOT WIDTH: 75' MAXIMUM HEIGHT: 50' MINIMUM SETBACK FRONT: 5' (10' ALONG ARTERIAL STREETS)MINIMUM SETBACK STREET: 5' MINIMUM SETBACK INTERIOR : 0'MINIMUM SETBACK REAR: 0'MAXIMUM FAR: 2.0LAND USE REGULATIONS INDUSTRIAL DISTRICTS ( Table 18.07.020)RESEARCH & DEVELOPMENT: PERMITTEDPARKING: PERMITTEDAPPLICABLE BUILDING CODESBUILDING CODE CBC 2022STRUCTURAL CODE CBC 2022PLUMBING CODE CPC 2022MECHANICAL CODE CMC 2022ELECTRICAL CODE CEC 2022FIRE/LIFE SAFETY CODE CFC 2022ENERGY CODE T24 2022ELEVATOR CODE ASME A17.1 2004; ASME A17.1A-2005; ASMC 17.1S-2005GAS CODE CPC 2022OCCUPANCY CLASSIFICATIONR&D BUILDINGS: BPAVILION BUILDING : A2 & A3PARKING GARAGE: S-2
SECTION INDICATIONS
ACOUSTICAL CEILING TILEALUMINUM
BRICKCARPETCONCRETECONCRETE MASONRY UNITCUT STONEEARTH FABRIC WRAPPED PANELGLASSGRAVELGYPSUM PLASTERINSULATION (LOOSE OR BATT)INSULATION (RIGID)METALPLYWOODPRE-CAST PANELSSAND OR GROUTSTONEWOOD (FINISHED )WOOD (CONTINUOUS MEMBER)WOOD (INTERRUPTED MEMBERPLASTIC XX
XX.XXX
SIM
AX.XX
1 1
1 (E) CONSTRUCTION TO REMAIN(E) CONSTRUCTION TO BE DEMOLISHED (N) MILLWORKMILLWORK OVERHEAD
COLUMN GRID LINES
COLUMN GRID REFERENCE NUMBER
DRAWING NUMBERSHEET NUMBER
DESCRIPTION OF SIMILAR OR OPPOSITE
AREA TO BE DETAILED
DRAWING NUMBERDIRECTION OF ELEVATION
ROOM NAMEROOM NUMBERSHEET NOTEPARTITION TYPEFIRE RATING, IF APPLICABLEDOOR NUMBER (SEE DOOR SCHEDULE)DOOR NUMBERDOOR TYPE | HARDWARE TYPE
XX WINDOW TYPE (SEE WINDOW SCHEDULE)
MW01 MILLWORK TYPE (SEE MILLWORK SCHEDULE)
ELEVATION DATUM REFERENCEMATCH LINE
ALIGN WITH ESTABLISHED / ADJACENT SURFACES
REVISION NUMBERREVISED AREA
CONSTRUCTION
+6"
0"
XXX
XX
XXX
XXXX
NAME
1234
01 1 A3A
DOOR NUMBERDOOR TYPE
ALIGN
MATCH LINE SEE XX/XX
2 SHEET NUMBER
FLOOR ELEVATION TRANSITION
(N) CONSTRUCTION1 HOUR RATED CONSTRUCTION2 HOUR RATED CONSTRUCTION3 HOUR RATED CONSTRUCTION4 HOUR RATED CONSTRUCTIONHIDDEN/BEYONDOVERHEAD/ABOVE FE
WALL MOUNTED LIFE SAFETY EQUIPMENT AND DEVICES
FIRE WARDEN STATIONWALL MOUNTED FIRE ALARM STROBEFIRE ALARM PULLFIRE EXTINGUISHER FIRE EXTINGUISHER CABINETFIRE HOSE CABINETFIRE VALVEFIRE VALVE CABINET FA
FW
FEC
FHC
FV
FVC
LOCATION MAP
VICINITY MAP
ABBREVIATIONS PROJECT INFORMATION
A
ACCES ACCESSORYACOUS ACOUSTIC(AL)AFF ABOVE FINISHED FLOORAL ALUMINUMALT ALTERNATEANNUNC ANNUNCIATORANOD ANODIZEDAPC ACOUSTIC PANEL CEILINGAPPL APPLIANCEAUTO AUTOMATICAVG AVERAGE
BBD BOARDBLDG BUILDINGBLKG BLOCKINGBOLLD BOLLARDBRDLM BROADLOOMBU BUILT UPCCAB CABINETCEM CEMENT(ITIOUS)CER CERAMICCLG CEILINGCMU CONCRETE MASONRY UNITCOATG COATINGCOILG COILINGCONC CONCRETECONSTR CONSTRUCTIONCONT CONTINUOUS(ATION)CONTR CONTRACT(OR)COV COVERCPT CARPETDDBL DOUBLEDEPT DEPARTMENTDES DESIGN(ED)DET DETAILDF DRINKING FOUNTAINDIA DIAMETERDIFF DIFFUSERDIM DIMENSIONDISP DISPENSERDIV DIVISIONDN DOWNDR DOORDSCON DISCONNECTDWR DRAWERE(E) EXISTINGELAST ELASTOMERICELEC ELECTRICALEMBED EMBEDD(ED)(ING)ENGR ENGINEER(ED)ENTR ENTRANCEEQ EQUALEQUIP EQUIPMENTEXP JT EXPANSION JOINTEXPS EXPOSE(D)EXT EXTERIORFFAB FABRICATIONFD FLOOR DRAINFE FIRE EXTINGUISHERFE&C FIRE EXTINGUISHER AND
CABINET
FHC FIRE HOSE CABINETFIN FINISHFLDG FOLDINGFLR FLOOR(ING)FPLC FIREPLACEFR FIRE RAT(ING)(ED)FRMG FRAMINGFURN FURNITUREFWC FABRIC WALL COVERINGFXD FIXEDFXTR FIXTUREGGA GAUGEGC GENERAL CONTRACTORGFRC GLASS FIBER REINFORCED
CONCRETE
GFRG GLASS FIBER REINFORCED
GYPSUM
GFRP GLASS FIBER REINFORCED
PLASTER
GL GLASSGR GRAD(E)(ING)GWB GYPSUM WALL BOARDGYP GYPSUMHHD HEADHDWD HARDWOODHDWE HARDWAREHM HOLLOW METALHORIZ HORIZONTALHP HIGH POINTHVAC HEATING, VENTILATING, AND AIR
CONDITIONING
IINFILTR INFILTRATIONINFO INFORMATIONINSTRUM INSTRUMENT(ATION)INSUL INSULATIONINT INTERIORINTLK INTERLOCK(ING)JJAN JANITOR
KKIT KITCHENLLAV LAVATORYLB POUNDLL LEASE LINELOUVER LOUVERLP LOW POINTLT LIGHTLVLG LEVELINGMMAX MAXIMUMMECH MECHANICALMEMB MEMBRANEMET METALMEZZ MEZZANINEMFD MANUFACTUREDMFR MANUFACTURERMIN MINIMUMMISC MISCELLANEOUSMOIST MOISTUREMOT MOTOR(IZED)MTD MOUNTEDMW MILLWORKMWV MILLWORK VENDORNNIC NOT IN CONTRACTNO NUMBERNTS NOT TO SCALEOOCC OCCUPANTOH OPPOSITE HANDOPNG OPENING(S)OPR OPERABLEORNA ORNAMENTALOVFL OVERFLOWOVHD OVERHEADPPBD PARTICLE BOARDPEDTR PEDESTRIANPLAM PLASTIC LAMINATEPLAS PLASTERPLSTC PLASTICPLYWD PLYWOODPNL PANELPOLYST POLYSTYRENEPORT PORTABLEPREFAB PREFABRICATEDPREFIN PREFINISHEDPRTECN PROTECTIONPTN PARTITIONRRDR READERRECES RECESS(ED)RECPT RECEPTACLEREF REFER(ENCE)REFL REFLECTEDREFR REFRIGERATORREQD REQUIREDRESIS RESIST(ANT)(IVE)RFG ROOFINGRM ROOMRN ROOF DRAINRO ROUGH OPENINGSSCR SCRIBESECUR SECURITYSF SQUARE FEETSGL SINGLESHORG SHORINGSIM SIMILARSMS SHEET METAL SCREWSST STAINLESS STEELSTD STANDARDSTL STEELSTRFR STOREFRONTSTRUCT STRUCTURALSURF SURFACESUSP SUSPENDEDSYS SYSTEM(S)TT&G TONGUE AND GROOVETHK THICKTLT TOILETTOS TOP OF STEELTRAF TRAFFICTRANS TRANSPARENTTRTD TREATEDTYP TYPICALUUNDRLY UNDERLAYMENTUON UNLESS OTHERWISE NOTEDUTIL UTILITYVVEH VEHICLEVERT VERTICALVIF VERIFY IN FIELD
WW/ WITHW/O WITHOUTWC WATER CLOSETWD WOODWDW WINDOWWT WEIGHTWTRPRF WATERPROOFING
RELATED OFFSITE WORK
GRAPHIC SYMBOLS
ELEVATION INDICATION
GLASS SYMBOLWOOD VENEERSTONE
FINISH
XXXXXXXX
WALL FINISH TAGBASE FINISH TAG
XXXX WALL FINISH TAG
EXTENT OF FINISH TYP.
XXXX SPECIAL FINISH TAG
XXXX FLOOR FINISH TAG
CHANGE IN FLOOR FINISH
XXXX CEILING FINISH TAG
09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 112/23/24 SITE PLAN SUBMITTAL-ENG.RESPONSE 201/09/25 SITE PLAN SUBMITTAL-FIRE RESPONSE 201/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4 PHASE 1 OFF SITE IMPROVEMENT AT COMMERCIAL STREET INCLUDES:
- UTILITY INSTALLATION- PAVEMENT RECONSTRUCTION- NEW CURB LINE- NEW BIKE PATH- RESTRIPING - TRAFFIC SIGNAL INSTALLATION - RECONSTRUCTION OF CURB CORNERS- STORMWATER CONTROL MEASURES- SINGLE ROW OF TREES AT SURFACE PARKING PHASE 1 OFFSITE IMPROVEMENTS AT OLD COUNTY ROAD INCLUDES:
-INTERIM TRAFFIC SIGNAL-INTERIM BIKE AND PEDESTRIAN CROSSING CONCEPTUAL PHASE 2 OFF SITE IMPROVEMENT AT INDUSTRIAL ROAD INCLUDES:
- RESTRIPING- CENTER MEDIAN DEMOLITION AND PAVEMENT RECONSTRUCTION CONCEPTUAL PHASE 2 OFF SITE IMPROVEMENT AT PUGLAS CREEK INCLUDES:
- CREEK BANK IMPROVEMENTS ALONG ENTIRE LENGTH FRONTING PROJECT- FLOOD WATER MITIGATION MEASURES CONCEPTUAL PHASE 3 OFF SITE IMPROVEMENT AT OLD COUNTY ROAD INCLUDES:
- CROSS WALK AND TUNNEL TO RAILROAD- NEW BIKE PATH- PAVEMENT RECONSTRUCTION- NEW CURB LINE - MODIFY TRAFFIC SIGNAL AND BIKE CROSSING AS NEEDED- RECONSTRUCTION OF CURBS- STORMWATER CONTROL MEASURES- ROADWAY MEDIAN INSTALLATION SUPPLEMENTAL DOCUMENTS1. C.3 / C.6 CHECKLIST2. CLIMATE ACTION COMPLIANCE PLAN3. TRASH & RECYCLING MANAGEMENT PLAN4. BIRD SAFE DESIGN REPORT5. SEWER DEMAND CALCULATIONS6. FIRE FLOW ANALYSIS7. FIRE FLOW TEST STUDY LETTER8. ACLS PULGAS CREEK FLOOD MEMO – MASTER SITE PLAN9. ACLS PULGAS CREEK FLOOD MEMO – PHASE 110. PULGAS CREEK MITIGATION DESIGN CONCEPT MEMORANDUM11. GEOTECHNICAL REPORT12. DIRT HAUL ROUTE & CONSTRUCTION WASTE HAUL ROUTE13. BIKE PATH EXHIBITS14. OLD COUNTY JOINT TRENCH PLANS RULE 2015. TITLE REPORTS 18' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" 18' - 0"
82' - 0"
100' - 0"
LEVEL 1LEVEL 2LEVEL 3LEVEL 4ROOFT.O. MECH SCREEN
18' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" 18' - 0" 98' - 0"
LEVEL 1LEVEL 2LEVEL 3LEVEL 4ROOFT.O. MECH SCREENLEVEL 5 18' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" 18' - 0" 114' - 0"
LEVEL 1LEVEL 2LEVEL 3LEVEL 4ROOFT.O. MECH SCREENLEVEL 5LEVEL 7LEVEL 6LEVEL 6 LEVEL 5
LEVEL 1
T.O. MECH SCREEN
18' - 0" 18' - 0"
10' - 6" 10' - 6" 10' - 6" 10' - 6" 10' - 6" 10' - 6" 11' - 6" 10' - 6" 74' - 6"
LEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5LEVEL 6LEVEL 7LEVEL 8 10' - 6" 10' - 6" 10' - 6" 11' - 6" 10' - 6" LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5
43' - 0"
36' - 0"
6 LEVELS BLDG (B6)7 LEVELS BLDG (B3, B4, B5)5 LEVELS BLDG (B1, B2)1 LEVEL BLDG (B7) 8 LEVELS PK (PG2)
5 LEVELS PK (PG1) & 1 LEVEL B8
B 1
B 1
B8
MAX. 30' - 0" 26' - 0"
FIRE ACCESS ROAD
75' - 0"
MAX. 30' - 0" 26' - 0"
FIRE ACCESS ROAD
75' - 0"
0 24 48 96 192
Drawing North
PROPERTY LINEEASEMENTLIMIT OF WORKPEDESTRIAN EGRESS/INGRESSMIN. SETBACK REQUIRED FROM PROPERTY LINEVEHICULAR EGRESS/INGRESS
OLD COUNTY ROAD
TRAIN TRACK UNDER PASS
INDUSTRIAL ROAD
COMMERCIAL STREET
PULGAS CREEK
B1
320K SF
5L/82'HT
B3
348K SF
7L/114'HT
PG2
1,980 SPACES
600K SF
8UP/1DN
75'HT
B4
150K SF
7L/114'HT B2 217K SF
5L/82'HT
B5
345K SF
7L/114'HT
B6
330K SF
6L/98'HT
B7
16K SF
18'HT
PG1
1,355 SPACES
400K SF
5UP/1DN
43'HT
B8
9K SF
1L / 11.5' HT
Creekside Greenway
10' - 0"
5' - 0"
10' - 0"
25' - 0"
0' SETBACK REQUIRED FROM PROPERTY LINE AT CREEK SIDE
25' SETBACK REQUIRED FROM TOP OF BANK TOP OF BANK
MIN. SETBACK REQUIRED FROM PROPERTY LINE
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 As indicated
3/19/2025 1:13:40 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.02 SITE PLAN & PROJECT METRICS 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA SCALE: 1" = 20'-0"
HEIGHT DIAGRAM 1
LEGENDSHEET NOTE
1. S.C.D FOR EASEMENT
*GFA Garage: above grade levels only, excluding the roof level (SCMC 18.03.090)GFABuildings: enclosed habitable space, excluding shafts, stairs, elevator shaft, slab opening and mechanical, electrical and communicationequipment rooms not exceeding 2% (SCMC 18.03.080)GSFGross square feet is the total area of a building, including all floors, as measured from the outside of its exterior walls. This includesusable areas, stairways, and spaces occupied by the building itself, such as the building core, maintenance areas, elevator shafts, andequipment areas.Parking Stall Design Standard 8'-6"x18" with 24' drive aisleAccessible Stalls (standard &... CBC 11B-208.2EV Capable 30% ( 45% - required EVCS stalls ) 30% 30%EV Ready (level1) 15% 10% 5%EVCS (level2) 15% 10% 15%EV Requirements 2022 CalGreen Tier 2 (7.1.2024) City OF San Carlos Combined*** STANDARD 30 STALLSVAN 7 STALLS
ADA Spaces (CBC 11B-208.2) TOTAL 37 STALLSRegular Parking Spaces 2,667 STALLS EV Ready (Level 1) 5% 167 STALLSEVCS (Level2) 15% 501 STALLS EV Spaces *** EV Capable 30% 1,001 STALLSBicycle Long Term Number Per LEED V4 ESTIMATED 260 STALLSBicycle Short Term Number Per LEED V4 ESTIMATED 33 STALLSParking Ratio 2.08 PER 1,000GFATOTAL R&D
Proposed Total 3,335 STALLS
PG2 1,980 STALLS
Garages PG1 1,355 STALLSThe campus is located 0.4 miles from the San Carlos Station and a number of minimum required automobile parking spaces shall not be imposed per SCMC 18.20.050.1
PARKING (SCMC 18.20 )ACLS Total 2,734,532 GSF 2,409,118 GFA Parking Garages Total 1,000,000 GSF 780,550 GFA*PG2 (8 UP/1 DN Level)) 600,000 GSF 485,100 GFA* Conceptual Parking Garage PG1 (5 UP/1 DN Level) 400,000 GSF 295,450 GFA* Total R&D Amenities 1,734,532 GSF 1,628,568 GFA
Tenant Amenities Total 25,193 GSF 24,689 GFAB8 9,150 GSF 8,967 GFA Amenities B7 16,043 GSF 15,722 GFA
R&D Total 1,709,339 GSF 1,603,879 GFA*Conceptual Future Phases Total 1,172,339 GSF 1,101,269 GFAB6 330,000 GSF 310,227 GFAB5 344,000 GSF 322,480 GFAB4 150,339 GSF 137,962 GFAB3 348,000 GSF 330,600 GFAPhase 1 Total 537,000 GSF 502,610 GFAB2 217,000 GSF 201,810 GFA R& D Buildings B1 320,000 GSF 300,800 GFAFLOOR AREA (18.30.080)FAR 2.18Floor Area 2,409,118 GFASite Area 1,103,287 SFZone Upzoned from IH base zoneZONING INFORMATION 09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/09/25 SITE PLAN SUBMITTAL-FIRE RESPONSE 201/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
REQUIRED MINIMUM SETBACK DIAGRAM
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Tenant Amenities
OLD COUNTY ROAD TRAIN TRACK UNDER PASS
INDUSTRIAL ROAD
COMMERCIAL STREET
P
U
L
GAS
C
R
E
E
K
Creekside Greenway
2 7
'
M
I
N
*
30' MIN*
7 5
'
M
I
N
*
30' MIN*
1 9
'
M
I
N
*
70' MIN*
70' MIN*
130' MIN*
85' MIN*
PHASE 1 OFF SITE IMPROVEMENT AT COMMERCIAL STREET INCLUDES:- UTILITY INSTALLATION- PAVEMENT RECONSTRUCTION- NEW CURB LINE- NEW BIKE PATH- RESTRIPING - TRAFFIC SIGNAL INSTALLATION - RECONSTRUCTION OF CURB CORNERS- STORMWATER CONTROL MEASURES- SINGLE ROW OF TREES AT SURFACE PARKING PARKING LOT A41 STALLS
PARKING LOT B
970 STALLS
CONCEPTUAL PHASE 2 OFF SITE IMPROVEMENT AT INDUSTRIAL ROAD INCLUDES:- RESTRIPING- CENTER MEDIAN DEMOLITION AND PAVEMENT RECONSTRUCTION 1980 STALLS
TEMPORARY PARKING LOT B TO
BE USED AS STAGING AREA FOR
CONSTRUCTION OF PHASE 3
CONCEPTUAL PHASE 2 OFF SITE IMPROVEMENT AT PULGAS CREEK INCLUDES:- CREEK BANK IMPROVEMENTS ALONG ENTIRE LENGTH FRONTING PROJECT- FLOOD WATER MITIGATION MEASURES CONCEPTUAL PHASE 3 OFF SITE IMPROVEMENT AT OLD COUNTY ROAD INCLUDES:- CROSS WALK AND TUNNEL TO RAILROAD- NEW BIKE PATH- PAVEMENT RECONSTRUCTION- NEW CURB LINE - MODIFY TRAFFIC SIGNAL AND BIKE CROSSING AS NEEDED- RECONSTRUCTION OF CURBS- STORMWATER CONTROL MEASURES- ROADWAY MEDIAN INSTALLATION 2 7
'
M
I
N
*
30' MIN*
7 5
'
M
I
N
*
30' MIN*
1 9
'
M
I
N
*
70' MIN*
70' MIN*
130' MIN*
65' MIN*
20' MIN*
90' MIN*
40' MIN*
50' MIN*
60' MIN*
145' MIN*
85' MIN*
80' MIN*
2 7
'
M
I
N
30' MIN
7 5
'
M
IN
30' MIN
1980 STALLS
1355 STALLS
OLD COUNTY ROAD OLD COUNTY ROAD
COMMERCIAL STREET
COMMERCIAL STREET
INDUSTRIAL ROAD INDUSTRIAL ROAD
* CONCEPTUAL SETBACK DIMENSIONS FOR PHASE 2 & 3. SETBACKS TO BE VERIFIED AT FUTURE PERMIT APPLICATIONS.
* CONCEPTUAL SETBACK DIMENSIONS FOR PHASE 2 & 3. SETBACKS TO BE VERIFIED AT FUTURE PERMIT APPLICATIONS.
PHASE 1 OFFSITE IMPROVEMENTS AT OLD COUNTY ROAD INCLUDES, REFER TO SUPPLEMENTAL DOCUMENTS EXHIBIT:-INTERIM TRAFFIC SIGNAL-INTERIM BIKE AND PEDESTRIAN CROSSINGFOR REFERENCE ONLY, SEE SHEETS E0-R0.01 - E0.R0.26 FOR OFFSITE IMPROVEMENT DRAWINGS.
FOR REFERENCE ONLY, SEE SHEETS E0-R0.01 - E0.R0.26 FOR OFFSITE IMPROVEMENT DRAWINGS.
FOR REFERENCE ONLY, SEE SHEETS E0-R0.01 - E0.R0.26 FOR OFFSITE IMPROVEMENT DRAWINGS. © Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 1" = 100'-0"
3/19/2025 1:13:44 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.03 PHASING DIAGRAM 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA 09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 112/23/24 SITE PLAN SUBMITTAL-ENG.RESPONSE 201/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4 LIMIT OF WORK OF PHASE 1 LIMIT OF WORK OF CONCEPTUAL PHASE 2 LIMIT OF WORK OF CONCEPTUAL PHASE 3 ** Industrial R&D Use is not listed as requiring short term bicycle parking (SCMC 18.20.080.A.1)*GFA Garage: above grade levels only, excluding the roof level (SCMC 18.03.090)Parking Stall Design Standard 8'-6"x18" with 24' drive aisleAccessible Stalls (standard & van) CBC 11B-208.2Bicycle long term Parking Garage SCMC 18.20.0080.B.1.c 1 per 50 VS provided 40 STALLSBicycle short term ** SCMC 18.20.0080.A 0% - STALLSEV Capable 30% ( 45% - required EVCS stalls ) 30% 30%EV Ready (level1) 15% 10% 5%EVCS (level2) 15% 10% 15%EV Requirements 2022 CalGreen Tier 2 (7.1.2024) City OF San Carlos Combined*** STANDARD 21 STALLSVAN 5 STALLS
ADA Spaces (CBC 11B-208.2) TOTAL 26 STALLSRegular Parking Spaces 1,584 STALLS EV Ready (Level 1) 5% 99 STALLSEVCS (Level2) 15% 297 STALLS EV Spaces *** EV Capable 30% 594 STALLS
Parking Ratio 2.04 PER
1,000GFATOTAL R&D
Proposed Total PG2 1,980 STALLSGaragesThe campus is located 0.4 miles from the San Carlos Station and a number of minimum required automobile parking spaces shallnot be imposed per SCMC 18.20.050.1PARKING (SCMC 18.20 ) R&D Total 1,035,339 GSF 971,172 GFA*Phase 2 Total 498,339 GSF 468,562 GFAB4 150,339 GSF 137,962 GFAB3 348,000 GSF 330,600 GFAPhase 1 Total 537,000 GSF 502,610 GFA B2 217,000 GSF 201,810 GFA
R& D Buildings B1 320,000 GSF 300,800 GFAFLOOR AREA (18.30.080) NOTE: REFER TO E0-GO.02 FOR FULL BUILD OUT PROJECT INFORMATION, INCLUDING FLOOR AREA, PARKING COUNT, AND PARKING RATIO.
NOTE: REFER TO E1-GO.03 FOR PHASE 1 BUILD OUT PROJECT INFORMATION, INCLUDING FLOOR AREA, PARKING COUNT, AND PARKING RATIO. ^ŽĨƚƐĐĂƉĞ͗ Ϯϭϳ͕ϭϭϱ͘ϰϰ ƐƋĨƚ ϯϬй ϭϴ͕ϯϲϳ͘ϭϱ ƐƋĨƚ ϭϴй
,ĂƌĚƐĐĂƉĞ͗ ϰϭϬ͕ϳϭϴ͘Ϭϱ ƐƋĨƚ ϱϳй ϴϯ͕ϬϮϱ͘Ϭϱ ƐƋĨƚ ϴϮй
ƵŝůĚŝŶŐ&ŽŽƚƉƌŝŶƚ͗ ϵϱ͕ϴϬϰ͘Ϯϵ ƐƋĨƚ ϭϯй Ͳ ƐƋĨƚ ͲKǀĞƌĂůůĂƌĞĂ͗ ϳϮϯ͕ϲϯϳ͘ϳϴ ƐƋĨƚ ϭϬϬй ϭϬϭ͕ϯϵϮ͘ϮϬ ƐƋĨƚ ϭϬϬй WŚĂƐĞϭ KŶͲ^ŝƚĞ KĨĨͲƐŝƚĞ
^ŽĨƚƐĐĂƉĞ͗ ϭϲϲ͕ϵϭϯ͘ϵϲ ƐƋĨƚ ϯϱй ϭϱ͕ϭϲϱ͘ϰϱ ƐƋĨƚ ϲϲй,ĂƌĚƐĐĂƉĞ͗ ϭϯϮ͕ϱϰϰ͘ϵϯ ƐƋĨƚ Ϯϴй ϳ͕ϲϳϰ͘ϰϵ ƐƋĨƚ ϯϰйƵŝůĚŝŶŐ&ŽŽƚƉƌŝŶƚ͗ ϭϳϵ͕ϰϬϯ͘ϱϬ ƐƋĨƚ ϯϳй Ͳ ƐƋĨƚ ͲKǀĞƌĂůůĂƌĞĂ͗ ϰϳϴ͕ϴϲϮ͘ϯϵ ƐƋĨƚ ϭϬϬй ϮϮ͕ϴϯϵ͘ϵϰ ƐƋĨƚ ϭϬϬйWŚĂƐĞϮ KŶͲ^ŝƚĞ KĨĨͲƐŝƚĞ ^ŽĨƚƐĐĂƉĞ͗ ϵϳ͕ϭϮϬ͘ϱϴ ƐƋĨƚ Ϯϰй ϰ͕ϱϯϲ͘ϱϱ ƐƋĨƚ ϵй
,ĂƌĚƐĐĂƉĞ͗ ϭϮϭ͕ϲϱϯ͘ϳϳ ƐƋĨƚ ϯϬй ϰϱ͕ϯϱϲ͘ϵϱ ƐƋĨƚ ϵϭйƵŝůĚŝŶŐ&ŽŽƚƉƌŝŶƚ͗ ϭϵϮ͕ϯϬϭ͘ϱϲ ƐƋĨƚ ϰϳй Ͳ ƐƋĨƚ ͲKǀĞƌĂůůĂƌĞĂ͗ ϰϭϭ͕Ϭϳϱ͘ϵϭ ƐƋĨƚ ϭϬϬй ϰϵ͕ϴϵϯ͘ϱϬ ƐƋĨƚ ϭϬϬйWŚĂƐĞϯ KŶͲ^ŝƚĞ KĨĨͲƐŝƚĞ © Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 3/19/2025 1:13:47 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.04 URBAN CONNECTIONS 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA 09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
URBAN CONNECTION - CITY ACCESS DIAGRAM
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 3/19/2025 1:13:50 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.05 URBAN CONNECTIONS 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA 09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/10/25 SITE PLAN SUBMITTAL - RESPONSE 2 URBAN CONNECTION - PUBLIC TRANSPORTATION URBAN CONNECTION - VEHICULAR CIRCULATION 03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4URBAN CONNECTION - BICYCLE PATH URBAN CONNECTION - PEDESTRIAN PATH © Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 3/19/2025 1:13:51 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.06 SITE SECTION/AXON 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
SITE AXONURBAN SECTION
09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4 B1
115'HT *
B3
147'HT *
PG2
90'HT **
B4
B2 7L/129'HT *
115'HT *
B5
147'HT *
B6
131'HT *
B7
51'HT *
PG1
58'HT **
B8
26.5'HT**
*FROM MEAN SEA LEVEL TO TOP OF MECH SCREEN
**FROM MEAN SEA LEVEL TO TOP OF ROOFFAA BUILDING HEIGHT LIMIT: 155' Drawing North
Drawing North
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 1" = 200'-0"
3/19/2025 1:13:52 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.07 CONCEPTION SITE SECTION/AXON 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
SITE AXON
SITE SECTION
A
A
B
B
SECTION A-ASECTION B-B
09/06/24 SITE PLAN SUBMITTAL11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4 SCALE: 1" = 200'-0"
MP - BLDG HEIGHT DIAGRAM FROM MEAN SEA LEVEL 1
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 3/19/2025 1:13:56 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.08 SIGNAGE PLAN 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA 11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/10/25 SITE PLAN SUBMITTAL - RESPONSE 202/25/25 SITE PLAN SUBMITTAL - RESPONSE 303/12/25 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 3/19/2025 1:13:59 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt E0-G0.09 SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA 11/08/24 SITE PLAN SUBMITTAL - RESPONSE 101/10/25 SITE PLAN SUBMITTAL - RESPONSE 203/12/25 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L0.01
LANDSCAPE NOTES, SYMBOLS &
ABBREVIATIONS
1. Limit of Work (LOW): The contract limit line represents the limit of work. The contract limit line shall be at the limit necessary for improvements as shown on the drawings. The contractor shall not do any work beyond the limit of work line as defined on the drawings and authorized by the respective authority. In some areas, the contract limit line is graphically located to allow for the drawings to clearly and legibly describe work to be performed. The contractor shall utilize only that space which is required to perform the work as approved by the owner. The contractor shall take sole responsibility for the cost incurred due to replacement of work done beyond the contract limit line and replacement of work done without permission of the owner.
2. Utilities: The contractor shall familiarize him/herself with all utilities above grade, at grade and underground, including utility pipes and structures. The contractor shall verify with the owner and utility companies the locations of all utilities prior to the start of construction. The contractor shall take sole responsibility for the cost incurred due to damage and replacement of all utilities on the site.
3. Contractor to review all subgrade conditions prior to commencing work. Contractor to notify the owner of areas of concern including, but not limited to: standing water and evidence of soil impermeability, deleterious substances, obstructions, construction waste from other trades, or other conditions that exist and will impact construction activities. contractor to assist the owner in seeking resolution of condition noted and to implement measures to rectify areas of concerns as part of theirscope of work.
4. The contractor is advised that additional notes will be found on subsequent sheets of the contract documents and that such notes, while pertaining to the specific drawings they are placed on, supplement the general notes listed herein. All notes shall be applicable to all drawings.
5. All notes are provided for the contractor's convenience only. In all cases, refer to the specifications.6. Dimensions and details shown of existing structures have been taken from available record drawings and reports, and may not reflect current as-built conditions. Although every effort has been made to accurately locate all conditions, actual conditions, may vary from those shown, the contractor shall assume responsibility for actual conditions as they exist on the site.
7. The contractor must assess actual dimensions, conditions and materials for demolition and disposal. Upon obtaining all additional information required for the demolition and removal work, the contractor shall notify the landscape architect and engineer of all field changes.
8. The contractor shall not be allowed to drop waste concrete, debris and other material to areas outside the limit of work. If the owner determines that adequate protective devices are not being employed, the work shall be suspended until adequate protection is provided. The contractor shall submit information for all protective devices for acceptance by the owner and landscape architect prior to starting work.
9. The term “contractor” within these notes shall mean the site contractor(s) performing the site work.
Landscape Architectural General Notes
FFE Finish Floor ElevationENG EngineerEL, ELEVELECEQUIPEJEXIST'GEXT ElectricElevationEquipmentExistingExpansion JointExterior DR
EDWG
DrainDrawingEast
CONCCJCONSTCFCONT
DETDEGDIM
DIADBL
ConcreteConstructionControl JointContinueCubic feet
DegreeDetail
Diameter
Dimension
Double
DN Down
COL Column
ClearCircleCenter to CenterCenterline
By OthersBuildingBetween
AverageAlternate
CLRC-CCIR
BO
CL
BLDG
AVG
BET
ALTALLOW Allowance
Aggregate
OD Outside Diameter
OppositeOpeningOn Center
NumberNot to ScaleNot in Contract
OPPOCOPNG
NTSNONIC
TYPTS
Structural
Temporary
STRUC
TEMPTHRU
T & BT
Top and BottomTread
TypicalTop of StepThrough
Pounds per Square Inch
MET Metal
MaximumMaterialLinearLightLandscape Architect
Junction BoxJoint
InteriorInside Diameter
MATLMAXLTLIN
JB
LA
INT
JT
ID
Nominal
Miscellaneous
Minimum
MISC
NOM
MIN
N North
REBAR Reinforcing Bar
ReinforcedRequired
REINFREQDRET
SECT
SHTSIMSK
SPEC
S
SSSTD
Retaining
Section
SheetSimilar
SouthSpecificationSquareStainless SteelSteel
Sketch
Standard
FT Feet STLFGFTGFIN
GALV
HORIZHT
IN
HDG
INCL
Finish GradeFinishFooting
Galvanize
HeightHorizontalHot Dip Galvanized
InchInclude
INFO Information
Paragraph
PR PairPARPERPPLPLMB
LB
PSI
PREFABPROJ
Planted Area
Pound
PrefabricatedProject
Received
PerpendicularPlumbing
Reference
RECDREF
Underwriters' Laboratories, Inc.
TW Top of Wall
Verify in Field, Do Not Proceedwithout Landscape Architect'sAcceptance Bottom of Wall
Yard
WithWidthWaterproofingWithout
Vertical
YD
W/OW/WWP
VERTVIF
ULI
BW
TR
BR
Top of Ramp
Bottom of Ramp
Ø Diameter
BS Bottom of Step
THK Thick
ARCH Architect
HCR Handicap Ramp
L Length
SO
± Plus or Minus Dimension.
Contractor May Proceed
If Actual Dimension Is
within Two Units of
Smallest Units Given
@ At
DI Drain Inlet
EQ Equal
N/A Not Applicable
TBR To Be Removed
GFI Ground Fault Indicator
CB Catch Basin
INV Invert
M/H Manhole
MECH Mechanical
RM Room
S/W Stormwater
U'DRAIN Underdrain
PTC Proposed Top of Curb
PBC Proposed Bottom of Curb
BPP Builder's Pavement Plan
RGS Rigid Galvanized Electrical
Conduit
GH Ground Hydrant PT Point of Tangency
PCC Point of Compound CurvaturePI Point of IntersectionPC Point of CurvaturePRT Point of Reverse Tangency SCH ScheduleSWPPP Stormwater Pollution Prevention Plan
Landscape Architectural Abbreviations
Landscape Architectural Symbols
XX
L-X
DETAIL NUMBER
SHEET NUMBER
DETAILREFERENCE
XX
L-X
SECTION
ELEVATION KEYENLARGEMENTBOX
ALIGN ELEMENTTS
SET ELEMENTS
PARALLEL
Align
(00.00)
Parallel
POINT OFBEGINNINGPOINT OF
CENTERLINE
INTERSECTION
ADDENDUM
NUMBER ANDLOCATION
SECTION
ELEVATION
MARKER
EXISTING SPOTELEVATION
#
PROPOSED SPOTELEVATION
SLOPE
PERCENTAGE &DIRECTIONEXISTING
CONTOUR
PROPOSED
CONTOUR
BREAKLINEPLUS OR MINUS -
CONTRACTOR MAY PROCEED
WITH LAYOUT IF DEVIATION IS
NO GREATER THAN TWO
UNITS OF THE SMALLEST
DIMENSION GIVEN
VERIFY IN FIELD - DO NOT
PROCEED WITHOUTLANDSCAPE ARCHITECT'SINPUT
00.00 0.0%
±
VIF
POBNE
AG
000
(000)
0.00 SITE PLAN SUBMITTAL
Conceptual Master Plan Package
Sheet Number Sheet Title
E0-L0.01 Landscape Notes, Symbols & Abbreviations
E0-L0.02 Conceptual Renderings
E0-L1.01 Illustrative Landscape Site Plan
E0-L1.02 Site Plan
E0-L1.51 Tree Removal PlanE0-L3.01 Materials Plan
E0-L3.02 Materials PlanE0-L6.00 Planting Schedule
E0-L6.01 Tree Planting Plan
E0-L6.02 Tree Planting Plan
E0-L6.11 Understory Planting Plan
E0-L6.12 Understory Planting Plan
E0-L7.01 Conceptual Creek SectionsE0-L8.01 Site Character Imagery SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L0.02
CONCEPTUAL RENDERINGS
-
01 Conceptual Rendering of Development Site Scale: N/A Conceptual Rendering 02 Conceptual Rendering @ Linear Park Scale: N/A Conceptual Rendering03 Conceptual Rendering @ Arrival Plaza Between B2-B5 Scale: N/A Conceptual Rendering 04 Conceptual Rendering @ Paseo B2 Scale: N/A Conceptual Rendering05 Conceptual Rendering @ Pulgas Creek Scale: N/A Conceptual Rendering SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
LIMIT OF WORK
LIMIT OF WORK
Property Line
LIMIT OF WORK
Property Line
Property Line
Property Line
Property Line
LIMIT OF WORK
LIMIT OF WORK
Offsite Onsite
Offsite Onsite
25' Top of Bank Setback
Top of Bank
Drop Off
Drop Off
10' Bike Path
Sidewalk
Allee of street trees
Streetlight, typ.
Garden Room
Existing Bridge
Pier Overlook w/ SeatingExisting Bridge
Pier Overlook w/ Seating
Arrival
Plaza
Central
Green
B3
B4
PG2
B5
B6
PG1
B7
Industrial Road
Commercial Street
Old County Road
B8
B1
B2
Paseo
Bus Stop
Paseo
Landscape Architecture Site Plan Legend
LOW Limit of Work
Center Line
Property Line
Match Line
Structure Above
Street Light, See Lighting Drawings
Bike Parking
Proposed Tree
MATCHLINE
Area Calculations
Total Project Area 1,103,287 SF
Landscaped Areas (Planting
Exclusive Zones) 323,671 SF
Tree Quantity Requirements
Trees Required 221
Trees Proposed 528
1. Tree quantity requirements per San Carlos
Municipal Code section 18.18.070 for Industrial
Districts
ADDITIONAL NOTES:
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L1.01
ILLUSTRATIVE LANDSCAPE SITE
PLAN
N
SITE PLAN SUBMITTALSITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
01 E0-L7.01
03 E0-L7.01
02 E0-L7.01
04 E0-L7.01
05 E0-L7.01
06 E0-L7.01
LIMIT OF WORK
LIMIT OF WORK
Property Line
LIMIT OF WORK
Property Line
Property Line
Property Line
Property Line
LIMIT OF WORK
LIMIT OF WORK
Offsite Onsite
Offsite Onsite
25' Top of Bank Setback
Top of Bank
Drop Off
Drop Off
10' Bike Path
Sidewalk
Allee of street trees
Streetlight, typ.
Garden Room
Existing Bridge
Pier Overlook w/ SeatingExisting Bridge
Pier Overlook w/ Seating
Arrival
Plaza
Central
Green
B3
B4
PG2
B5
B6
PG1
B7
Industrial Road
Commercial Street
Old County Road
B8
B1
B2
Paseo
Bus Stop
Paseo
Landscape Architecture Site Plan Legend
LOW Limit of Work
Center Line
Property Line
Match Line
Structure Above
Street Light, See Lighting Drawings
Bike Parking
Proposed Tree
MATCHLINE
Area Calculations
Total Project Area 1,103,287 SF
Landscaped Areas (Planting
Exclusive Zones) 323,671 SF
Tree Quantity Requirements
Trees Required 221
Trees Proposed 528
1. Tree quantity requirements per San Carlos
Municipal Code section 18.18.070 for Industrial
Districts
ADDITIONAL NOTES:
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L1.02
SITE PLAN
N
SITE PLAN SUBMITTALSITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
PARCEL 2 PER
5-PM-17
PARCEL B PER
22-PM-28
PARCEL A PER
22-PM-28
LOT 2 PER 56-PM-23 & 24
LOT 1 PER
56-PM-23 & 24
P.G. & E.
S.B.E.
135-41-16
PARCEL 4
Δ=95°10'20"
LANDS OF PENINSULA CORRIDOR JOINT POWERS BOARD
PTN. PARCEL 1
30 PM 49
PARCEL 2
30 PM 49
Top of Bank
TREE #1
TREE #2
TREE #3
TREE #4 TREE #5
TREE #6
TREE #7 TREE #8
TREE #9
TREE #10 TREE #11
TREE #12
TREE #13 TREE #14
TREE #15
TREE #16 TREE #17
TREE #18
TREE #23 TREE #24 TREE #25TREE #26
TREE #22
TREE #20 TREE #21 TREE #19 TREE #27
TREE #28
TREE #42
TREE #41
TREE #43
TREE #44
TREE #45
TREE #40
TREE #39 TREE #29
TREE #38
TREE #37
TREE #36
TREE #30
TREE #31
TREE #35
TREE #34
TREE #32
TREE #56
TREE #55
TREE #33
TREE #54
TREE #53
TREE #52
TREE #51
TREE #55
TREE #48
TREE #49
TREE #121
TREE #122
TREE #123
TREE #124
TREES
#125-130
TREE #131
TREE #19
TREE #18
TREE #17
TREE #16
TREE #15
TREE #4
TREE #6TREE #5
TREE #3
TREE #14
TREE #13
TREE #12
TREE #11
TREE #10
TREE #9
TREE #8
TREE #7
TREE #1
TREE #20
TREE #21
TREE #22
TREE #23
TREE #24
TREE #25
TREE #26
TREE #27
TREE #28
TREE #29
TREE #30
TREE #31
TREE #32
TREE #33 TREE #34
TREE #35
TREE #36
TREE #141
TREE #140
TREE #139
TREE #138
TREE #137
TREE #136
TREE #135
TREE #142
TREE #143
TREE #144 TREE #132 TREE #133
TREE #134
TREE #2
Kelly Moore
Arborist Report Survey Area
960 Industrial Site
Arborist Report Survey Area
Creek
Arborist Report
Survey Area
Tree Removal Schedule - 960 Industrial Site
ID Common Name Botanical Name Truck Diameter (in) Height/Canopy (ft) Protected Status Condition 1 European Birch Betula pendula 8 25 / 18 -- Fair
2 European Birch Betula pendula 4.6 23 / 12 -- Poor
3 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 6.8 23 / 8 -- Fair 4 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 6.2 25 / 7 -- Fair 5 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 4.5 22 / 5 -- Fair 6 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 4.3 22 / 5 -- Fair 7 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 10.5 27 / 20 -- Fair 8 Brisbane Box Lophostemon confertus 4.1 17 / 11 -- Good 9 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 8.2 20 / 17 -- Poor 10 Brisbane Box Lophostemon confertus 5.7 23 / 11 -- Excellent 11 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 13.2 35 / 35 Yes Poor 12 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 9.9 22 / 15 -- Fair 13 Brisbane Box Lophostemon confertus 8.4 25 / 16 -- Good 14 Brisbane Box Lophostemon confertus 7.5 23 / 16 -- Good 15 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 12.5 27 / 30 Yes Poor 16 Brisbane Box Lophostemon confertus 4.9 25 / 8 -- Good17 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 15.2 35 / 45 Yes Poor18 Brisbane Box Lophostemon confertus 5.4 20 / 15 -- Good19 European Birch Betula pendula 10.4 20 / 20 -- Good 20 European Birch Betula pendula 5.8 27 / 13 -- Poor
21 European Birch Betula pendula 5.9 22 / 10 -- Dead
22 European Birch Betula pendula 5.2 21 / 10 -- Very Poor 23 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 12.1 30 / 30 Yes Good 24 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 14.0 28 / 30 Yes Fair 25 Brisbane Box Lophostemon confertus 6.8 25 / 18 -- Good 26 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 14.0 33 / 35 Yes Fair 27 Atlas Cedar (green) Cedrus atlantica 18.8 40 / 40 Yes Good 28 Fern Pine Podocarpus gracilior 6.4 27 / 20 -- Excellent 29 Fern Pine Podocarpus gracilior 6.1 25 / 13 -- Excellent30 Fern Pine Podocarpus gracilior 6.3 26 / 16 -- Excellent 31 Fern Pine Podocarpus gracilior 5.8 24 / 12 -- Good
32 Fern Pine Podocarpus gracilior 4.9 24 / 11 -- Good
33 Fern Pine Podocarpus gracilior 4.6 20 / 10 -- Good
34 Purple Leaf Plum (cultivar) Prunus cerasifera 23.0 15 / 17 -- Fair 35 Purple Leaf Plum (cultivar) Prunus cerasifera 19.0 16 / 13 -- Fair36 Purple Leaf Plum (cultivar) Prunus cerasifera 20.0 18 / 16 -- Fair 37 Purple Leaf Plum (cultivar) Prunus cerasifera 22.0 16 / 15 -- Fair38 Purple Leaf Plum (cultivar) Prunus cerasifera 14.0 16 / 15 -- Fair39 Purple Leaf Plum (cultivar) Prunus cerasifera 18.0 20 / 16 -- Poor 40 Purple Leaf Plum (cultivar) Prunus cerasifera 18.0 18 / 15 -- Good 41 Purple Leaf Plum (cultivar) Prunus cerasifera 13.0 19 / 16 -- Good 42 Purple Leaf Plum (cultivar) Prunus cerasifera 19.0 19 / 19 -- Good 43 Purple Leaf Plum (cultivar) Prunus cerasifera 17.0 20 / 22 -- Fair 44 Purple Leaf Plum (cultivar) Prunus cerasifera 15.0 18 / 19 -- Very Poor 47 Monterey Pine Pinus radiata 24.5 25 / 18 (non-regulated) Poor 48 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 6.6 12 / 5 -- Poor 49 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 24.5 25 / 18 (non-regulated) Poor 50 Hollywood Twisted Juniper Juniperus chinensis 'Kaizuka' 6.6 11 / 5 -- Poor 51 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 15.5 45 / 30 Yes Fair 52 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 10.6 30 / 20 -- Fair 53 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 9.6 35 / 18 -- Good 54 Purple Leaf Plum (cultivar) Prunus cerasifera 35.0 24 / 26 -- Fair 55 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 20.5 26 / 28 Yes Fair 56 American sweetgum (cultivar) Liquidambar styraciflua (cultivar) 22.6 33 / 28 Yes Good Tree Removal Schedule - Kelly Moore Site
ID Botanical Name Common Name Truck Diameter (in) Height/Canopy (ft) Protected Status Condition 3 Coast Redwood Seqouia sempervirens 15.5 28 / 18 Significant Good 4 Monterey Pine Pinus radiata 24.5 27 / 25 (non-regulated) Poor 5 Norfolk Island Pine Araucaria heterophylla 5.2 16 / 6 -- Fair 6 Norfolk Island Pine Araucaria heterophylla 18.9 30 / 13 -- Good 10 American Sweetgum Liquidambar styraciflua 14.5 23 / 20 Significant Poor 11 Juniper sp. Juniperus sp. 12.8 13 / 12 -- Poor
12 Juniper sp. Juniperus sp. 8.4 12 / 8 -- Poor
13 Juniper sp. Juniperus sp. 10.2 13 / 10 -- Poor
14 Juniper sp. Juniperus sp. 16.7 13 / 13 -- Poor
15 Fern Pine Podocarpus gracilior 19.7 35 / 35 Significant Good 16 (unverified) (unverified) 13.9 30 / 20 Significant Fair 17 (unverified) (unverified) 15.1 30 / 20 Significant Fair 18 Blue Atlas Cedar Cedrus atlantica 13.7 40 / 18 Significant Good 19 Blue Atlas Cedar Cedrus atlantica 14.3 40 / 25 Significant Good 20 Juniper sp. Juniperus sp. 13.1 12 / 8 -- Poor
21 Mediterranean Fan Palm Chamaerops humilis 40.0 15 / 15 Significant Good 22 Cypress sp. Cupressus sp. 9.4 28 / 13 -- Fair23 European Olive Olea europaea 17.0 27 / 25 -- Good24 Brisbane Box Lophostemon confertus 9.1 27 / 17 -- Fair 25 Brisbane Box Lophostemon confertus 11.3 26 / 18 -- Fair 26 Coast Redwood Seqouia sempervirens 7.0 19 / 8 -- Very Poor27 Brisbane Box Lophostemon confertus 11.7 32 / 30 Significant Good 28 Brisbane Box Lophostemon confertus 7.4 28 / 18 -- Fair 29 Brisbane Box Lophostemon confertus 11.3 32 / 16 -- Good 30 Camphor Tree Cinnamomum camphora 9.1 25 / 25 -- Poor 31 Brisbane Box Lophostemon confertus 9.7 28 / 22 -- Fair 32 Coast Redwood Seqouia sempervirens 4.9 20 / 8 -- Fair 33 European Olive Olea europaea 21.0 20 / 18 -- Fair
34 European Olive Olea europaea 22.0 21 / 18 -- Fair
35 Coast Redwood Seqouia sempervirens 8.0 23 / 12 -- Fair 36 Coast Redwood Seqouia sempervirens 7.5 25 / 12 -- Fair Landscape Architecture Tree Removal Legend
1. Tree Removal Plan to be updated to Arborist
Report upon completion of arborist evaluation.
Existing treeExisting Tree to be Removed
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L1.51
TREE REMOVAL PLAN
SITE PLAN SUBMITTALSITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
Matchline Matchline
Matchline Matchline
Monument Sign
Moveable Tables and
Chairs, by Owner
Curb, See Civil
BR-B
UP2
UP1
UP1
UP2
UP1
UP1
UP1
WO
ST
UP1
ST
CP2-B
CP2-B
UP1
UP1
CP2-B
UP2
AS
UP2
CP2-B
AS
AS
AS
Wood
Bench
ParkBench
Wood
Bench
Outdoor Working Station,
Blackened Steel
Trellis w/
Swings
Bike Racks (8 Bikes)
UP2
ST
Blackened Steel Bench, w/Perforated Light PanelBlackened Steel Bench, w/Perforated Light Panel UP1
UP1
StreetlightStreetlight
Industrial Rd. Drop-off
Arrival Bench, Wood
Stepped Wood Bleacher,
w/ Integrated Steps
Cafe Seating Table & Chairs,
by Owner
Streetlight
WO
Stone Slab
Re-purposed Industrial SteelBeam as Light Pole
CP2-B
AS
Wood
Bench
Wood
Bench
Wood
Bench
Blackened
Steel Bench
Moveable Tables and
Chairs, by Owner
Moveable Tables and
Chairs, by Owner
Moveable Tables and
Chairs, by Owner
UP1
UP1 Blackened Steel Bench, w/
Perforated Light Panel
AS
StoneSlab
Wood
Bench
Wood
Bench
Blackened Steel Bench, w/Perforated Light Panel
Stone Slab
Blackened Steel Bench, w/Perforated Light Panel
Bike Racks (8 Bikes)
CP2-B
BR-A
BR-A
SPC
SPC
SPC
BR-A
SPC
BR-A
Stone
Slab
StoneSlabStoneSlab
AS
ASAS
DG
WO
DG
DG
WO
Bridge Redesign,
By Others
Bridge Access
from Shared Path
Wood
Pier
Park Bench
Wood Pier
DG
Built in Wood WO
Bench & Lounger
AS
Community Table
Wood Bleachers
Community
Table
Trellis Structure w/
Built-in Seating
Round Community
Table
UP2
Ping-Pong Table
Park Bench
Lounge Chairs
Chess
Field
DG
DG
DG
UP2
UP2
CP1
CP1
UP2
UP2
UP2
LIMIT OF WORK
Offsite Onsite
Offsite Onsite
Property Line
LIMIT OF WORK
Property Line
Property Line
LIMIT OF WORK
LIMIT OF WORK
Offsite Onsite
B3
B4
PG2
Industrial Road
Commercial Street
B1
B2
Paseo
Bus Stop
Paseo
1. The Contractor shall refer any questions on
materials, finishes, labor and/or products not
specified herein to the Landscape Architect, prior
to ordering materials or starting work.
2. All lines and dimensions are parallel or
perpendicular to the lines from which they are
measured unless otherwise shown.
3. Field Measurements: Take accurate field
measurements before preparation of Shop
Drawings and/or fabrication. Do not delay job
progress.
4. The Landscape Architect may make reasonable
adjustments to the layout without incurring
additional costs to the project. The Contractor
shall stake out proposed tree locations to aid in
the review of the final layout of site elements.
Landscape Architecture Materials NotesLandscape Architecture Materials Legend Precast Unit Paver
CIP Concrete,
Yosemite Tan, Medium Sandblast
CIP Concrete,
Top seeded with integral color TBD
Steel
Asphalt
Decomposed Granite
Brick, Steel Blue
Stone Paver, Cobble Stone
Concrete Block, Vehicular, Also See
Civil Details for Loading Calculations
Natural Gray, EcoCast FeldsparBASF Light Gray, EcoCast Silicon Carbide Blackened SteelPolished and Hammered Steel
Wood Decking
UP1
CP1
CP2
ST
AS
DG
BRA
SPC
UP2
A
B
A
B
WO
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L3.01
MATERIALS PLAN
N
-
SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4SITE PLAN SUBMITTAL - FIRE RESPONSE 2 -
SITE PLAN SUBMITTAL - RESPONSE 2
Matchline Matchline
Matchline Matchline
Curb cut, See Civil
WO
CP2-B
UP2
UP2
Moveable Tables and
Chairs, by Owner
AS
Stone
Slab
Wood
Bench
Re-purposed
Steel Railroad Rail
WO
Blackened Steel Wall
AS
Streetlight
Curb, See Civil
ASAS
Streetlight
Curb, See Civil
Wood Bench
Arrival Plaza Trellis
w/ Integrated
Wood Bench
Arrival Plaza
& Drop-Off
Blackened Steel Bench, w/Perforated Light Panel
Seating Bay w/
Built-In WoodBench
Re-purposed
Industrial Steel
Beam as Light Pole
ST
UP1
UP1
DG
WO
EVA Hammerhead
Tee Turnaround
Moveable Tables
and Chairs,
by Owner
Steps to
Ecology Zone
6" Raised Edge
Restraint
Built in Wood
Bench & Lounger
Wood Steps to
Lawn
Raised Board
Walk
UP1
Trellis Structure w/ Cafe
Seating Table & Chairs,
by Owner
C.I.P Retaining
Wall
WO
C.I.P Retaining
Wall
Wood Deck
Built-in Wood
Bench
Moveable Tables and
Chairs, by Owner AS
AS
AS
DG
C.I.P Seating
Slab
C.I.P Seating Slabs
C.I.P Seating Slab
ASAS
AS
AS
Bocce Ball Court
2x Pickle Ball Courts
Wood Bleacher
Stone
Slab
Stone
Slab
DG
DG
Half Basketball Court
Wood Bench
UP2
Wood Bench
UP2
Moveable Umbrellas,
Tables and Chairs at
Amenity Terrace
Ping-Pong TableLounge Chairs
WO
WO
WO
WO
Stone Slab
Seating Bay w/
Built-in Bench
UP1
Blackened Steel Bench, w/Perforated Light Panel
Wood Log Bench Wood Log Bench
BR-B
CP2-B
UP2
UP1
AS
UP2
CP-B
DG
Streetlight
AS
Wood Log
Bleacher
Wood Log
Bleacher
Catenary
Lighting
Movable LoungeFurinture, by Owner
Trellis Structure
Wood Log
Bleacher
Arrival Plaza Art
Feature
DG
DG
WO
CP1
UP2
UP1
UP2
UP2
UP2
CP2-B
CP2-B CP2-B CP2-B
Offsite Onsite
LIMIT OF WORK
LIMIT OF WORK
Property Line
Property Line
Offsite Onsite
B5
B6
PG1
B7
Old County Road
B8
1. The Contractor shall refer any questions on
materials, finishes, labor and/or products not
specified herein to the Landscape Architect, prior
to ordering materials or starting work.
2. All lines and dimensions are parallel or
perpendicular to the lines from which they are
measured unless otherwise shown.
3. Field Measurements: Take accurate field
measurements before preparation of Shop
Drawings and/or fabrication. Do not delay job
progress.
4. The Landscape Architect may make reasonable
adjustments to the layout without incurring
additional costs to the project. The Contractor
shall stake out proposed tree locations to aid in
the review of the final layout of site elements.
Landscape Architecture Materials NotesLandscape Architecture Materials Legend Precast Unit Paver
CIP Concrete,
Yosemite Tan, Medium Sandblast
CIP Concrete,
Top seeded with integral color TBD
Steel
Asphalt
Decomposed Granite
Brick, Steel Blue
Stone Paver, Cobble Stone
Concrete Block, Vehicular, Also See
Civil Details for Loading Calculations
Natural Gray, EcoCast FeldsparBASF Light Gray, EcoCast Silicon Carbide Blackened SteelPolished and Hammered Steel
Wood Decking
UP1
CP1
CP2
ST
AS
DG
BRA
SPC
UP2
A
B
A
B
WO
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L3.02
MATERIALS PLAN
N
-
SITE PLAN SUBMITTAL - RESPONSE 4SITE PLAN SUBMITTAL - FIRE RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 1 -
SITE PLAN SUBMITTAL - RESPONSE 2
Upland Mix
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Bromus carinatus California Brome Grass 1 Gal. 18" o.c. cont. Low Deschampsia cespitosa Tufted Hair Grass 1 Gal. 18" o.c. cont. LowElymus glaucus Blue Wild Rye 1 Gal. 18" o.c. cont. Low Eschscholzia californica California Poppy 1 Gal. 18" o.c. cont. Very LowFestuca idahoensis Blue Bunchgrass 1 Gal. 18" o.c. cont. Very Low Lupinus nanus Sky Lupine 1 Gal. 18" o.c. cont. Moderate Salvia sonomensis Sonoma Sage 1 Gal. 18" o.c. cont. LowSymphyotrichum chilense California Aster 1 Gal. 18" o.c. cont. Moderate
1. All Planting Areas to be Provided Low-Flow, Drip Irrigation.
2. Meadows to be hydro seeded, landscape contractor to advise on methods for soil preparation and weed control
ADDITIONAL NOTES:
Landscape Architecture Planting Schedule
Trees
Key Quantity Botanical Name Common Name Size Caliper Root Notes WUCOLS Ac 6 Acer circinatum Vine Maple 36" Box Multistem Moderate Ae 4 Aesculus californica California Buckeye 48" Box Very Low Am 68 Arctostaphylos manzanita Dr. Hurd Manzanita 36" 8' - 10' ht Box Low Ama 16 Acer macrophyllum Big Leaf Maple 48" Box Moderate Ar 20 Acer rubrum Red Maple 60" 4.5" - 5" cal. B & B Moderate Arm 16 Arbutus x Marina Strawberry Tree 60" Box Multistem Moderate Cb 20 Carpinus betulus fastigiata Columnar European Hornbeam 60" Box Moderate Cc 57 Cercis canadensis Eastern Redbud 48" 3.5" - 4" cal. B & B Multistem Moderate Co 24 Cercis occidentalis Western Redbud 36" Box Multistem Very Low Ct 19 Chitalpa tashkentensis Chitalpa 48" Box Multistem Low Jm 14 Jarcaranda mimosifolia Jacaranda 60" Box Multistem Moderate Lc 10 Lophostemon confertus Brisbane Box 48" Box Low
Lf 15 Lyonothamnus floribundus Catalina Ironwood 36" Box Multistem Low Mg 16 Magnolia grandiflora Southern Magnolia 48" Box Moderate Pr 60 Platanus racemosa California Sycamore 60"/48" Box Multistem. Limbed up to 8' ht. Moderate Pf 13 Populus fremontii Fremont Cottonwood 48" 4" cal. Box Moderate Pg 17 Prosopis glandulosa Honey Mesquite 36" Box Low
Sla 11 Salix laevigata Red Willow 36" Box Along Pulgas Creek High Slu 9 Salix lucida Shining Willow 36" Box Along Pulgas Creek High Tt 58 Tilia tomentosa Silver Linden 48" Box Moderate
Qa 12 Quercus agrifolia Coast Live Oak 72"/48" Box Very Low Ql 10 Quercus lobata Valley Oak 72"/48" Box Low
Qv 15 Quercus virginiana Southern Live Oak 60" Box Moderate Qs 18 Quercus suber Cork Oak 60" Box Low
Shrub
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Cistus x hybridus White Rockrose 15 Gal. 24" o.c. cont. Low Frangula californica California Coffeeberry 15 Gal. 24" o.c. cont. Low Garrya elliptica Coast Silk Tassel 5 Gal. 24" o.c. cont. Low Hydrangea quercifolia Oak Leaf Hydrangea 15 Gal. 24" o.c. cont. Moderate Ribes sanguineum glutinosum Pink-Flowered Currant 1 Gal. 24" o.c. cont. Low Vaccinium ovatum Evergreen Huckleberry 5 Gal. 24" o.c. cont. Moderate Grasses & Perennials
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Achillea filipendulia 'Gold Plate' Fern-Leaf Yarrow 1 Gal. 18" o.c. cont. Low Agastache spp. Hyssop 1 Gal. 18" o.c. cont. Low
Bouteloua gracilis Blue Grama Grass 1 Gal. 18" o.c. cont. Low Echinacea purpurea Purple Coneflower 1 Gal. 18" o.c. cont. Moderate Festuca rubra No-Mow Red Fescue 1 Gal. 12" o.c. cont. Low Gaura lindheimeri Lindheimer's Beeblossom 1 Gal. 18" o.c. cont. Moderate Melica imperfecta Coast Range Melic 1 Gal. 12" o.c. cont. Very Low Penstemon spp. Penstemon 1 Gal. 18" o.c. cont. Low
Salvia nemorosa 'Sensation White' Meadow Sage 1 Gal. 12" o.c. cont. Moderate Sesleria autumnalis Autumn Moor Grass 1 Gal. 18" o.c. cont. Moderate SH
UP
GP
Dry Garden Mix-1
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Agave attenuata 'Nora' Agave 5 Gal. 36" o.c. cont. Low
Cerastium tomentosum Snow-In-Summer 4" Pot 8" o.c. cont. Moderate Dudleya spp. Live Forever 1 Gal. 12" o.c. cont. Low
Lavandula spp. Lavender 1 Gal. 12" o.c. cont. Low
Echeveria spp. Hens and Chickens 4" Pot 8" o.c. cont. Low Lantana montevidensis Trailing Lantana 1 Gal. 12" o.c. cont. Low Myoporum parvifolium Myoporum 1 Gal. 12" o.c. cont. Low Sedum sp. Stonecrop 4" Pot 8" o.c. cont. LowSedum album White Stonecrop 4" Pot 8" o.c. cont. LowSedum pachyclados Gray Stonecrop 4" Pot 8" o.c. cont. LowSedum rupestre 'Angelina' Blue Stonecrop 4" Pot 8" o.c. cont. Low Thymus vulgaris Common Thyme 4" Pot 8" o.c. cont. Low
Dry Garden Mix-2
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Agave spp. Agave 5 Gal. 36" o.c. cont. LowArtemisia spp. Sagebrush 5 Gal. 36" o.c. cont. Very Low Ceanothus spp. California Lilac 5 Gal. 36" o.c. cont. Low Grevillea 'King's Fire' Grevillea 'King's Fire' 5 Gal. 36" o.c. cont. Low Lavandula spp. Lavender 1 Gal. 36" o.c. cont. LowLantana montevidensis Trailing Lantana 5 Gal. 36" o.c. cont. LowLeucadendron 'Safari Sunset" Safari Sunset Conebush 5 Gal. 36" o.c. cont. LowLeucospermum 'Scarlet Ribbons' Nodding Pincushion 15 Gal. 36" o.c. cont. Low Myoporum parvifolium Myoporum 1 Gal. 12" o.c. cont. Low Nepeta spp. Catmint 1 Gal. 12" o.c. cont. Low
Protea cynaroides King Protea 1 Gal. 24" o.c. cont. Moderate D1
Understory Planting Mix
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Asarum caudatum Wild Ginger 4" pot 8" o.c. cont. Moderate Blechnum spicant Deer Fern 1 Gal. 12" o.c. cont. Moderate Carex divulsa Berkeley Sedge 1 Gal. 12" o.c. cont. Low
Carex praegracilis California Field Sedge 1 Gal. 12" o.c. cont. Moderate Dicentra formosa Pacific Bleeding Heart 1 Gal. 12" o.c. cont. Moderate Fragaria chiloensis Beach Strawberry 4" pot 8" o.c. cont. LowPolystichum munitum Western Swordfern 5 Gal. 36" o.c. cont. ModeratePolystichum acrostichoides Christmas Fern 5 Gal. 36" o.c. cont. ModerateRhododendron macrophyllum Pacific Rhododendron 15 Gal. 36" o.c. cont. Moderate Woodwardia fimbriata Giant Chain Fern 5 Gal. 36" o.c. cont. Moderate D2
Bioretention Planting Mix
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Achillea filipendulina 'Gold Plate' Fern-Leaf Yarrow 1 Gal. 18" o.c. cont. Low Achillea millefolium 'Sonoma Coast' White Yarrow 1 Gal. 18" o.c. cont. Moderate Calamagrotis x acutifolia 'Karl Foerster' Feather Reed Grass 1 Gal. 18" o.c. cont. ModerateCarex tumulicola Foothill Sedge 1 Gal. 12" o.c. cont. Low Echinacea purpurea 'Magnus' Purple Cone Flower 1 Gal. 18" o.c. cont. ModerateFestuca rubra Creeping Red Fescue 1 Gal. 12" o.c. cont. Low Juncus patens California Grey Rush 1 Gal. 12" o.c. cont. Low Muhlenbergia lindheimeri 'Autumn Glow' Autumn Glow Muhly 5 Gal. 24" o.c. cont. Low Muhlenbergia rigens Deer Grass 5 Gal. 24" o.c. cont. Low Sesleria autumnalis Autumn Moor Grass 1 Gal. 12" o.c. cont. Moderate Riparian Planting Mix
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Artemisia californica California Sagebrush 5 Gal. 24" o.c. cont. Low Carex tumulicola Foothill Sedge 1 Gal. 12" o.c. cont. Low Elymus glaucus Blue Wild Rye 1 Gal. 18" o.c. cont. Low
Elymus triticoides Creeping Wild Rye 1 Gal. 18" o.c. cont. Low Erigeron glaucus Beach Aster 1 Gal. 12" o.c. cont. LowFrangula californica California Coffeeberry 5 Gal. 36" o.c. cont. Low Salvia mellifera Black Sage 1 Gal. 18" o.c. cont. Low
Pollinator Planting Mix
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Achillea millefolium Yarrow 1 Gal. 18" o.c. cont. Low
Arctostaphylos bakeri Manzanita 5 Gal. 18" o.c. cont. Low Ceanothus spp. California Lilac 5 Gal. 36" o.c. cont. Low Echinacea purpurea Purple Cone Flower 1 Gal. 18" o.c. cont. ModerateEschscholzia californica California Poppy 4" pot 18" o.c. cont. Very LowLupinus spp. Lupine 4" pot 18" o.c. cont. LowPenstemon spectabilis Showy Penstemon 1 Gal. 18" o.c. cont. Low Salvia clevelandii Fragrant Sage 1 Gal. 12" o.c. cont. Low Salvia spathacea Hummingbird Sage 1 Gal. 12" o.c. cont. Low Verbena lasiostachys Western Vervain 1 Gal. 12" o.c. cont. Low Lawn
Key Quantity Botanical Name Common Name Size Spacing Root Notes WUCOLS Delta Bluegrass - Bolero Plus 90% Bolero Dwarf Fescue/10% Bluegrass Sod. Low UN
BP
RI
PG
LA
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L6.00
PLANTING SCHEDULE
SITE PLAN SUBMITTALSITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
LIMIT OF WORK
Offsite Onsite
Offsite Onsite
Property Line
LIMIT OF WORK
Property Line
Property Line
LIMIT OF WORK
LIMIT OF WORK
Offsite Onsite
B3
B4
PG2
Industrial Road
Commercial Street
B1
B2
Paseo
Bus Stop
Paseo
17 Tt
7 Am
14 Tt
1 1
Ar
6 Am
4 Cc
4 Am
1 Arm
1 4 Arm
Lf
4 Qs
1 Cb
1 Lf
1 Lf
2 Lf
7 Cc
3 Jm
2 Am
1 Pf
1 Lc
12 Mg
1 Sla
1 Ama
3 Qa
11 Cc
4 Mg
2 Ar
2 Co
5 Qv
7 Qv
3 Qv
3 Am
1 Ae
2Ar
2 Lf
2 Jm
6 Ac
1 Ae
1 Ae
1 Co 1Sla
3 Ama
2 Slu
2 Qa
5 Ama
3 Slu
1 Sla
3 Ar
3 Co
2 Lf
5 Lc
1 Lc
2 Lc
3 Lf
1 Lc
2 Co
3 Arm
6 Cb
2 Co
2 Arm
4 Cb
1 Ae
2 Am
3 Ar
5 Am
2 Ama
3 Qa
Matchline MatchlineMatchline Matchline
2 Cb
2 Qs
2 Pf
3 Sla
1 Sla
1 Slu
6 Am
2 Cc
2 Arm
6 Cc
3 Cc
1 Am
3 Cc
1. The Contractor shall locate and verify all existing
and new utility line locations prior to planting, and
shall report any utility conflicts to the Construction
Manager.
2. Contractor shall receive approval from Landscape
Architect of plant layout prior to installation.
3. The trunk flare (at the base of the tree) shall be
properly exposed for all plantings.
4. Keep root balls intact prior to and during planting
operations. Plants with broken or damaged root
balls shall be rejected and immediately removed
from the site. Keep root balls damp and
protected from damage due to sun and wind. Do
not shave root balls.
6. Mass planting to use triangular spacing. Refer to
planting details.
7. 1 year landscape maintenance and warranty
period.
8. Mycorrhizal Fungi Inoculant (MFI) application shall
occur at the time of planting and seasonaly
thereafter during plants establishment.
9. Liquid Biological Amendment (LBA) including
compost tea shall be applied at the time of
planting installation and seasonally thereafter
during plant establishment.
Landscape Architecture Planting NotesLandscape Architecture Planting Legend LOW Limit of Work
Center Line
Property Line
Match Line
Deciduous Tree
Understory Tree/ShrubEgress/ Ingress
Structure Below
Structure Above
MATCHLINE
Trees - Site Plan
Key Quantity Botanical Name
Ac 6 Acer circinatum
Ae 4 Aesculus californica
Am 68 Arctostaphylos manzanita Dr. Hurd
Ama 16 Acer macrophyllum
Ar 20 Acer rubrum
Arm 16 Arbutus x Marina
Cb 20 Carpinus betulus fastigiata
Cc 57 Cercis canadensis
Co 24 Cercis occidentalis
Ct 19 Chitalpa tashkentensis
Jm 14 Jarcaranda mimosifolia
Lc 10 Lophostemon confertus
Lf 15 Lyonothamnus floribundus
Mg 16 Magnolia grandiflora
Pr 60 Platanus racemosa
Pf 13 Populus fremontii
Pg 17 Prosopis glandulosa
Sla 11 Salix laevigata
Slu 9 Salix lucida
Tt 58 Tilia tomentosa
Qa 12 Quercus agrifolia
Ql 10 Quercus lobata
Qv 15 Quercus virginiana
Qs 18 Quercus suber
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L6.01
TREE PLANTING PLAN
N
SITE PLAN SUBMITTALSITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
Offsite Onsite
LIMIT OF WORK
LIMIT OF WORK
Property Line
Property Line
Offsite Onsite
B5
B6
PG1
B7
Old County Road
B8
4 Tt
23 Tt
6 Am
3 Cc
5 Cc
2 Ar
6 Pr
2 Am
2 Am
3 Pr
3 Am
6 Pr
3 Am
1 Ama
2 Sla
3 Slu
1 Ama
2 Sla
2 Qs
1 Am 14
Co
6 Qs
6 Cc
4 Jm
2 Qs
2 Jm
6 Ar
1 Ar
4 Cc
3 Jm
6 Arm
3 Qa
2 Ama
7 Cb
13 Pg
4 Pg
45 Pr
6 Am
1 Arm
7 Pf
10 Ql
1 Am
2 Qs
1 Ar
1 Lf
19 Ct
2 Ama
3 Pf
Matchline MatchlineMatchline Matchline
3 Cc
1 Qa
1 Ama
2 Am
2 Qs
3 Am
1. The Contractor shall locate and verify all existing
and new utility line locations prior to planting, and
shall report any utility conflicts to the Construction
Manager.
2. Contractor shall receive approval from Landscape
Architect of plant layout prior to installation.
3. The trunk flare (at the base of the tree) shall be
properly exposed for all plantings.
4. Keep root balls intact prior to and during planting
operations. Plants with broken or damaged root
balls shall be rejected and immediately removed
from the site. Keep root balls damp and
protected from damage due to sun and wind. Do
not shave root balls.
6. Mass planting to use triangular spacing. Refer to
planting details.
7. 1 year landscape maintenance and warranty
period.
8. Mycorrhizal Fungi Inoculant (MFI) application shall
occur at the time of planting and seasonaly
thereafter during plants establishment.
9. Liquid Biological Amendment (LBA) including
compost tea shall be applied at the time of
planting installation and seasonally thereafter
during plant establishment.
Landscape Architecture Planting NotesLandscape Architecture Planting Legend LOW Limit of Work
Center Line
Property Line
Match Line
Deciduous Tree
Understory Tree/ShrubEgress/ Ingress
Structure Below
Structure Above
MATCHLINE
Trees - Site Plan
Key Quantity Botanical Name
Ac 6 Acer circinatum
Ae 4 Aesculus californica
Am 68 Arctostaphylos manzanita Dr. Hurd
Ama 16 Acer macrophyllum
Ar 20 Acer rubrum
Arm 16 Arbutus x Marina
Cb 20 Carpinus betulus fastigiata
Cc 57 Cercis canadensis
Co 24 Cercis occidentalis
Ct 19 Chitalpa tashkentensis
Jm 14 Jarcaranda mimosifolia
Lc 10 Lophostemon confertus
Lf 15 Lyonothamnus floribundus
Mg 16 Magnolia grandiflora
Pr 60 Platanus racemosa
Pf 13 Populus fremontii
Pg 17 Prosopis glandulosa
Sla 11 Salix laevigata
Slu 9 Salix lucida
Tt 58 Tilia tomentosa
Qa 12 Quercus agrifolia
Ql 10 Quercus lobata
Qv 15 Quercus virginiana
Qs 18 Quercus suber
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L6.02
TREE PLANTING PLAN
N
SITE PLAN SUBMITTALSITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
Matchline Matchline
Matchline Matchline
UN
GP
GP
SH
UN
GP
UP
UP
UP
GP
GP
UN
UN
UN UN
SH
SH
SH
SH
BP
SH
UN SH
GP
GP
GP
UN
UN
UN
SH
SH
SH
SH
GP
GP
LA
GP
D2
UN
UN
UN
UN
UN
GP
GP
UN
UN
UN
UP
SH
SH
SH
SH
UN
UN
UN
UN
UP
GP
GP
GP
SH
SH
SH
SH
SH
GP
SH
GP
SH
UN
GP
UN
GP
GP
RI
SH
SH
PG
PG
PG
PG
GP
GP
D2
D2
RI
RI
RI
RI
RI
D2
D2
GP
GP
BP
GP GP
GP
GP
GP
GP
GP LA
UP
SH
UN UP
BP
SH
GP
UN
BP
BP
GP
UP UN
SH
UN
UP
UN
SH
BP
GP
UP SH
BP
UN
PG
PG
D2
D2
BP
GP
D2
SH
BP
PG
GP
D2
GP
BP
UN
UN
UN
UN
BP
BP
UP
UP
UN
GP
UP
BP
GP
GP
D2
PG
UN
UN UN
UN
UN
UN
UN
UN
LA
UN
UN
UN
D2
GP
GP
BP
LIMIT OF WORK
Offsite Onsite
Offsite Onsite
Property Line
LIMIT OF WORK
Property Line
Property Line
LIMIT OF WORK
LIMIT OF WORK
Offsite Onsite
B3
B4
PG2
Industrial Road
Commercial Street
B1
B2
Paseo
Bus Stop
Paseo
1. The Contractor shall locate and verify all existing
and new utility line locations prior to planting, and
shall report any utility conflicts to the Construction
Manager.
2. Contractor shall receive approval from Landscape
Architect of plant layout prior to installation.
3. The trunk flare (at the base of the tree) shall be
properly exposed for all plantings.
4. Keep root balls intact prior to and during planting
operations. Plants with broken or damaged root
balls shall be rejected and immediately removed
from the site. Keep root balls damp and
protected from damage due to sun and wind. Do
not shave root balls.
6. Mass planting to use triangular spacing. Refer to
planting details.
7. 1 year landscape maintenance and warranty
period.
8. Mycorrhizal Fungi Inoculant (MFI) application shall
occur at the time of planting and seasonaly
thereafter during plants establishment.
9. Liquid Biological Amendment (LBA) including
compost tea shall be applied at the time of
planting installation and seasonally thereafter
during plant establishment.
Landscape Architecture Planting NotesLandscape Architecture Planting Legend LOW Limit of Work
Center Line
Property Line
Match Line
UNDERSTORY
Deciduous Tree
Understory Tree/Shrub
Egress/ Ingress
Structure Below
Structure Above
MATCHLINE
SH Shrub Mix
UP Upland Mix
GP Grasses and Perennials Mix
D1 Dry Garden Mix 1
D2 Dry Garden Mix 2
UN Understory Planting Mix
BP Bioretention Planting Mix
RI Riparian Planting Mix
PG Pollinator Planting Mix
LA Lawn
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L6.11
UNDERSTORY PLANTING PLAN
N
-
SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
Matchline Matchline
Matchline Matchline
UN
UN
UP
UP
UP
UP
GP
UN
SH
SH
BP
BP
SH
SH
SH
GP
GP
SH
UP
UP UP
SH
UP
UP
UP
UP
UP
UN
SH
SHSH
SH SH
UN SH UN
UN
UN
UN
UN
GP
UP
D1
D1
D2
D2
D2
D1
D2
D1 UN
UN
UN
UN
SH
SH GP
GP
GP
GP
UP BP
LA
LA
LA
UN
UN
GP
GP
GP
GP
PG
PG
PG
GP
BP
PG
PG PG PG
UP GP
RI
RI
PG
GP
D2 PG
D2
D2
BP
PG
PG
PG PG
GP
D2
D2
GP
D2
D2
D2
BP
BP
SH
UN
GP
D2
GP
SH
GP
GP
GP
GP
LA
LA
UP
SH
GP
D2
BP
BP
SH
SH
SH
BP
GP
BP
SH
SH
BP
SH
GP
BP
SH
SH
GP
GP
GP
UN
SH
GP
PG
UP
PG
BP
GP PG
PG GP
PG
PG
GP
UP
D2
D2
GP
GP
PG
D2
D2
GP
UN
UP UN
GP
UN
UN
UP
UN
UN
GP
LA
GP
UN
UN
D2
GP
GP
GP
GP
BP
GP
Offsite Onsite
LIMIT OF WORK
LIMIT OF WORK
Property Line
Property Line
Offsite Onsite
B5
B6
PG1
B7
Old County Road
B8
1. The Contractor shall locate and verify all existing
and new utility line locations prior to planting, and
shall report any utility conflicts to the Construction
Manager.
2. Contractor shall receive approval from Landscape
Architect of plant layout prior to installation.
3. The trunk flare (at the base of the tree) shall be
properly exposed for all plantings.
4. Keep root balls intact prior to and during planting
operations. Plants with broken or damaged root
balls shall be rejected and immediately removed
from the site. Keep root balls damp and
protected from damage due to sun and wind. Do
not shave root balls.
6. Mass planting to use triangular spacing. Refer to
planting details.
7. 1 year landscape maintenance and warranty
period.
8. Mycorrhizal Fungi Inoculant (MFI) application shall
occur at the time of planting and seasonaly
thereafter during plants establishment.
9. Liquid Biological Amendment (LBA) including
compost tea shall be applied at the time of
planting installation and seasonally thereafter
during plant establishment.
Landscape Architecture Planting NotesLandscape Architecture Planting Legend LOW Limit of Work
Center Line
Property Line
Match Line
UNDERSTORY
Deciduous Tree
Understory Tree/Shrub
Egress/ Ingress
Structure Below
Structure Above
MATCHLINE
SH Shrub Mix
UP Upland Mix
GP Grasses and Perennials Mix
D1 Dry Garden Mix 1
D2 Dry Garden Mix 2
UN Understory Planting Mix
BP Bioretention Planting Mix
RI Riparian Planting Mix
PG Pollinator Planting Mix
LA Lawn
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L6.12
UNDERSTORY PLANTING PLAN
N
-
SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
4 1
Arrival
Road
Planting
Zone
Planting
Zone Flood Mitigation & Ecology Zone Pulgas Creek
16.00 10.00 9.00
FFE 16.00
13.00 Creek Widening
Existing River Bank
10yr Flood = 11.60100yrFlood = 11.80
ElevatedBoard Walk
PG2
Property Line
25' Bank Setback
Existing Grade
Existing Top of Bank
Limit of Work
Central Green Planting Zone Cherry Grove Flood Mitigation & Ecology Zone Pulgas Creek
14.50 14.50
12.00 13.50 13.00 10.00
Existing River Bank
10yrFlood = 13.10100yrFlood = 13.30
Creek Widening
B4
Existing Top of Bank
Property Line
Limit of Work
25' Bank Setback
Existing Grade
Arrival
Road
Planting
Zone
Planting
Zone Bio-Retention Pulgas Creek Ecology Zone
FFE 15.00 16.00
12.50 Creek Widening
Existing River Bank
10yrFlood = 12.80100yrFlood = 13.00 Creek
Path
PG2
Existing Grade
Existing Top of Bank
Property Line
Limit of Work
25' Bank Setback
Fire
Road
Planting & Active
PA Zone Pulgas Creek Eco Zone
FFE 19.00 19.00
16.47 Creek
Path
Existing
Conc. Wall
Existing River Bank
100yr Flood = 16.00
Channel Bed
Improvements
10yr Flood = 14.80
PG1
Existing Grade
25' Bank Setback
Existing Top of Bank
Property Line
Limit of Work
Fire
Road
Planting
PA Zone Pulgas Creek Eco Zone
FFE 19.00 18.50
Creek
Path
Maintain
Creek
Existing River Bank
100yrFlood = 15.0010yrFlood = 14.20
25' Bank Setback
Existing Top of Bank
Property Line
Limit of Work
PG1
Existing Grade
15.00 Fire
Road
Planting
PA Zone Pulgas Creek Eco Zone
19.00 16.00
FFE 19.00
Creek
Path
Existing River Bank
100yr Flood = 15.0010yr Flood = 14.20
25' Bank Setback
Existing Top of Bank
Property Line
Limit of Work
PG1
Existing Grade
© Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L7.01
CONCEPTUAL CREEK SECTIONS
-
01 Conceptual Creek Section-A Scale: 1/16" = 1'-0" Conceptual Section03 Conceptual Creek Section-C Scale: 1/16" = 1'-0" Conceptual Section 02 Conceptual Creek Section-B Scale: 1/16" = 1'-0" Conceptual Section 06 Conceptual Creek Section-F Scale: 1/16" = 1'-0" Conceptual Section 04 Conceptual Creek Section-D Scale: 1/16" = 1'-0" Conceptual Section 05 Conceptual Creek Section-E Scale: 1/16" = 1'-0" Conceptual Section SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 -
SITE PLAN SUBMITTAL - ENGINEERING 2SITE PLAN SUBMITTAL - RESPONSE 2 © Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt 033.3426.000.
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024
11/08/2024
01/09/202501/10/2025
12/23/2024
1 2
3 03/12/2025
E0-L8.01
SITE CHARACTER IMAGERY
-
SITE PLAN SUBMITTAL - RESPONSE 1SITE PLAN SUBMITTAL - RESPONSE 4 --
SITE PLAN SUBMITTAL - RESPONSE 2
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
N/A
E0-C1.00
GENERAL NOTES
3 01/09/2025
01/10/202503/12/2025 SITE PLAN SUBMITTAL - REPSONSE 4
SITE PLAN SUBMITTAL - FIRE RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 2
1"=30'
E0-C2.00
EXISTING CONDITIONS
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 Δ=95°10'20"
1"=30'
E0-C2.01
EXISTING CONDITIONS
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
NO SCALE
E0-C2.02
EXISTING CONDITIONS
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 E0-C3.00
1"=40'
DEMOLITION PLAN
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 E0-C3.01
1"=40'
DEMOLITION PLAN
E0-C4.00
1"=30'
PRELIMINARY EARTHWORK -PHASE 1
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
09/06/2024 SITE PLAN SUBMITTAL
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - REPSONSE 4 E0-C4.01
1"=30'
PRELIMINARY EARTHWORK -PHASE 1
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
09/06/2024 SITE PLAN SUBMITTAL
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - REPSONSE 4 E0-C4.02
1"=30'
CONCEPTUAL EARTHWORK -
PHASE 2
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - REPSONSE 4 E0-C4.03
1"=30'
CONCEPTUAL EARTHWORK -
PHASE 3
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - REPSONSE 4 B1
PARCEL 1
B3
PARCEL 3
PG2
PARCEL 4
B4
B2
PARCEL 2
B5
PARCEL 5
B7
PARCEL 7
B6
PARCEL 6
PG1
PARCEL 8
B8
E0-C4.04
1"=60'
PHASED TENTATIVE PARCELMAP
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 B1
B1
B3
PG2
B4
B1
B1
E0-C4.05
1"=40'
CONCEPTUAL EASEMENT MAP
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
12/23/2024
01/10/202503/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
SITE PLAN SUBMITTAL - ENG. RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 2 2 PG1
B5
B6
B7
B8
P
B
B
5 B
6 PG1
B8
E0-C4.06
1"=40'
CONCEPTUAL EASEMENT MAP
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
12/23/2024
01/10/202503/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
SITE PLAN SUBMITTAL - ENG. RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 2 2 B1
B2
EXISTING JOBY
BUILDING
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
1"=30'
E0-C5.00
PRELIMINARY GRADING PLAN -PHASE 1
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
09/06/2024 SITE PLAN SUBMITTAL
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
TEMPORARY PARKING LOT
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
1"=30'
E0-C5.01
PRELIMINARY GRADING PLAN -PHASE 1
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
09/06/2024 SITE PLAN SUBMITTAL
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
B1
B2
EXISTING JOBY
BUILDING
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
1"=30'
E0-C5.04
PAVING, STRIPING, AND SIGNAGEPLAN - PHASE 1
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
09/06/2024 SITE PLAN SUBMITTAL
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 B2
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
1"=30'
E0-C5.05
PAVING, STRIPING, AND SIGNAGEPLAN - PHASE 1
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
09/06/2024 SITE PLAN SUBMITTAL
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
E0-C5.06
1"=40'
CONCEPTUAL PAVING,STRIPING, AND SIGNAGE PLAN -
PHASE 2
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 E0-C6.00
1"=30'
PRELIMINARY UTILITY PLAN -PHASE 1
3 SITE PLAN SUBMITTAL - FIRE RESPONSE 2
SITE PLAN SUBMITTAL - RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 4 01/10/202503/12/202501/09/2025
T9
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 E0-C6.01
1"=30'
PRELIMINARY UTILITY PLAN -PHASE 1
3 01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 2 SITE PLAN SUBMITTAL - RESPONSE 2 SITE PLAN SUBMITTAL - RESPONSE 4
01/10/202503/12/202501/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 2 © Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 E0-C6.02
1"=40'
CONCEPTUAL UTILITY PLAN -
PHASE 2
3 01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 2 SITE PLAN SUBMITTAL - RESPONSE 2 SITE PLAN SUBMITTAL - RESPONSE 4
01/10/202503/12/202501/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 2 T9
© Gensler
Date Description
Project NameProject NumberDescription
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000Oakland, CA 94612Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape ArchitectPier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 E0-C6.03
1"=30'
CONCEPTUAL UTILITY PLAN -
PHASE 3
3 01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 2 SITE PLAN SUBMITTAL - RESPONSE 2 SITE PLAN SUBMITTAL - RESPONSE 4
01/10/202503/12/202501/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 2 © Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
1"=40'
STORMWATER MANAGEMENT
PLAN-PHASE 1
E0-C7.00
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
1"=40'
CONCEPTUAL STORMWATER
MANAGEMENT PLAN-PHASE 2
E0-C7.01
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 1"=40'
CONCEPTUAL STORMWATER
MANAGEMENT PLAN-PHASE 3
© Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
E0-C7.02
2 12/23/2024 SITE PLAN SUBMITTAL - ENG. RESPONSE 2
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 3 4"
3" 12"
2 3
4"
© Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
E0-C8.00
1"=40'
FIRE ACCESS ROAD PLAN - PHASE 1 & 2
3 4
01/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 201/10/202502/10/202503/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 SITE PLAN SUBMITTAL - RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 3 3 4"
3" 12"
2 3
4"
© Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
E0-C8.01
1"=40'
FIRE ACCESS ROAD PLAN - PHASE 2 & 3
3 4
01/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 201/10/202502/10/202503/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 SITE PLAN SUBMITTAL - RESPONSE 2SITE PLAN SUBMITTAL - RESPONSE 3 © Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
E0-C8.02
1"=40'
FIRE HYDRANT AND FDC PLAN -
PHASE 1 & 2
3 01/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 2
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject Number
Description
ScaleSeal / Signature
2024
NOT FOR
CONSTRUCTION
2101 Webster St. Tel 510.625.7400
Suite 2000
Oakland, CA 94612
Civil Engineer
150 Executive Park Blvd.
Suite 4200San Francisco, CA 94134
Tel 925.245.8788
Landscape Architect
Pier 33 North
The Embarcadero
Suite 200San Francisco, CA 94111
Tel 415.914.7450
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
8/20/2024 10:54:23 AM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt xx.xx
INDUSTRIAL ROAD, COMMERCIAL
STREET, & OLD COUNTY ROADSAN CARLOS, CA
09/06/2024 SITE PLAN SUBMITTAL
1 11/08/2024 SITE PLAN SUBMITTAL - RESPONSE 1
E0-C8.03
1"=40'
FIRE HYDRANT AND FDC PLAN -
PHASE 2 & 3
3 01/09/2025 SITE PLAN SUBMITTAL - FIRE RESPONSE 2
01/10/2025 SITE PLAN SUBMITTAL - RESPONSE 203/12/2025 SITE PLAN SUBMITTAL - RESPONSE 4 © Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
E0-R0.01
INDUSTRIAL RD EXISTINGCONDITIONS PLAN (REF)
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
,1'8675,$/
52$'(;,67,1*
&21',7,216
3/$1
&2,
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.02
COMMERCIAL ST EXISTINGCONDITIONS PLAN (REF)
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
&2,&200(5&,$/
675((7
(;,67,1*
&21',7,216
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.03
OLD COUNTY RD EXISTINGCONDITIONS PLAN (REF)
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
&2,
2/'&2817<
52$'(;,67,1*
&21',7,216
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.04
INDUSTRIAL RD DEMOLITIONPLAN (REF)
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
,1'8675,$/
52$''(02/,7,21
3/$1
&2,
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.05
COMMERCIAL STDEMOLITION PLAN (REF)
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
&2,&200(5&,$/
675((7
'(02/,7,21
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.06
OLD COUNTY RDDEMOLITION PLAN (REF)
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
&2,
2/'&2817<
52$''(02/,7,21
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.07
INDUSTRIAL RD EROSIONCONTROL PLAN (REF)
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&2,
,1'8675,$/
52$'(526,21
&21752/3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.08
COMMERCIAL ST EROSIONCONTROL PLAN (REF)
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&2,
&200(5&,$/
675((7
(526,21
&21752/3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.09
OLD COUNTY RD EROSIONCONTROL PLAN (REF)
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&2,
2/'&2817<
52$'(526,21
&21752/3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.10
INDUSTRIAL RD GRADINGPLAN (REF)
&2,
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
,1'8675,$/
52$'
*5$',1*3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.11
COMMERCIAL ST GRADINGPLAN (REF)
&2,
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&200(5&,$/
675((7
*5$',1*3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.12
COMMERCIAL ST GRADINGPLAN (REF)
&2,
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
&200(5&,$/
675((7
*5$',1*3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.13
COMMERCIAL ST GRADINGPLAN (REF)
&2,
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&200(5&,$/
675((7
*5$',1*3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.14
COMMERCIAL ST GRADINGPLAN (REF)
&2,
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
&200(5&,$/
675((7
*5$',1*3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.15
OLD COUNTY RD GRADINGPLAN (REF)
&2,
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
N
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
PG-2
B1 B2
B3
B4B6 PG-1
B5
2/'&2817<
52$'
*5$',1*3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.16
OLD COUNTY RD GRADINGPLAN (REF)
&2,
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
2/'&2817<
52$'*5$',1*
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design NOTE TO REVIEWER:THE BICYCLE PATH AND TRANSITIONSHALL BE EXTENDED TO BRITTAN AVEDURING FINAL DESIGN. WORK SHALLINCLUDE UPDATEDSTRIPING/TRANSITIONS FROM BIKELANES ON OPPOSITE SIDES OF THESTREET TO ADJACENT NB/SB BIKE LANES. 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.17
COMMERCIAL ST UTILITYPLAN (REF)
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&2,&200(5&,$/
675((787,/,7<
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.18
OLD COUNTY RD UTILITY PLAN (REF)
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
&2,
2/'&2817<
52$'87,/,7<
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.19
INDUSTRIAL RD PAVING ANDSTRIPING PLAN (REF)
&2,
3/$11,1*
68%0,77$/
2))6,7(
,03529(0(17
A L E X A N D R I A
$/(;$1'5,$
',675,&7)25
6&,(1&($1'
7(&+12/2*<
,1'8675,$/
52$'3$9,1*
$1'675,3,1*
3/$1
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.20
COMMERCIAL ST PAVINGSIGNAGE AND STRIPINGPLAN (REF)
&2,
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REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.21
OLD COUNTY RD SIGNAGEAND STRIPING PLAN (REF)
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REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.22
COMMERCIAL STSTORMWATER MANAGEMENTPLAN (REF)
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2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.23
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2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.24
TRAFFIC SIGNAL AT OLDCOUNTY RD/ COMMERCIALST (REF)
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.25
TRAFFIC SIGNAL AT OLDCOUNTY RD/ PG1 ACCESS(REF)
N
1/2
A L E X A N D R I A
ALEXANDRIA
DISTRICT FOR
SCIENCE AND
TECHNOLOGY
PG-2
B1 B2
B3
B4B6 PG-1
B5
TRAFFIC SIGNAL AT
OLD COUNTY RD /
PG1 ACCESS
TS.02.OI
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
© Gensler
Date Description
Project NameProject NumberDescriptionScaleSeal / Signature 2024
NOT FOR
CONSTRUCTION
2101 Webster St.Suite 2000Oakland, CA 94612Tel 510.625.7400Civil Engineer150 Executive Park Blvd.Suite 4200San Francisco, CA 94134Tel 925.245.8788 Landscape ArchitectPier 33 NorthThe EmbarcaderoSuite 200San Francisco, CA 94111Tel 415.914.7450 11/8/2024 2:32:14 PM Autodesk Docs://033.3426.000 - ACLS/PHX-XX-ENTITLEMENTS-033.3426.000-ACLS_R23.rvt SIGNAGE STANDARD & OVERVIEW 033.3426.000 ALEXANDRIA CENTER FOR LIFE SCIENCES
INDUSTRIAL ROAD, COMMERCIALSTREET, & OLD COUNTY ROADSAN CARLOS, CA
OFFSITE IMPROVEMENTS - REFERENCE ONLY
E0-R0.26
TRAFFIC SIGNAL ATINDUSTRIAL RD/COMMERCIAL ST (REF)
N
1/2
A L E X A N D R I A
ALEXANDRIA
DISTRICT FOR
SCIENCE AND
TECHNOLOGY
PG-2
B1 B2
B3
B4B6 PG-1
B5
TRAFFIC SIGNAL AT
INDUSTRIAL RD /
COMMERCIAL ST
TS.03.OI
2 12/23/24 SITE PLAN SUBMITTAL- ENG. RESPONSE 2
REFERENCE DRAWING
This drawing is provided forreference only for the purposeof demonstrating the extent ofoffsite work. Items presentedmay not be fully coordinatedwith current design. All worksubject to final design 01/10/25 SITE PLAN SUBMITTAL - RESPONSE 2
03/12/25 SITE PLAN SUBMITTAL - RESPONSE 4
EXHIBIT C
REQUIRED FINDINGS CITY COUNCIL CONSIDERATION
ALEXANDRIA CENTER FOR LIFE SCIENCE PROJECT
Planned Development Zoning, Planned Development Plan and Sign Program Findings:
In considering whether to approve the Planned Development Zoning designation, Planned Development Plan and Sign Program, the City Council must consider the following findings.
A. The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply.
Basis for Finding: The project is consistent with the General Plan, as outlined below under the heading “General Plan Policies”, and the General Plan classification of Planned Industrial. The Planned Industrial land use designation permits research and development, biotech, light industrial, flex warehousing and related uses. Consistent with that description, the project would provide research and development uses and office uses, with related supporting uses. The project also complies with the Heavy Industrial District development standards except for height and floor area, which the proposed PD Ordinance would alter as allowed by the Municipal Code.
The City does not have an adopted Specific Plan governing the project site, however the East Side Innovation District Vision Plan is considered a guiding document for development in the area.
The project is consistent with the East Side Vision planning strategies within the area, including implementing the following: (1) Discovery Path through the site, (2) bike, pedestrian and landscape improvements along Commercial Street, (3) the East Side connect multi-modal street improvements along Old County Road, (4) Pulgas Creek improvements including adding a publicly accessible multi-use trail, (5) inclusion of a publicly accessible cafe and publicly accessible landscaped areas, (6) promoting environmental stewardship with solar panels, flood mitigation and plumbing for future recycled water, and (7) contribution towards community benefits.
B. The subject site is physically suitable for the type and intensity of the land use being proposed;
Basis for Finding: The proposed project is consistent with the applicable General Plan land use classification of Planned Industrial, which allows office, research and development, bio-tech, and light industrial, flex, warehousing and related uses. The office/research and development use would be compatible with other office/research and development uses in the surrounding area.
The 25.34-acre site is large enough to accommodate the intensity of development while providing adequate landscaping, on-site amenities, adequate on-site circulation and emergency access.
The project site is well served by transit and can be served by all required public utilities needed for the project.
C. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of PD plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;
Basis for Finding: The City has undertaken an environmental review of the project as required by the California Environmental Quality Act (CEQA), including a preparing an Environmental Impact
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May 12, 2025 Packet Pg. 837
Report and a separate Transportation Impact Analysis. The analysis concluded that there will not be a significant reduction in traffic levels of service associated with the project. There are no anticipated public service concerns associated with the project that would be detrimental to the public health, safety, or welfare.
D. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;
Basis for Finding: The project includes demolition of the existing buildings and construction of a campus for new office/ research and development uses, with supporting uses, landscaping and parking. As discussed above, the project’s uses are compatible with the surrounding, mainly commercial land uses. In addition, the project has been designed to be in scale with other proposed developments in the area including approved development at 841 Old County Road and 1030 Brittan Avenue. The buildings are proposed to be setback from Commercial Street and Industrial Road. Street trees are included along Old County Road, Commercial Street and Industrial Road to screen the buildings. The project includes street, sidewalk and traffic signal improvements that will benefit surrounding land uses.
E. The development generally complies with applicable adopted design guidelines; and Basis for Finding: The City does not have adopted design guidelines applicable to non-residential uses. The project has undergone review by City staff to ensure quality architecture and use of high quality materials. The architecture of each building in the campus will be visually interesting while maintaining consistent design themes for compatibility. The campus incorporates bird safe design into each building.
F. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:
1. Appropriateness of the use(s) at the proposed location.
2. The mix of uses, housing types, and housing price levels.
3. Provision of units affordable to persons and families of low and moderate income or to lower income households.
4. Provision of infrastructure improvements.
5. Provision of open space.
6. Compatibility of uses within the development area.
7. Creativity in design and use of land.
8. Quality of design, and adequacy of light and air to the interior spaces of the buildings.
9. Overall contribution to the enhancement of neighborhood character and the environment of San Carlos in the long term.
Basis for Finding: The PD Zoning and PD Plan provide for a proposed development that is superior to a development that could occur under the standards applicable to the underlying Heavy Industrial District zoning. Unlike the underlying zoning, the PD District and PD Plan allow the project site to be designed as an integrated whole, where the buildings relate to each other and can be located in a manner that fosters a campus-like atmosphere. The PD District will allow an increase in building heights compared to the underlying zoning, resulting in more landscaped areas, including areas that will be open to the public. The intended use of the site for a
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May 12, 2025 Packet Pg. 838
office/research and development campus is appropriate for the project site, which has long been used for commercial uses, surrounded predominantly by commercial/industrial uses, and located near transit. The project includes street and sidewalk improvements along Commercial Street, Old County Road and Industrial Road to implement the elements of the Bike and Pedestrian Master Plan and incorporate a Discovery Path through the site as identified in the Innovation District Vision Plan. The design of the campus is of high quality, with thoughtful placement of buildings relative to the existing urban fabric and each other. Building architecture uses a palette of high-quality materials and incorporates a variety of sustainable features, including bird-safe design. The design of the campus provides ample landscaped areas (over 20% of the site) that provide adequate light and air to the interior spaces of the buildings. The project also includes the contribution of community benefits, including on and off-site improvements to Pulgas Creek, a creekside trail, formation of a Transportation Management Association (TMA), provision of onsite art, Commercial Street improvements, financial contributions, and additional beneficial project features, including publicly accessible spaces and installation of green infrastructure, as detailed in the Development Agreement. Overall, the project will enhance the neighborhood character by converting an outdated, underused commercial site into a well-designed, modern office/research and development campus, that will provide economic development opportunities and enhance the environment in the long term through sustainable design features and on and offsite improvements, as well as its contribution of community benefits.
F. SIGN PROGRAM FINDINGS
1. The master sign program proposal is consistent with the San Carlos General Plan and the Zoning Code;
2. The design of the master sign program is appropriate to the City, the neighborhood, and the lots in which it is proposed;
3. The design of the master sign program proposal is compatible with its environment with respect to use, forms, materials, setbacks, location, height, design, or similar qualities; and
4. The proposed master sign program satisfies all rules stated in Municipal Code Chapter 18.22 (pursuant to the proposed PD Plan).
Basis for Finding: The proposed master sign program was submitted with the PD Plan application, including the size and location of all proposed signs. The master sign program for the Project campus includes building-mounted wall signs for tenants, building campus signage, campus monument signs at each street corner and wayfinding signs as outlined in the PD Plan. The building tenant signs are proposed with a maximum area of 150 square feet per sign and no more than two signs per building elevation. The future tenant signs require staff level review for consistency with the master sign program.
The master sign program has been reviewed for consistency with the General Plan and Zoning Code as well as compatibility with the City, neighborhood, and Project site and provides for comprehensive sign design to ensure consistency and compatibility across the Project site.
Future staff level review will ensure consistency with the master sign program approved by the City.
GENERAL PLAN POLICIES
The Alexandria Center for Life Science site has a General Plan land use designation of Planned Industrial. The proposed project is generally consistent with the following General Plan Polices
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May 12, 2025 Packet Pg. 839
• LU-5.2: Implement the City’s adopted Economic Development Plan, which is updated annually as it relates to supporting the local economy. • LU-5.3: Support and encourage businesses and land uses that contribute to the City’s financial viability.
• LU-5.7: Support high-wage industries that provide quality jobs for workers at all education levels.
• LU-5.13: Consider use of multiple level parking facilities to provide increased space where available land is limited.
• LU-5.15: Promote economic revitalization on underutilized parcels designated for higher intensity land uses.
• LU-6.1: Support commercial/industrial activity and businesses on the East Side. • LU-6.2: Prohibit the conversion of property designated for industrial/commercial land on the East Side to non-industrial/commercial uses. ·Ensure proposed new uses in the East Side do not introduce land use conflicts that would adversely impact industrial/commercial activities.
• LU-6.3: Support the expansion of key growth industries while maintaining the overall diversity of land uses within East Side employment areas. • LU-6.6: Encourage new development on the East Side to feature high quality architecture that reinforces the character of the area. • LU-8.1: Require all development to feature high quality design that enhances the visual character of San Carlos.
• LU-8.3: Encourage design features and amenities in new development and redevelopment, including, but not limited to:
o Visual buffers.
o Facilitation of pedestrian activity.
o Distinctiveness and variety in architectural design
• LU-8.4: Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions between buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential. • LU-8.5: Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims. • LU-8.8: Encourage design of convenient pedestrian walkways with shade and minimal tripping hazards, preferably with landscape buffers.
• LU-8.10: On all sides of buildings, require the incorporation of quality architectural design elements for all building façades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines. • LU-8.18: Encourage “green building” practices in new development and redevelopment, such as those that make a building more energy efficient and reduces its effect on human health and the environment through better siting, design, construction, maintenance and operation.
• LU-11.1: Require high quality design for buildings at visually significant locations in gateway areas.
• LU-11.2: Encourage design features, such as landscaping, art and displays in gateway areas that are welcoming, attractive and contribute to a unique sense of place. • LU-11.3: Encourage distinctive architectural features, such as tower elements or a plaza at building entry, for buildings located at visually significant locations within gateway areas.
• CSH-3.1: Strive to reduce base-line and development-related traffic by 20 percent through public-private partnership efforts.
May 12, 2025 Packet Pg. 840
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• CSH-3.2: Support city-wide efforts to reduce vehicular trips within and through the community.
• CSH-3.3 Support the incorporation of Transportation Demand Measures in new development to reduce traffic impacts.
• CSH-3.11: New developments and businesses shall be required to provide adequate loading, unloading and delivery areas, and/or shall be required to conduct such activities during nonbusiness/ peak hours
• EM-11.9 Coordinate with major employers, neighboring municipalities, transit agencies and providers to enhance regional transit and shuttle service.
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May 12, 2025 Packet Pg. 841
ORDINANCE NO. ___
AN ORDINANCE OF THE CITY OF SAN CARLOS APPROVING A
DEVELOPMENT AGREEMENT WITH THE ALEXANDRIA REAL ESTATE
EQUITIES, FOR THE ALEXANDRIA LIFE SCIENCE CAMPUS PROJECT.
WHEREAS, Alexandria Real Estate Equities is the fee owner of the property located at 900 and 960 Industrial Road; 961- 967, 987, 1003, 1011, 1015, 1057 and 1075 Commercial Street; and 915, 921, 1015, 1055 and 1063 Old County Road, San Carlos, California and identified as Assessor Parcel Numbers 046-162-010, 046-162-210, 046-162-270, 046-162-280, 046-162-290, 046-184-090, 046-184-110, 046-184-120, 046-184-280, 046-184-290 and 046- 184-300 (the “Property”); and
WHEREAS, pursuant to Title 18 of the City of San Carlos Municipal Code (“SCMC”) and California Government Code Sections 65864 to 65869.5, Alexandria Real Estate Equities, filed an application for approval of a Development Agreement for the Property in conjunction with its application for a Planned Development Plan and accompanying Zoning Map Amendment, Design Review, Grading and Dirt Haul Certificate, Tentative Parcel Map, Protected Tree Removal, Master Sign Program and Transportation Demand Management Plan to facilitate the development of a research and development campus that will include six office/laboratory buildings, two parking structures and tenant amenity buildings, which total approximately 2,409,119 square feet of building floor area (the “Project”); and WHEREAS, by Resolution PTC2025-03, adopted on April 21, 2025, the Planning and Transportation Commission recommended the City Council certify the Environmental Impact Report (EIR) and the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the EIR; and
WHEREAS, by Resolution PTC2025-04, adopted on April 21, 2025, the Planning and Transportation Commission recommended that the City Council adopt an ordinance approving the Zoning Map Amendment to change the site from Heavy Industrial (IH) Zoning District to Planned Development (PD) Zoning District and adopt the Planned Development Plan; and WHEREAS, the Planning and Transportation Commission discussed the specific terms of the Development Agreement and recommended that the City Council approve the Development Agreement by Resolution PTC-2025-05, adopted on April 21, 2025; and WHEREAS, at a duly noticed public hearing held on April 21, 2025, the Planning and Transportation Commission approved the Design Review Certificate, Transportation Demand Management Plan, Protected Tree Removal, Grading and Dirt Haul Certificate and Tentative Parcel Map, subject to approval of the Zoning Map Amendment and Planned Development Plan and effective on the effective date of the Zoning Map Amendment and Planned Development Plan; and
WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing on May 12, 2025 to consider the Environmental Impact Report, Mitigation Monitoring and Reporting Plan, the proposed Planned Development Plan and the proposed Zoning Map Amendment and Development Agreement; and
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May 12, 2025 Packet Pg. 842
WHEREAS, by Resolution 2025__, adopted on May 12, 2025, the City Council certified the Environmental Impact Report and adopted the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the Environmental Impact Report.
WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing on May 12, 2025 and introduced an ordinance amending the Zoning Map to change the site from Heavy Industrial Zoning District (IH) to Planned Development Zoning District (PD) and adopt the Planned Development Plan; and
WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing regarding the adoption of the Development Agreement on May 12, 2025.
NOW THEREFORE THE CITY OF SAN CARLOS DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1: The City Council finds that the Project is a development for which a development agreement is appropriate in order to: 1) eliminate uncertainty in the City’s land use planning for the Project and provide for the orderly development of the Project; 2) assure installation of necessary improvements on the property; 3) provide for the public infrastructure and services appropriate to the development of the Project; 4) secure City improvements that benefit the community; 5) provide for the developer to deliver community benefits in excess of those that the City could require as conditions of approval; and 6) otherwise achieve the goals and purposes of Chapter 18.37 of the SCMC.
SECTION 2: The City Council finds that the Development Agreement is consistent with the General Plan as described in Exhibit A.
SECTION 3: The City Council hereby approves the Development Agreement included as Exhibit B and the City Manager is hereby authorized to execute the Development Agreement on behalf of the City. The City Manager is further authorized, with concurrence of the City Attorney, to approve minor, operating memoranda to the Development Agreement that are necessary for the development of the Project as contemplated in the Development Agreement.
SECTION 4: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
****
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 12th day of May, 2025 and passed and adopted as an Ordinance of the City of San Carlos at a regular meeting thereof held on the ____ day of ________, 2025 by the following vote:
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May 12, 2025 Packet Pg. 843
_______________________________
CITY CLERK of the City of San Carlos
APPROVED:
MAYOR of the City of San Carlos
Exhibits:
A. Development Agreement Findings
B. Development Agreement
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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May 12, 2025 Packet Pg. 844
Exhibit A - Findings
Development Agreement Findings:
In considering whether to approve the Development Agreement, the City Council must find the Development Agreement consistent with the General Plan.
Basis for Finding: The Development Agreement and provision of community benefits including on and off-site creek improvements, Creekside trail, formation of the Transportation Management Association (TMA), provision of on-site art, Commercial Street improvements and financial contributions, and additional beneficial project features including: publicly accessible open spaces, use of on-site amenity space, café open to the public, and installation of green infrastructure are consistent with the following General Plan policies:
• LU-1.10: Require that development within the Pulgas, Brittan and Cordilleras Creek watersheds shall preserve watershed integrity, including natural vegetation, soil and slope stability, water quality, scenic values and potential archaeological resources. • LU-1.12: Promote the development of publicly accessible urban trails throughout the city to provide access to the natural environment and facilitate nonmotorized transportation options.
• LU-1.14: Support creative, innovative and flexible approaches to parking standards and the provision of parking facilities.
• LU-3.10: Encourage the creation of safe, walkable environments that include elements such as wide, smooth sidewalks, good lighting, safe crosswalks, clear signage, curb bulbouts, curb cuts, street furniture and trees and traffic-calming measures which allow people of all ages and abilities to exercise and safely access public transportation, community centers and schools and goods and services.
• LU-5.3: Support and encourage businesses and land uses that contribute to the City’s financial viability.
• LU-5.7: Support high-wage industries that provide quality jobs for workers at all education levels.
• LU-5.13: Consider use of multiple level parking facilities to provide increased space where available land is limited.
• LU-6.1: Support commercial/industrial activity and businesses on the East Side. • LU-6.3: Support the expansion of key growth industries while maintaining the overall diversity of land uses within East Side employment areas. • LU-6.6: Encourage new development on the East Side to feature high quality architecture that reinforces the character of the area.
• LU-7.2: Actively encourage and promote a balanced development pattern that provides opportunities for community connections and social interaction. • LU-7.5: Consider the inclusion of public art as part of development projects. • Action LU-7.5: Encourage new and existing commercial development to incorporate accessible roof gardens, public plazas, public courtyards and passageways, landscaping, public art and other desired public amenities beyond those specified during the normal City review process.
• LU-8.1: Require all development to feature high quality design that enhances the visual character of San Carlos.
• LU-8.9: Encourage the design of attractive outdoor pedestrian spaces that encourage impromptu public gathering places with features such as plazas, interior walkways and
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May 12, 2025 Packet Pg. 845
paseos, ornamental gates, trellises, lighting, trees and landscaping, seating and fountains.
• LU-8.18: Encourage “green building” practices in new development and redevelopment, such as those that make a building more energy efficient and reduces its effect on human health and the environment through better siting, design, construction, maintenance and operation.
• CHS-5.1: Connect neighborhoods, school sites, activity centers, transportation centers, recreational sites and other important community amenities with sidewalks, pedestrian paths, trails and bikeways.
• CHS-7.1: Trails and paths intended for general circulation shall provide reasonably direct and convenient routes of travel for potential users.
• CHS-7.7: Public trails should be located and designed so that they serve the needs of the public while minimizing private property impacts.
• CHS-7.8: The local public path and trail system should be linked with existing private and regional systems and the road system.
• EM-4.1: Support an open space system that is diverse in uses and opportunities and includes natural function/wildlife habitat as well as passive and appropriate active recreation.
• EM-9.6: Encourage new private construction and major remodels to be designed to meet or exceed Green Uniform Building Code requirements.
• EM-11.4: Provide an integrated network of bicycle and pedestrian thoroughfares that connects jobs and housing to other city destinations.
• EM-11.6: Encourage employers to incentivize employee use of mass transit and alternative modes of transportation.
• PR-2.5: Promote the development of publicly-accessible urban trails throughout the city to provide access to the natural environment and facilitate nonmotorized transportation options.
• PR-2.7: Encourage new development to provide trails and trail connection easements or dedications where feasible and appropriate.
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Exhibit B - Development Agreement
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RECORDING REQUESTED BY AND FOR RECORDER’S USE ONLY
WHEN RECORDED MAIL TO:
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Clerk
Record for the Benefit of
the City of San Carlos
Pursuant to Government Code Section 6103
(Space Above This Line Reserved for Recorder’s Use Only)
DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF SAN CARLOS
AND
ARE-SAN FRANCISCO NO. 88, LLC
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DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (“Development Agreement”) is made and entered into as of [date], 2025 (“Agreement Date”) by and between the CITY OF SAN CARLOS, a municipal corporation organized and existing under the laws of the State of California (“City”), and ARE-SAN FRANCISCO NO. 88, LLC, a Delaware limited liability company (“ARE”) (ARE or its successors and assigns are referred to herein as “Developer”).
City and Developer are referred to individually as “Party,” and collectively as the “Parties.”
RECITALS
This Development Agreement is entered upon the basis of the following facts, understandings and intentions of City and Developer.
A. The lack of certainty in the approval of development projects can result in a waste of resources, escalate the cost of housing and other development, and discourage investment in and commitment to comprehensive planning that would make maximum efficient utilization of resources at the least economic cost to the public.
B. In order to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic costs and risk of development, the Legislature of the State of California enacted Section 65864 et seq. of the Government Code (the “Development Agreement Legislation”), which authorizes City and a developer having a legal or equitable interest in real property to enter into a binding development agreement, establishing certain development rights in the property.
C. Pursuant to Government Code Section 65865, City has adopted rules and regulations establishing procedures and requirements for consideration of development agreements, which procedures and requirements are contained in the San Carlos Municipal Code Chapter 18.37 (the “City Development Agreement Regulations”). This Development Agreement has been processed in accordance with the City Development Agreement Regulations.
D. Developer owns certain real property consisting of approximately 25.34 acres located at 900 and 960 Industrial Road, 961 and 1003 through 1015 Commercial Street, and 915, 1055, and 1063 Old County Road, as more particularly described in Exhibit A, and as diagrammed in Exhibit B attached hereto (the “Property”).
E. Developer proposes to demolish all existing structures and associated improvements on the Property and develop the Property with approximately 1,630,000 square feet of gross floor area of Class A office/research and development buildings, which may include a café and/or tenant amenities (possibly including a childcare center); surface parking lots and parking garages; and associated improvements (the “Project”). Developer currently anticipates that the Project will be constructed in three phases, as follows: the first phase is anticipated to consist of two office/research and development buildings totaling approximately 537,000 square feet of gross floor area and surface parking lots, (“Phase I”); the second phase is anticipated to consist of two office/research and development buildings and the amenity building totaling
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approximately 514,382 square feet of gross floor area and a parking garage (“Phase II”); and the third phase is anticipated to consist of two office/research and development buildings totaling approximately 683,150 square feet of gross floor area and a parking garage (“Phase III”). The Parties acknowledge that the number, location, and sequencing of Project phases is subject to change at the election of Developer.
F. The complexity, magnitude and long-range nature of the Project would be difficult for Developer to undertake if City had not determined, through this Development Agreement, to inject a sufficient degree of certainty in the land use regulatory process to justify the substantial financial investment associated with development of the Project. As a result of the execution of this Development Agreement, both Parties can be assured that the Project can proceed without disruption caused by a change in City planning and development policies and requirements, which assurance will thereby reduce the actual or perceived risk of planning, financing and proceeding with construction of the Project.
G. City desires to advance the socioeconomic interests of City and its residents by promoting the productive use of property and encouraging quality development and economic growth, thereby enhancing employment opportunities for residents and expanding City’s property tax base. City also desires to gain the Community Benefits (as defined in Section 2.1) of the Project, which are in addition to those dedications, conditions, and exactions required by laws or regulations and as set forth in this Development Agreement, and which advance the planning objectives of, and provide benefits to, City.
H. City has determined that by entering into this Development Agreement: (1) City will ensure the productive use of property and foster orderly growth and quality development in City; (2) development will proceed in accordance with the goals and policies set forth in the City of San Carlos General Plan (the “General Plan”) and the goals, principles, and priorities set forth in City’s East Side Innovation District Vision Plan (the “Vision Plan”) and will implement City’s stated General Plan and Vision Plan policies; (3) City will receive substantially increased property tax and sales tax revenues; (4) City will benefit from increased employment opportunities for residents of City created by the Project; and (5) City will receive Community Benefits provided by the Project for the residents of City.
I. Developer has applied for, and City has granted, the Project Approvals (as defined in Section 1.4). As part of the Project Approvals, City has undertaken, pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq., hereinafter “CEQA”), the required analysis of the environmental effects that would be caused by the Project and has determined those feasible mitigation measures that will eliminate, or reduce to an acceptable level, the adverse environmental impacts of the Project. The environmental effects of the proposed development of the Property were analyzed by the EIR (as defined in Section 1.4.1) certified by City on [date] in connection with the Project. City has also adopted a mitigation monitoring and reporting program (the “MMRP”) to ensure that those mitigation measures incorporated as part of, or imposed on, the Project are enforced and completed. Those mitigation measures for which Developer is responsible are incorporated into, and required by, the Project Approvals.
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J. In addition to the Project Approvals, the Project may require various additional land use and construction approvals, termed Subsequent Approvals (as defined in Section 1.4.10), in connection with development of the Project.
K. City has given the required notice of its intention to adopt this Development Agreement and has conducted public hearings thereon pursuant to Government Code Section 65867. As required by Government Code Section 65867.5, City has found that the provisions of this Development Agreement and its purposes are consistent with the goals, policies, standards and land use designations specified in City’s General Plan and the goals, principles, and priorities of the Vision Plan.
L. On April 21, 2025, the City of San Carlos Planning and Transportation Commission (“Planning Commission”), the initial hearing body for purposes of development agreement review, held a duly noticed public hearing and recommended approval of this Development Agreement pursuant to Resolution No. PC2025-04. On [date], the City of San Carlos City Council (“City Council”) held a duly noticed public hearing and adopted its Ordinance No. [____] approving this Development Agreement and authorizing its execution.
M. For the reasons recited herein, City and Developer have determined that the Project is a development for which this Development Agreement is appropriate. This Development Agreement will eliminate uncertainty regarding Project Approvals (including the Subsequent Approvals), thereby encouraging planning for, investment in and commitment to use and development of the Property. Continued use and development of the Property will in turn provide substantial employment and property and sales tax benefits as well as other public benefits to City, and contribute to the provision of needed infrastructure for area growth, thereby achieving the goals and purposes for which the Development Agreement Legislation was enacted.
N. The terms and conditions of this Development Agreement have undergone extensive review by City staff, and by its Planning Commission and its City Council at publicly noticed meetings and have been found to be fair, just and reasonable and in conformance with the City General Plan, the Development Agreement Legislation, and the City Development Agreement Regulations and, further, the City Council finds that the economic interests of City’s residents and the public health, safety and welfare will be best served by entering into this Development Agreement.
NOW, THEREFORE, in consideration of the mutual covenants and promises set forth herein, City and Developer agree as follows:
ARTICLE 1.
GENERAL PROVISIONS
1.1. Parties.
1.1.1. City. City is a California municipal corporation, with offices located at 600 Elm Street, San Carlos, CA 94070. “City,” as used in this Development Agreement, shall include City and any assignee of or successor to its rights, powers and responsibilities.
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1.1.2. Developer. Developer is a limited liability corporation with offices located at 26 North Euclid Avenue, Pasadena, CA 91101. “Developer,” as used in this Development Agreement, shall include any permitted assignee or successor-in-interest as herein provided.
1.2. Property Subject to this Development Agreement. All of the Property, as described in Exhibit A and shown in Exhibit B, shall be subject to this Development Agreement.
1.3. Term.
1.3.1. Effective Date. This Development Agreement shall become effective upon the effectiveness of the ordinance approving this Development Agreement (the “Effective Date”).
1.3.2. Term of the Agreement. The term (“Term”) of this Development Agreement shall commence upon the Effective Date and shall continue in full force and effect for a period of fifteen (15) years, unless extended or earlier terminated as provided in this Development Agreement. The Term has been established by the Parties as a reasonable estimate of the time required to develop the Project and obtain the Community Benefits of the Project.
1.4. Project Approvals.
As of the Effective Date, Developer has applied for and obtained various environmental and land use approvals and entitlements related to the development of the Project, as described below. For purposes of this Development Agreement, the term “Project Approvals” shall mean all of the approvals, plans and agreements described in this Section 1.4.
1.4.1. EIR and MMRP. The Environmental Impact Report (State Clearinghouse No. 2021060668), which was prepared pursuant to CEQA, was recommended for certification by the Planning Commission on April 21, 2025, by Resolution No. PC2025-03, and certified with findings by the City Council on [date], by Resolution No. [_____] (certifying EIR) and Resolution No. _____ (adopting findings and the MMRP) (the “EIR”).
1.4.2. Development Agreement. On [date], following Planning Commission review and recommendation, and after a duly noticed public hearing, the City Council, by Ordinance No. [_____], approved this Development Agreement and authorized its execution.
1.4.3. Planned Development Rezoning. On [date], following Planning Commission review and recommendation, and after a duly noticed public hearing, the City Council, by Ordinance No. [_____], approved the Planned Development Rezoning of the Property (the “PD Rezoning”).
1.4.4. Planned Development Plan. On [date], following Planning Commission review and recommendation, and after a duly noticed public hearing, the City Council, by Resolution No. [_____], approved Planned Development Plan No. [_____] for the Project (the “PD Plan”). The PD Plan includes the Master Sign Program for the Project.
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1.4.5. Design Review Certificate. On April 21, 2025, after a duly noticed public hearing, the Planning Commission approved the Design Review Certificate for Phase I.
1.4.6. Tentative Parcel Map. On April 21, 2025, after a duly noticed public hearing, the Planning Commission approved a Tentative Parcel Map for the Project (the “Tentative Parcel Map”).
1.4.7. Protected Tree Removal Permit. On April 21, 2025, after a duly noticed public hearing, the Planning Commission approved a Protected Tree Removal Permit for the Project (the “Tree Permit”).
1.4.8. Transportation Demand Management Program. On April 21, 2025, after a duly noticed public hearing, the Planning Commission approved the Transportation Demand Management Program, dated March 2025, for the Project (the “TDMP”).
1.4.9. Grading and Dirt Haul Certificate. On April 21, 2025, after a duly noticed public hearing, the Planning Commission approved the Grading and Dirt Haul Certificate for the Project.
1.4.10. Subsequent Approvals. In order to develop the Project as contemplated in this Development Agreement, the Project may require land use approvals, entitlements, development permits, and use and/or construction approvals other than those listed in Sections 1.4.1 through 1.4.9 above, which may include, without limitation: development plans, conditional use permits, variances, subdivision approvals, street abandonments, design review approvals, demolition permits, improvement agreements, infrastructure agreements, grading permits, dirt hauling permits, building permits, grading and dirt haul certificates, right-of-way permits, lot line adjustments, site plans, sewer and water connection permits, certificates of occupancy, parcel maps, lot splits, landscaping plans, sign permits, encroachment permits, and amendments thereto and to the Project Approvals (collectively, “Subsequent Approvals”). At such time as any Subsequent Approval applicable to the Property is approved by the City, then such Subsequent Approval shall become subject to all the terms and conditions of this Development Agreement applicable to Project Approvals and shall be treated as a “Project Approval” under this Development Agreement.
1.5. Definitions. The capitalized terms used in this Development Agreement shall have the meanings set forth in Appendix I attached hereto.
ARTICLE 2.
COMMUNITY BENEFITS AND ADDITIONAL BENEFICIAL PROJECT FEATURES
2.1. Community Benefits. In consideration of, and in reliance on, City agreeing to the provisions of this Development Agreement, Developer will provide the community benefits (“Community Benefits”) described in Sections 2.2 through 2.8, which are over and above those dedications, conditions and exactions required by laws or regulations. City and Developer agree that, if Developer constructs the full 1,742,553 square feet of the Project, the Community Benefits shall be deemed to have a Community Benefits value of $50,300,000 in the aggregate.
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2.2. Community Benefit Payments.
2.2.1. Developer shall make payments (“Community Benefit Payments”) to City as provided in this Section 2.2. City shall deposit each of Developer’s Community Benefit Payments into the City fund of its choice, in its sole discretion, for expenditure by City in accordance with the terms of each fund.
2.2.2. Developer shall make the Community Benefits Payments as follows:
a. Twenty Dollars ($20.00) per square foot for the first Five Hundred Thousand (500,000) square feet of interior space of any building other than a parking garage, including hallways, restrooms, and elevators and excluding rooms used solely for equipment such as the HVAC and plumbing system components and boilers and subterranean parking areas (“Gross Occupiable Building Space”) constructed in the Project, payable on a pro rata basis upon issuance of each building permit for vertical development.
b. Twenty-Four Dollars ($24.00) per square foot for the next Five Hundred Thousand (500,000) square feet of Gross Occupiable Building Space constructed in the Project, payable on a pro rata basis upon issuance of each building permit for vertical development.
c. Twenty-Eight and 35/100 Dollars ($28.35) per square foot for each square foot of Gross Occupiable Building Space in excess of One Million (1,000,000) constructed in the Project, payable on a pro rata basis upon issuance of each building permit for vertical development.
2.3. Public Artwork. Pursuant to the City of San Carlos Public Arts Master Plan adopted by the City Council on July 11, 2011 (“Arts Master Plan”), Developer shall submit to the City’s Public Art Selection Committee proposed works of art on the Property (“Public Artwork”) for approval of the Public Artwork and the placement of the Public Artwork. The Public Artwork shall be valued at not less than Three Hundred Thousand Dollars ($300,000.00) in the aggregate, including the cost of delivery and installation. Developer may install the Public Artwork in phases, with the Public Artworks valued at no less than One Hundred Thousand Dollars ($100,000.00), including the cost of delivery and installation, installed prior to the final certificate of occupancy in each of Phase I, Phase II, and Phase III of the Project. Developer shall provide City invoices and agreements evidencing the amount Developer will pay the artist and contractors for preparation, delivery, and installation of the Public Artwork.
2.4. Creek/Trail Improvements. Subject to approval of all necessary permits and agreements with all governmental agencies having jurisdiction on commercially reasonable terms and conditions (“Creek Permits”) and obtaining all necessary rights of entry and landowner and tenant consents on commercially reasonable terms (“Creek Rights of Entry”), Developer shall construct the following improvements (collectively, the “Creek/Trail Improvements”):
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2.4.1. Project Creek Improvements. Subject to the terms of this Section 2.4, Developer shall construct certain improvements to Pulgas Creek on the Property, as conceptually depicted in Exhibit C (“Project Creek Improvements”). The Parties acknowledge and agree that the Project Creek Improvements are not Community Benefits. Further, solely for purposes of ensuring that City has a remedy if the Project Creek Improvements are not constructed as set forth in this Section 2.4, City and Developer agree that the Project Creek Improvements shall be deemed to have a value of $2,850,000.
2.4.2. Off-Site Creek Improvements. Subject to the terms of this Section 2.4, Developer shall construct off-site improvements to Pulgas Creek as conceptually depicted in Exhibit C (“Off-Site Creek Improvements,” and together with the Project Creek Improvements, “Creek Improvements”). Developer and City agree that the Off-Site Creek Improvements shall be deemed to have a Community Benefits value of $2,850,000.
2.4.3. Creek Trail. Subject to the terms of this Section 2.4, Developer shall construct a bike and pedestrian trail along Pulgas Creek as conceptually depicted in Exhibit C (“Creek Trail”), which must connect to the existing bridge marked on Exhibit D that provides access to 930-1030 Brittan Avenue (“Bridge”). The Creek Trail as depicted is part of the integrated flood control system supporting the Project Creek Improvements for efficiency and maximum benefit to the Project and the community. Developer and City agree that the Creek Trail shall be deemed to have a Community Benefits value of $2,000,000.
2.4.4. Timing.
a. Developer, at its sole cost and expense, shall diligently pursue the Creek Permits and the Creek Rights of Entry with the goal to obtain the Creek Permits and the Creek Rights of Entry prior to the issuance of the first building permit for Phase II. Provided that Developer has obtained the Creek Permits and Creek Rights of Entry, Developer shall commence construction of the Creek/Trail Improvements upon issuance of the first building permit for Phase II and complete construction of the Creek/Trail Improvements no later than issuance of the first certificate of occupancy for any building in Phase II of the Project other than a parking garage (“First Phase II Building COO”).
b. If, despite its diligent efforts, Developer is unable to obtain the Creek Permits and/or the Creek Rights of Entry for the Creek Improvements in time to commence construction of the Creek/Trail Improvements in accordance with Section 2.4.4.a, then prior to issuance of the First Phase II Building COO, Developer shall (i) provide notice to City (“Creek Notice”) that it has not secured the Creek Permits and/or Creek Rights of Entry, as applicable, (ii) deposit the amount of $7,125,000 into an interest-bearing escrow account; and (iii) submit to City an addendum to the Phase II Design Review Certificate that provides an alternative design for a bike and pedestrian trail along Pulgas Creek, which must be approved by the Director following consultation with the City Council, connect to the Bridge, and not require Creek Permits or Creek Rights of Entry (“Alternative Creek Trail”), and Developer shall have no further obligation to construct the Creek Trail but shall be obligated to complete construction of the Alternative Creek Trail no later than the earlier to occur of the last Phase II building certificate of occupancy or four (4) years after the first Phase II Building COO. Notwithstanding the foregoing, in the event that the Creek Permits and Creek Rights of Entry are obtained prior to
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Developer’s commencement of construction of the Alternative Creek Trail, Developer, in its sole discretion, may elect to construct the Creek Trail instead of the Alternative Creek Trail, in accordance with this Section 2.4.4.b.
c. No later than thirty (30) days after Developer’s delivery of the Creek Notice, City, at its sole election and its sole cost and expense, may deliver notice to Developer that City intends to pursue the Creek Permits and/or Creek Rights of Entry, as applicable, for the Creek Improvements. City shall notify Developer of City’s election to pursue the Creek Permits and/or Creek Rights of Entry and thereafter shall coordinate with Developer in City’s efforts to secure the Creek Permits and/or Creek Rights of Entry, including providing Developer with drafts of all (i) Creek Permits for review and approval prior to final approval of such Creek Permits by the applicable agencies and (ii) all Creek Rights of Entry for review and approval prior to final approval of such Creek Rights of Entry by the applicable landowners and tenants.
d. If City timely elects to and is able to secure the Creek Permits and/or Creek Rights of Entry, as applicable, such that Developer has all necessary authorizations (including Creek Rights of Entry and Creek Permits) to construct the Creek Improvements prior to the earlier to occur of the following (the “Outside Release Date”): (i) a building permit for construction of the last building in the Project other than a parking garage, or (ii) the expiration or earlier termination of this Development Agreement, City shall provide notice to Developer that it has secured the Creek Permits and/or Creek Rights of Entry, as applicable, along with copies thereof, and Developer thereafter shall construct the Creek Improvements in accordance with this Section 2.4, and the funds deposited in the escrow account under Section 2.4.3.b shall be released to Developer within thirty (30) days after City’s notice. If the City does not timely exercise this election, Developer must continue to exercise good faith efforts to obtain the Creek Permits and/or Creek Rights of Entry, as applicable. If all Creek Permits and Creek Rights of Entry have not been obtained by City or Developer at the Outside Release Date, (a) the funds deposited in the escrow account under Section 2.4.4.b shall be released to City, and (b) Developer shall have no further obligation to pursue the Creek Permits or Creek Rights of Entry or to construct the Creek Improvements.
2.5. Easements and Agreements.
2.5.1. Public Access Easement. Prior to the commencement of construction of the Creek Trail or Alternative Creek Trail, the Parties shall enter into a recordable public access easement agreement in substantially the form attached hereto as Exhibit E memorializing Developer’s obligation to maintain and provide public access the Creek Trail or Alternative Creek Trail, as applicable. The public access easement shall allow Developer to establish reasonable rules and regulations (including without limitation, amend them from time to time, and post them in a reasonably conspicuous place on the Creek Trail or Alternative Creek Trail, as applicable. The public access easement shall terminate in the event that City grants consent to termination in its sole and absolute discretion or in the event that any of the following occur: (a) the Project is damaged or destroyed by a fire, earthquake, explosion, tornado, flood, or hurricane or other casualty (collectively, “Casualty”), the Project is completely demolished following the Casualty, and the Project is not reconstructed; (b) all or a portion of the Property is acquired by a public entity exercising its power of eminent domain or under threat of condemnation; or (c) the
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Property no longer is operating as the Project, Developer in its sole discretion offers the Creek Trail or Alternative Creek Trail, as applicable, for dedication to the City, and the City does not accept the offer of dedication.
2.5.2. Bridge Agreement. The owner of 930-1030 Brittan Avenue (“Brittan Owner”) is required by the City’s conditions of approval of its project to provide public access to the Bridge. Developer shall use reasonable, good faith efforts to enter into an agreement with the owner of 930-1030 Brittan Avenue (“Brittan Owner”) prior to the issuance of the first certificate of occupancy for any building in Phase I of the Project other than a parking garage (“First Phase I Building COO”) to allocate maintenance responsibility for the Bridge between Developer and Brittan Owner. If Developer is able to obtain such an agreement, then prior to issuance of the First Phase I Building COO, Developer shall grant City a recordable, nonexclusive easement in substantially the form attached hereto as Exhibit J for the limited purpose of public pedestrian and bicycle access on the portion of the Bridge located within the Property commencing upon completion of the Creek Trail or Alternative Creek Trail, as applicable, and confirmation that the Bridge is safe for public access. The Bridge easement shall allow Developer to establish reasonable rules and regulations, amend them from time to time, and post them in a reasonably conspicuous place on the Bridge. If, despite its reasonable, good faith efforts, Developer cannot obtain such maintenance agreement with Brittan Owner, Developer shall have no obligation to grant public access to the portion of the Bridge on the Property. In no event shall Developer have any obligation under this Development Agreement to improve or maintain the portion of the Bridge located on 930-1030 Brittan Avenue. In no event shall City have any obligation under this Development Agreement to maintain the Bridge.
2.6. Transportation Management Association Formation. Developer shall cooperate with City to form a Transportation Management Association (“TMA”) that will implement transportation demand management services that facilitate the movement of people within the area of the Vision Plan. Developer and City agree that the formation of the TMA shall be deemed to have a Community Benefits value of $100,000. Developer shall implement the following actions no later than one (1) year following final approval of the Project Approvals and expiration of all applicable periods for administrative, judicial, or referendum challenge thereto without the filing of such challenge, or if filed, the final resolution of such challenge on terms acceptable to Developer in its sole discretion:
2.6.1. TMA Plan. Developer shall prepare and submit a TMA plan (“TMA Plan”) for the Planning and Transportation Commission’s review and recommendation to the City Council, and approval of the City Council. The TMA Plan must include a funding plan sufficient to achieve the TMA goals and must identify the purpose of the TMA (including the participants and the TMA boundaries and phasing), existing and approved projects in the TMA boundaries (including land uses, transit and transportation hubs, and adjacent communities), TMA goals (including implementation of the City Transportation Demand Management ordinance and future expansion areas), the TMA Board of Directors (including structure and membership, governance, and legal obligations), and TMA programming responsibilities (initial programming and costs, owner responsibilities, and fee structure). Nothing in this Section 2.6.1 shall obligate Developer to pay for the funding of the TMA other than any obligation it may have in its capacity as a member to pay TMA fees commensurate with those paid by other members.
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2.6.2. Bylaws. Developer shall submit to the City a draft of proposed bylaws for the TMA and thereafter shall work cooperatively with the City to complete the bylaws. The bylaws shall require that the Board of Directors for the TMA include at least one director selected by the City Manager or his or her designee, provided that such director shall not be a member of the City Council.
2.6.3. Service Area. The TMA service area shall initially be the Vision Plan area, but the bylaws and other governing documents of the TMA and the TMA Plan shall provide for expansion of the TMA to adjacent areas. Developer shall work cooperatively with the City to expand the boundaries of the TMA service area.
2.6.4. Board of Directors. Developer, in consultation with the City, shall form the initial Board of Directors for the TMA, which initially will meet on the schedule set forth in the TMA Plan. The Board of Directors will determine the scope, budget, fees, and timeline for commencement of operations of the TMA in accordance with the TMA Plan. Developer will serve as the initial Secretary of the Board of Directors.
2.6.5. TMA Membership. Developer shall remain an active member of the TMA in accordance with the Project Approvals.
2.7. School District Contribution. In 2020, Developer contributed Two Million Dollars ($2,000,000.00) to the San Carlos Education Foundation to help San Carlos schools address the challenges of the COVID-19 pandemic.
2.8. Commercial Street. The Project includes (i) resurfacing of the vehicular roadway cross-section of Commercial Street and (ii) streetscape improvements, including a new bicycle trackway, sidewalk, and double row of trees, on the south side of Commercial Street, from the western edge of Industrial Road to the western edge of Old County Road (as conceptually depicted in Exhibit F).
2.9. Additional Beneficial Project Features. In consideration of, and in reliance on, City agreeing to the provisions of this Development Agreement, Developer will provide the additional beneficial project features (“Beneficial Project Features”) described in Sections 2.9 and 2.10, which are over and above (i) those dedications, conditions and exactions required by laws or regulations and (ii) the Community Benefits. The Parties agree that the value of the Beneficial Project Features is not included in the Community Benefit value identified in Section
2.1 above.
2.9.1. Use of Campus Parking. Commencing upon the issuance of the certificate of occupancy for the first parking garage in the Project, Developer shall designate and provide spaces in that parking garage such that the Creek Trail or Alternative Creek Trail, as applicable, the portion of the Bridge on the Property, and those Beneficial Project Features that are publicly accessible pursuant to Sections 2.9.2 through 2.9.4 shall have parking spaces with reasonably convenient access located within that parking garage for use by members of the public at no charge while using the Community Amenities or Beneficial Project Features on the Project site, and the Parties shall enter into a recordable Public Parking Agreement in substantially the form attached as Exhibit G. The number of designated spaces shall equal at least three percent (3%)
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of the parking spaces in the Project’s largest planned parking garage. The designated spaces shall be marked with clear signage and available for the public’s use on weekday evenings from 6:00 p.m. to 10:00 p.m. and weekends and federal holidays from 7:00 a.m. to 10:00 p.m.
2.9.2. Use of Campus Amenity Building and Project Event Space. a. The intention for the campus amenity building is to provide for needed services for campus users but also open and available to the larger community.
Developer currently anticipates constructing the campus amenity building in the Project for use as a meeting/event space, restaurant/café, retail space, bicycle/micro-mobility center, fitness/wellness center, and/or childcare center (“Amenity Uses”). The campus amenity building will be included as part of the standard Design Review Certificate process for Phase II.
In the event Developer proposes a use for the campus amenity building that is materially different than the Amenity Uses, the Director shall have discretion to refer the proposed use to the City Council for approval.
b. If and for so long as some or all of the common area in the Project (excluding any private tenant space) is constructed and operated as a meeting/event space (“Project Event Space”), Developer shall make such Project Event Space available for rental by non-profits or other not-for-profit community organizations with principal offices within the City limits or that serve persons within the City limits (each individually, a “Community Group” and collectively, the “Community Groups”) and the City. If the Project Event Space is not constructed and operated, and until such time as Developer opens to the public any Project Event Space, Developer shall make any alternative meeting/event space that Developer controls and operates in the City (“Alternative Event Space”) available for rental by Community Groups and the City on the terms set forth in this Section 2.9.2.b. The Project Event Space or the Alternative Event Space is referred to hereafter as the “Event Space.” The Event Space must be in the City of San Carlos with a total of at least 3,500 square feet of usable space. The meeting/event space at 835 Industrial is an example of meeting/event space that meets the criteria set forth in this Section 2.9.2.b. Developer shall make the Event Space available on a first-come, first-served basis for the Community Groups’ and City’s use at least twelve (12) times per year in the aggregate with rental fees waived. In addition, Developer shall make the Event Space available to the Community Groups and City on a first-come, first-served basis for their use an additional six (6) times per calendar year in the aggregate with rental fees equivalent to those charged to tenants of the Project. In all cases, each Community Group and City shall be responsible for the Event Space operator’s reasonable security, setup, and cleanup labor charges, and shall provide commercially reasonable insurance, in connection with the Community Group’s or City’s rental of the Event Space.
2.9.3. Access to Cafe/Restaurant. The Project will include cafes and/or restaurants to serve Project tenants. Developer shall construct at least one of these cafes or restaurants in a manner that would comply with construction requirements that would be applicable if the café or restaurant were open to the public. Developer shall open to the public at least one café or restaurant in the Project that will include a seating area and that will be conveniently located to the publicly accessible open spaces in the Project. Such café or restaurant shall be open to the public during at least the hours that the café or restaurant is open to Project tenants and extended hours may be offered to the public if there is market demand for extended
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hours. Developer must also provide one (1) parking space per 300 square feet of public café or restaurant space in the Project, which parking spaces shall be reserved for use by café or restaurant customers with appropriate signage and may be included in the number of parking spaces provided pursuant to Section 2.9.1.
2.9.4. Privately Owned, Publicly Accessible Campus Areas. Prior to the issuance of a certificate of occupancy for the first building in each Project Phase other than a parking garage, Developer and City will enter into a recordable agreement in substantially the form attached as Exhibit K to memorialize the precise location of, and Developer’s obligation to provide public access to and maintain, the privately owned, publicly accessible areas in the applicable Project Phase. From time to time, Developer shall have the right to close public access to some or all of the privately owned, publicly accessible areas for specific campus/tenant events.
2.9.5. Public Restroom. The campus amenity building or another building in the Project shall include a publicly accessible restroom that is located in an area that is conveniently accessible to persons using the Creek Trail and other privately owned, publicly accessible areas in the Project.
2.9.6. Rules and Regulations. Public use of campus parking pursuant to Section
2.9.1 herein, the campus amenity building pursuant to Section 2.9.2 herein, and the privately owned, publicly accessible campus areas pursuant to Section 2.9.4 herein shall be subject to such reasonable rules and regulations as may be adopted and amended by Developer from time to time. Such rules and regulations must be posted online and in the Project in reasonably conspicuous places.
2.9.7. Plumbing for Recycled Water. At the time of issuance of a certificate of occupancy for any building in the Project, the water infrastructure associated with such building shall include dual plumbing for potable and recycled water, with separate pipelines composed of appropriate material to accommodate recycled water. If a recycled water source and associated off-site infrastructure becomes available to connect and deliver recycled water for use at the Property, Developer shall reasonably promptly connect the Project to plumbing infrastructure to such source and associated off-site infrastructure, provided the necessary off-site infrastructure is available at the public street frontage of the Property.
2.9.8. Solar Facilities. Each parking garage in the Project must have solar panels and related equipment installed prior to the issuance of the certificate of occupancy for the parking garage.
2.10. Sales Tax Point of Sale Designation. The Developer shall use good faith, diligent efforts to the extent allowed by law to require all persons and entities providing materials to be used in connection with the construction and development of, or incorporated into, the Project, including by way of illustration but not limitation bulk lumber, concrete, structural steel, roof trusses and other pre- fabricated building components, to (a) obtain a use tax direct payment permit; (b) elect to obtain a subcontractor permit for the job site of a contract valued at $5 Million Dollars or more; or (c) otherwise designate the Property as the place of use of material used in the construction of the Project and the place of sale of all fixtures installed in and/or furnished in order to have the local portion of the sales and use tax distributed directly to City
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instead of through the county-wide pool. Developer shall instruct its general contractor(s) for the Project to, and shall cause such general contractor(s) to instruct its/their subcontractors to, cooperate with City to ensure the local sales/use tax derived from construction of the Project is allocated to City to the fullest extent possible and to the extent allowed by law. This Section 2.10 shall not apply to tenants who perform their own tenant improvement work.
2.10.1. To assist City in its efforts to ensure that such local sales/use tax is so allocated to City, Developer shall on an annual basis, or as frequently as quarterly upon City’s written request, provide City with such information as shall be reasonably requested by City regarding subcontractors working on the Project with contracts in excess of the amount set forth above, including a description of all applicable work and materials and the dollar value of such subcontracts, and, if applicable, evidence of their designation, such as approvals or applications for the direct payment permit, of City as the place of use of such work and materials. City may use such information to contact each subcontractor who may qualify for local allocation of use taxes to City. Notwithstanding the foregoing, the failure of any general contractor(s) or subcontractor(s) to allocate sales and use tax revenues as provided herein or to comply with this Section 2.10.1 shall not constitute a breach by Developer under this Development Agreement.
ARTICLE 3.
DEVELOPMENT OF THE PROPERTY
3.1. Project Development. Developer shall have a vested right to develop the Project on the Property, in accordance with the Vested Elements (defined in Section 3.2).
3.2. Vested Elements. Except as otherwise explicitly provided in this Agreement, the permitted uses of the Property, the maximum density, the intensity of use, the maximum height and size of the proposed buildings, provisions for reservation or dedication of land for public purposes, the conditions, terms, restrictions, and requirements for subsequent discretionary actions, the provisions for public improvements and financing of public improvements, and the other terms and conditions of development applicable to the Property are as set forth in:
a. The General Plan of City on the Agreement Date, including the General Plan Amendments (“Applicable General Plan”);
b. The Zoning Ordinance of City on the Agreement Date
(“Applicable Zoning Ordinance”);
c. Any City modifications to the California Building Code, and any City ordinances that interpret these codes or the City Building Code, on the Agreement Date where such ordinances establish construction standards that are intended to be applied ministerially to the construction of improvements on private property and public infrastructure (“Applicable Local Building Code Modifications”), subject to Section 3.4.2(c). d. Other rules, regulations, ordinances and policies of City applicable to development of the Property on the Agreement Date (collectively, together with the Applicable General Plan and the Applicable Zoning Ordinance, the “Applicable Rules”); and
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e. The Project Approvals, as they may be amended from time to time upon Developer’s consent (such consent to be granted at the sole discretion of Developer) and City’s approval of the amendment in accordance with Section 6.4.2 of this Development Agreement; and are hereby vested in Developer, subject to, and as provided in, the provisions of this Development Agreement (the “Vested Elements”). City hereby agrees to be bound with respect to the Vested Elements, subject to Developer’s compliance with the terms and conditions of this Development Agreement. The intent of this Section 3.2 is to cause all development rights that may be required to develop the Project in accordance with the Project Approvals to be deemed to be “vested rights” as that term is defined under California law applicable to the development of land or property and the right of a public entity to regulate or control such development of land or property, including, without limitation, vested rights in and to building permits and certificates of occupancy.
3.3. Development Construction Completion
3.3.1. Timing of Development; Pardee Finding. Because 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 provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over the parties’ agreement, it is the Parties’ intent to cure that deficiency by acknowledging and providing that Developer shall have the right (without obligation) to develop the Property in a manner consistent with this Development Agreement in such order and at such rate and at such times as Developer deems appropriate within the exercise of its subjective business judgment.
3.3.2. Moratorium. No City-imposed moratorium or other limitation (whether relating to the rate, timing or sequencing of the development or construction of all or any part of the Property, whether imposed by ordinance, initiative, resolution, policy, order or otherwise, and whether enacted by the City Council, an agency of City, the electorate, or otherwise) affecting parcel or subdivision maps (whether tentative, vesting tentative or final), building permits, occupancy certificates or other entitlements to use or service (including, without limitation, water and sewer) approved, issued or granted within City, or portions of City, shall apply to the Property to the extent such moratorium or other limitation is in conflict with this Development Agreement; provided, however, the provisions of this Section shall not affect City’s compliance with moratoria or other limitations mandated by other governmental agencies or court-imposed moratoria or other limitations.
3.3.3. No Other Requirements. Nothing in this Development Agreement is intended to create any affirmative development obligations to develop the Project at all, or in any particular order (except as expressly provided in Section 2.4 herein with regard to the Creek/Trail Improvements and Section 4.3 with respect to removing the Phase I Surface Parking), or liability in Developer under this Development Agreement if the development fails to occur.
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3.4. Effect of Project Approvals and Applicable Rules; Future Rules.
3.4.1. Governing Rules. Except as otherwise explicitly provided in this Development Agreement, development of the Property shall be subject to (a) the Project Approvals, and (b) the Applicable Rules.
3.4.2. Changes in Applicable Rules; Future Rules.
a. To the extent any changes in the Applicable Rules, or any provisions of future General Plans, Specific Plans, Zoning Ordinances or other rules, regulations, ordinances or policies (whether adopted by means of ordinance, initiative, referenda, resolution, policy, order, moratorium, or other means, adopted by the City Council, Planning Commission, or any other board, commission, agency, committee, or department of City, or any officer or employee thereof, or by the electorate) of City (collectively, “Future Rules”) are not in conflict with the Vested Elements, such Future Rules shall be applicable to the Project. To the extent that Future Rules conflict with the Vested Elements, they shall not apply to the Project and the Vested Elements shall apply to the Project, except as provided in Section 3.4.2(c) herein.
For purposes of this Section 3.4.2(a), the word “conflict” means Future Rules that would (i) alter the Vested Elements, or (ii) frustrate in a more than insignificant way the intent or purpose of the Vested Elements in relation to the Project, or (iii) materially increase the cost of performance of, or preclude compliance with, any provision of the Vested Elements, or (iv) delay in a more than insignificant way development of the Project, or (v) limit or restrict the availability of public utilities, services, infrastructure of facilities (for example, but not by way of limitation, water rights, water connection or sewage capacity rights, sewer connections, etc., to the extent subject to City jurisdiction) to the Project, or (vi) impose limits or controls in the rate, timing, phasing or sequencing of development of the Project, or (vii) increase the permitted “Impact Fees” (as defined in Section 3.6.3), other than increases in the traffic Impact Fee to the extent specifically authorized by Section 3.6.3(a), or add new Impact Fees, or (viii) limit or control the location of buildings, structures, grading, or other improvements of the Project in a manner that is inconsistent with or more restrictive than the limitations included in the Project Approvals; or (ix) apply to the Project any Future Rules otherwise allowed by this Development Agreement that is not uniformly applied on a City-wide basis to all substantially similar types of development projects and project sites; or (x) require the issuance of additional permits or approvals by the City other than those required by Applicable Rules; (xi) establish, enact, increase, or impose against the Project or Property any fees (including connection fees), taxes (including without limitation general, special and excise taxes), assessments, liens or other monetary obligations (including generating demolition permit fees, encroachment permit and grading permit fees) other than those specifically permitted by this Development Agreement and those imposed by third party utilities; (xii) impose against the Project any condition, dedication or other exaction not specifically authorized by Applicable Rules; or (xiii) limit the processing or procuring of applications and approvals of Subsequent Approvals. b. To the maximum extent permitted by law, City shall prevent any Future Rules from invalidating or prevailing over all or any part of this Development Agreement, and City shall cooperate with Developer and shall undertake such actions as may be necessary to ensure this Development Agreement remains in full force and effect. City shall not support,
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adopt, or enact any Future Rule, or take any other action, that would violate the express provisions or spirit and intent of this Development Agreement or the Project Approvals.
Developer reserves the right to challenge in court any Future Rule that would conflict with the Vested Elements or this Development Agreement or reduce the development rights provided by this Development Agreement.
c. A Future Rule that conflicts with the Vested Elements shall nonetheless apply to the Property if, and only if (i) consented to in writing by Developer; (ii) it is determined by City and evidenced through findings adopted by the City Council that the change or provision is reasonably required in order to prevent a condition dangerous to the public health or safety; (iii) required by changes in State or Federal law as set forth in Section 3.4.3 below; (iv) it consists of changes in, or new fees permitted by, Section 3.6; or (v) it is otherwise expressly permitted by this Development Agreement.
d. Prior to the Effective Date, the Parties shall have prepared two (2) sets of the Project Approvals and Applicable Rules, one (1) set for City and one (1) set for Developer. If it becomes necessary in the future to refer to any of the Project Approvals or Applicable Rules, the contents of these sets are presumed for all purposes of this Development Agreement, absent clear clerical error or similar mistake, to constitute the Project Approvals and Applicable Rules.
3.4.3. Changes in State or Federal Laws. In accordance with California Government Code Section 65869.5, in the event that state or federal laws or regulations enacted after the Effective Date (“State or Federal Law”) prevent or preclude compliance with one or more provisions of this Development Agreement, the Parties shall meet in good faith to determine the feasibility of any modification or suspension of this Development Agreement that may be necessary to comply with such State or Federal Law and to determine the effect such modification or suspension would have on the purposes and intent of this Development Agreement and the Vested Elements. Following the meeting between the Parties, the provisions of this Development Agreement may, to the extent feasible, and upon mutual agreement of the Parties, be modified or suspended, but only to the minimum extent necessary to comply with such State or Federal Law. In such an event, this Development Agreement together with any required modifications shall continue in full force and effect. In the event that the State or Federal Law operates to frustrate irremediably and materially the vesting of development rights to the Project as set forth in this Development Agreement, Developer may terminate this Development Agreement. In addition, Developer shall have the right to challenge (by any method, including litigation) the State or Federal Law preventing compliance with, or performance of, the terms of this Development Agreement and, in the event that such challenge is successful, this Development Agreement shall remain unmodified and in full force and effect, unless the Parties mutually agree otherwise, except that if the Term of this Development Agreement would otherwise terminate during the period of any such challenge and Developer has not commenced with the development of the Project in accordance with this Development Agreement as a result of such challenge, the Term shall be extended for the period of any such challenge.
3.4.4. Expansion of Development Rights. If any Future Rule or State or Federal Law expands, extends, enlarges or broadens Developer’s rights to develop the Project, then, (a) if
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such law is mandatory, the provisions of this Development Agreement shall be modified as may be necessary to comply or conform with such new law, provided that such modification shall not relieve Developer of its obligation to provide the Community Benefits to the extent the Community Benefits do not violate applicable law, and (b) if such law is permissive, the provisions of this Development Agreement shall be modified, upon the mutual agreement of Developer and City, as may be desirable to comply with such new law, which modification may include providing additional community benefits. Immediately after enactment of any such new law, upon Developer’s request, the Parties shall meet and confer in good faith for a period not exceeding sixty (60) days (unless such period is extended by mutual written consent of the Parties) to prepare such modification. Developer shall have the right to challenge City’s refusal to apply any new law mandating expansion of Developer’s rights under this Development Agreement, and in the event such challenge is successful, this Development Agreement shall be modified to comply with, or conform to, the new law.
3.4.5. Conflicts. In the event of an irreconcilable conflict between the provisions of the Project Approvals (on the one hand) and the Applicable Rules (on the other hand), the provisions of the Project Approvals shall apply. In the event of a conflict between the Project Approvals (on the one hand) and this Development Agreement, in particular, (on the other hand), the provisions of this Development Agreement shall control.
3.5. Processing Subsequent Approvals.
3.5.1. Processing of Subsequent Approvals. City will accept, make completeness determinations, and use its best efforts to process, promptly and diligently, to completion all applications for Subsequent Approvals for the Project, in good faith and in accordance with the terms of this Development Agreement, including, but not limited to, the following:
a. the processing of applications for and issuance of all discretionary approvals requiring the exercise of judgment and deliberation by City, including without limitation, the Subsequent Approvals;
b. the holding of any required public hearings;
c. the processing of applications for and issuing of all ministerial approvals requiring the determination of conformance with the Applicable Rules, including, without limitation, grading plans, improvement plans, building plans and specifications, and ministerial issuance of one or more final maps, zoning clearances, demolition permits, grading permits, improvement permits, building permits, lot line adjustments, those sign permits that are evaluated and issued at the planning staff level, certificates of use and occupancy and approvals and entitlements and related matters under the jurisdiction of the City (including the San Carlos Municipal Code) as may be necessary for the completion of the development of the Property (“Ministerial Approvals”).
3.5.2. Scope of Review of Subsequent Approvals. By approving 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 authority in
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considering any application for a discretionary Subsequent Approval to change the policy decisions reflected by the Project Approvals or otherwise to prevent or delay development of the Project as set forth in the Project Approvals. Instead, the Subsequent Approvals shall be deemed to be tools to implement those final policy decisions. The scope of the review of applications for Subsequent Approvals shall be limited to a review of substantial conformity with the Vested Elements and the Applicable Rules (except as otherwise provided by Section 3.4), and compliance with CEQA. Where such substantial conformity/compliance exists, City shall not deny an application for a Subsequent Approval for the Project.
3.5.3. Additional Staffing. If standard City staffing fails to result in processing of Subsequent Approvals as promptly as reasonably required by Developer, City shall consider in good faith Developer’s request to hire, at Developer’s sole expense, plan check, inspection or other personnel or consultants for such actions, or allocate use of exclusively dedicated staff time, such that the reasonable time limits of Developer can be achieved. City shall consult in good faith with Developer as to any additional consultants to be hired pursuant to this Section.
3.6. Development Fees, Exactions; and Conditions.
3.6.1. General. All fees, exactions, dedications, reservations or other impositions to which the Project would be subject, but for this Development Agreement, are referred to in this Development Agreement either as “Processing Fees” (as defined in Section 3.6.2) or “Impact Fees” (as defined in Section 3.6.3). City shall comply with Government Code Section 66006 with respect to any fees it receives or costs it recovers pursuant to this Development Agreement.
3.6.2. Processing Fees. “Processing Fees” mean fees charged on a citywide basis to cover the cost of City review of applications for any permit or other review by City departments. Applications for Subsequent Approvals for the Project shall be charged Processing Fees to allow City to recover its actual and reasonable costs of processing Developer’s Subsequent Approvals with respect to the Project.
3.6.3. Impact Fees. “Impact Fees” means monetary fees, exactions or impositions, other than taxes or assessments, whether established for or imposed upon the Project individually or as part of a class of projects, that are imposed by City on the Project for any purpose, including, without limitation, defraying all or a portion of the cost of public services and/or facilities construction, improvement, operation and maintenance attributable to the burden created by the Project. Any fee, exaction or imposition imposed by City on the Project that is not a Processing Fee is an Impact Fee. No Impact Fees shall be applicable to the Project except as provided in this Development Agreement. City understands that long-term assurances by City concerning Impact Fees were a material consideration for Developer agreeing to develop the Project, to pay the Impact Fees set forth in Exhibit H of this Development Agreement and to provide the Public Benefits described in this Development Agreement. a. Only the specific Impact Fees listed in Exhibit H shall apply to the Project, except as otherwise explicitly permitted by this Section 3.6.3(a). No change to an Impact Fee in Exhibit H (other than by the inflator, if any, permitted in Exhibit H using the specific index identified herein) resulting in an increase in dollar amounts charged to the Project
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that is adopted after the Agreement Date shall apply to the Project. If, after the Agreement Date, City decreases the rate of any of its Impact Fees existing as of the Agreement Date, Developer shall pay the reduced Impact Fee in effect at the time of payment. Notwithstanding the foregoing, the Parties acknowledge and agree that City intends to undertake a new nexus study to support revisions to the traffic Impact Fee codified in Chapter 8.50 of the San Carlos Municipal Code in effect as of the Agreement Date (“Existing Traffic Impact Fee”). In the event that City adopts a revised traffic Impact Fee by December 31, 2030 (“Revised Traffic Impact Fee”), and the Revised Traffic Impact Fee applicable to office/research and development (“Office/R&D”) uses is different than the Existing Traffic Impact Fee applicable to Office/R&D uses, the Project thereafter shall be subject to the Revised Traffic Impact Fee applicable to Office/R&D uses; provided that in no event shall the Revised Traffic Impact Fee applicable to Office/R&D uses in the Project exceed one hundred and fifty percent (150%) of the Existing Traffic Impact Fee applicable to Office/R&D. No revisions to traffic Impact Fees applicable to Office/R&D uses subsequent to the Revised Traffic Impact Fee shall apply to the Project. The traffic Impact Fee for all uses in the Project other than Office/R&D uses shall be the Existing Traffic Impact Fee. b. Any Impact Fees levied against or applied to the Project must be consistent with the provisions of applicable California law, including the provisions of Government Code Section 66000 et seq. (“AB 1600”). Developer retains all rights set forth in California Government Code Section 66020. Nothing in this Development Agreement shall diminish or eliminate any of Developer’s rights set forth in such section. c. City agrees to exclude Developer from any and all collection agreements regarding fees, 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 the Property after the Agreement Date through the Term of this Development Agreement.
3.6.4. Conditions of Subsequent Approvals.
a. In connection with any Subsequent Approvals, City shall have the right to impose reasonable conditions including, without limitation, normal and customary dedications for easements for public access, utilities, water, sewers, and drainage necessary for the Project; provided, however, such conditions and dedications shall not be inconsistent with the Applicable Rules or Project Approvals, nor inconsistent with the development of the Project as contemplated by this Development Agreement. Developer may protest any conditions, dedications, or fees while continuing to develop the Property; such a protest by Developer shall not delay or stop the issuance of building permits or certificates of occupancy. b. With the exception of mitigation measures imposed pursuant to any required CEQA analysis of Subsequent Approvals, no conditions imposed on Subsequent Approvals shall require dedications or reservations for, or construction or funding of, public infrastructure or public improvements beyond those already included in the MMRP. In addition, any and all conditions imposed on Subsequent Approvals for the Project must comply with Sections 3.6.2 and 3.6.3 herein.
3.6.5. Infrastructure Phasing Flexibility. Notwithstanding the provisions of any phasing requirements in the Project Approvals, Developer and City recognize that economic and
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market conditions may necessitate changing the order in which the infrastructure to serve the Project is constructed. Therefore, City and Developer hereby agree that should Developer determine that it is necessary or desirable to develop any portion of the Project’s infrastructure in an order that differs from the order set forth in the Project Approvals, Developer and City shall collaborate and City shall permit any modification requested by Developer so long as the modification continues to ensure adequate infrastructure is available to serve that portion of the Project being developed.
3.6.6. Infrastructure Capacity. Subject to Developer’s installation of infrastructure in accordance with the requirements of the Project Approvals, City hereby acknowledges that to the extent the City provides infrastructure or services it will have, and shall reserve, sufficient capacity in its infrastructure, services and utility systems, including, without limitation, traffic circulation, storm drainage, flood control, electric service, sewer collection, sewer treatment, and sanitation service, as and when necessary to serve the Project as it is developed. To the extent that City renders such services or provides such utilities, City hereby agrees that it will serve the Project and that there shall be no restriction on hookups or service for the Project. except for reasons beyond City’s control
3.6.7. Subsequent Projects. While City may approve other projects after the Agreement Date that place a burden on City’s infrastructure, City agrees that Developer’s right to build and occupy the Project, as set forth in the Project Approvals, shall not be diminished as a result of such other projects and that Developer’s cost to develop the Project shall not be increased as a result of such other projects, except for reasons beyond City’s control.
3.6.8. Availability of Public Services. To the maximum extent permitted by law and consistent with its authority, City shall assist Developer in reserving such capacity for sewer and water services as may be necessary to serve the Project during the Term, at a cost to be applied uniformly without discrimination as to user or use.
3.7. Taxes, Assessment Districts, or Other Funding Mechanisms. The Parties understand and agree that as of the Effective Date there are no City assessments applicable to the Property. City is unaware of any pending efforts to initiate or consider applications for new or increased assessments covering the Property, or any portion thereof. City understands that long-term assurances by City concerning fees, taxes and assessments were a material consideration for Developer agreeing to process the siting of the Project in its present location and to pay long-term fees, taxes and assessments described in this Development Agreement.
City shall retain the ability to initiate or process applications for the formation of new assessment districts covering all or any portion of the Property. Subject to the provisions of Section 3.6 above, City may impose new taxes and assessments, other than Impact Fees, on the Property in accordance with the then-applicable laws, but only if such taxes or assessments are (i) (a) adopted by or after voter or landowner approval, either City-wide or throughout the plan area boundary of the Vision Plan, of such taxes or assessments and are equally imposed on other land and projects of the same category (i.e., all office/research and development projects or retail projects) within the jurisdiction of City or throughout the plan area boundary of the Vision Plan, or (b) adopted for the purposes of funding a transportation management association to serve the Vision Plan area initially, and the expanded areas contemplated in the bylaws of the TMA (“TMA District”) by or after TMA District-wide voter or TMA District-wide landowner
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approval of such taxes or assessments and (i) such taxes or assessments are equally imposed on other land and projects of the same category (i.e., all office/research and development projects or retail projects) within the jurisdiction of the TMA District, and (ii) as to assessments, the impact thereof does not fall disproportionately on the Property vis-à-vis the other land and projects within City’s jurisdiction or the portion of City’s jurisdiction subject to the assessment. Nothing herein shall be construed so as to limit Developer from exercising whatever rights it may otherwise have in connection with protesting or otherwise objecting to the imposition of taxes or assessments on the Property. In the event an assessment district is lawfully formed to provide funding for services, improvements, maintenance or facilities which are substantially the same as those services, improvements, maintenance or facilities being funded by the fees or assessments to be paid by Developer under the Project Approvals or this Development Agreement, such fees or assessments to be paid by Developer shall be subject to reduction/credit in an amount equal to Developer’s new or increased assessment under the assessment district. Alternatively, the new assessment district shall reduce/credit Developer’s new assessment in an amount equal to such fees or assessments to be paid by Developer under the Project Approvals or this Development Agreement.
3.8. Life of Project Approvals and Subdivision Maps.
3.8.1. Life of Subdivision Maps. The terms of any subdivision or parcel map for the Property, any amendment or reconfiguration thereto, or any subsequent tentative map, shall be automatically extended such that such tentative maps remain in effect for a period of time coterminous with the term of this Development Agreement.
3.8.2. Life of Other Project Approvals. The term of all other Project Approvals shall be automatically extended such that these Project Approvals remain in effect for a period of time at least as long as the term of this Development Agreement.
3.8.3. Termination of Agreement. In the event that this Development Agreement is terminated prior to the expiration of the Term, the term of any subdivision or parcel map or any other Project Approval and the vesting period for any final subdivision map approved as a Project Approval shall be the term otherwise applicable to the approval, which shall commence to run on the date that the termination of this Development Agreement takes effect (including any extensions).
3.9. Further CEQA Environmental Review.
3.9.1. Reliance on Project EIR. The EIR, which has been certified by City as being in compliance with CEQA, addresses the potential environmental impacts of the entire Project as it is described in the Project Approvals. In acting on any discretionary Subsequent Approvals for the Project, City will rely on the EIR to satisfy the requirements of CEQA to the fullest extent permissible by CEQA and City will not require a new initial study, negative declaration, or subsequent or supplemental EIR unless required by CEQA and will not impose on the Project any mitigation measures or other conditions of approval other than those specifically imposed by the Project Approvals and the MMRP or specifically required by the Applicable Rules or by CEQA.
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3.9.2. Subsequent CEQA Review. In the event that any additional CEQA documentation is legally required for any discretionary Subsequent Approval for the Project, then the scope of such documentation shall be focused, to the extent possible consistent with CEQA, on the specific subject matter of the Subsequent Approval, and the City shall conduct such CEQA review as expeditiously as possible.
3.10. Developer’s Right to Rebuild. Developer may renovate or rebuild the Project within the Term of this Development Agreement should it become necessary due to natural disaster, changes in seismic requirements, or should the buildings located within the Project become functionally outdated, within Developer’s sole discretion, due to changes in technology.
Any such renovation or rebuilding shall be subject to the Vested Elements, shall comply with the Project Approvals, the Applicable Rules, and the requirements of CEQA.
ARTICLE 4.
ADDITIONAL RIGHTS AND OBLIGATIONS OF THE PARTIES
4.1. Conveyance of Public Infrastructure. Upon completion of any and all public infrastructure to be completed by Developer, Developer shall offer for dedication to City from time to time as such public infrastructure is completed, and City shall promptly accept from Developer the completed public infrastructure (and release to Developer any bonds or other security posted in connection with performance thereof in accordance with the terms of such bonds), and thereafter City shall maintain the public infrastructure. Developer may offer dedication of public infrastructure in phases and the City shall not refuse to accept such phased dedications or refuse phased releases of bonds or other security so long as all other conditions for acceptance, including meeting City specifications applicable to such infrastructure, have been satisfied.
4.2. Reimbursement. Nothing in this Development Agreement precludes City and Developer from entering into any reimbursement agreements for the portion (if any) of the cost of any dedications, public facilities and/or infrastructure that City may require as conditions of the Project Approvals to the extent that they are in excess of those reasonably necessary to mitigate the impacts of or offset the burdens posed by the Project.
4.3. Surface Parking Lot. The surface parking lot proposed as part of Phase I of the Project (“Phase I Surface Parking”) shall be permitted for the Term of this Development Agreement but shall not be used for parking after a parking garage to satisfy applicable Phase I parking requirements is constructed and operable. The terms of this Section 4.3 shall survive the expiration or earlier termination of this Development Agreement.
4.3.1. On or before the fourteenth (14th) anniversary of the Effective Date, Developer shall notify City that Developer intends to (a) replace the Phase I Surface Parking with the Phase III buildings in accordance with the PD Plan; (b) submit an application to amend the PD Plan to construct a parking garage to satisfy applicable Phase I parking requirements if such requirements have not then been satisfied and to amend the PD Plan and any other applications for entitlements necessary to develop the Phase I Surface Parking as an alternate use; or (c) submit an application to amend the PD Plan and any other applications for entitlements necessary to develop the Phase I Surface Parking as an alternate use if the Phase I
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parking requirements have then been satisfied. City shall review any applications described in clause (b) and (c) in accordance with Section 3.5 of this Agreement. If Developer has both (a) notified City it intends to submit any applications described in clause (b) and (c) or failed to send the notice described in Section 4.3, and (b) failed to submit applications for entitlements as described in clause (b) and (c) within three (3) months after the fourteenth (14th) anniversary of the Effective Date, then Developer shall submit to City for approval by the Zoning Administrator a landscaping plan proposing to install landscaping consistent with the provisions of the thencurrent San Carlos Municipal Code in place of the Phase I Surface Parking.
4.3.2. Prior to the expiration of the Term, Developer (a) shall use good faith efforts to obtain all entitlements and building permits necessary to replace the Phase I Surface Parking with the Phase III buildings in accordance with the PD Plan, or construct a parking garage if needed to serve Phase I as authorized by the amended PD Plan and the alternate use authorized by the amended PD Plan in place of the Phase I Surface Parking, and (b) provided Developer has obtained such entitlements and permits, shall begin to mobilize labor and equipment on the Property to allow for construction of such facilities. Thereafter, Developer shall diligently undertake construction of such facilities.
4.3.3. If prior to the expiration of the Term, Developer has not obtained all entitlements, building permits, and mobilized labor and equipment to replace the Phase I Surface Parking with the Phase III buildings in accordance with the PD Plan or construct a parking garage if needed to serve Phase I as authorized by the amended PD Plan and the alternate use authorized by the amended PD Plan in place of the Phase I Surface Parking, Developer shall within two (2) months after the expiration of the Term submit to City for approval by the Zoning Administrator a landscaping plan consistent with the requirements of Section 4.3.1 (unless Developer has already done so in accordance with Section 4.3.1) and within six (6) months after expiration of the Term remove the asphalt comprising the Phase I Surface Parking and replace the asphalt with landscaping in accordance with the approved landscaping plan. For the avoidance of doubt, Developer may fence the area to be improved with landscaping following the removal of the Phase I Surface Parking asphalt and retain such security personnel as Developer deems necessary in its sole discretion to exclude the public from such area.
ARTICLE 5.
ANNUAL REVIEW
5.1. Annual Review. The annual review required by California Government Code Section 65865.1 and Section 18.37.80 of the San Carlos Municipal Code shall be conducted for the purposes and in the manner stated in those laws as further provided herein. The procedure set forth in this Article shall be used by Developer and City in complying with the annual review requirement. The City and Developer agree that the annual review process shall review compliance by Developer with the obligations under this Development Agreement but shall not review compliance with other Project Approvals.
5.2. Developer Compliance Letter. No later than the last business day of January of each year, Developer shall submit a letter to the Community Development Director (“Director”) demonstrating Developer’s good faith compliance with the material terms and conditions of this
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Development Agreement and shall include in the letter a statement that the letter is being submitted to City pursuant to the requirements of Government Code Section 65865.1.
5.3. Director Review. Within thirty (30) days after the receipt of Developer’s letter pursuant to Section 5.2, the Director shall review Developer’s submission and determine on the basis of substantial evidence whether Developer has, for the year under review, demonstrated good faith compliance with the material terms and conditions of this Development Agreement.
5.3.1. Director Compliance Finding. If the Director finds that Developer has so complied, the Director shall issue and deliver to Developer a written “Finding of Compliance” in recordable form containing the Director’s finding that Developer is in good faith compliance with the material terms and conditions of this Development Agreement for the year under review. The Finding of Compliance may be recorded at the Director’s or Developer’s discretion.
5.3.2. Director Noncompliance Finding. If the Director (or the City Council on appeal pursuant to Section 5.5) finds that there is substantial evidence that Developer has not complied in good faith with the material terms and conditions of this Development Agreement and that Developer is in material breach of this Development Agreement for the year under review, the Director shall issue and deliver to Developer a written “Finding of Noncompliance” specifying in detail the nature of the failures in performance that the Director (or City Council on appeal) claims constitutes material noncompliance, all facts demonstrating substantial evidence of material noncompliance, and the manner in which such noncompliance may be satisfactorily cured in accordance with the Development Agreement. The Director shall grant a reasonable period of time for Developer to cure the alleged noncompliance. The Director shall grant a cure period of at least sixty (60) days and shall consider in good faith a request from Developer that City extend the sixty (60) day period if Developer is proceeding in good faith to cure the noncompliance and additional time is reasonably needed. At the conclusion of the cure period, the Director shall either (i) find that Developer is in compliance in accordance with Section
5.3.1; or (ii) find that Developer is not in compliance and the Parties may terminate or modify the Development Agreement by mutual consent pursuant to Government Code Sections 65867 and 65868 and City Regulations (or Section 6.4.2, in the case of a modification that meets the criteria of Section 6.4.2) or the Director may refer the matter to City Council as specified in Section 5.4. In the event that the Finding of Noncompliance is disputed by the Parties or is an Event of Default pursuant to Article 7 herein, the Parties shall be entitled to their respective rights and obligations under both Articles 5 and 7 herein, except that the entity allegedly in default shall be accorded only one of the sixty (60)-day cure periods referred to in Sections 5.3.2 and 7.1 herein. A Finding of Noncompliance may be recorded after it becomes final as determined by Section 5.6, provided that in the event City subsequently determines Developer to be in compliance, City shall issue and record a subsequent Finding of Compliance indicating that the prior Finding of Noncompliance has been cured.
5.4. Appeal or Referral to City Council.
5.4.1. Referral. If Developer fails to cure any alleged noncompliance to the Director’s reasonable satisfaction during the prescribed cure period and any extensions thereto, the Director may refer the alleged noncompliance to the City Council for consideration of termination or modification of the Development Agreement in accordance with Government
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Code Sections 65865.1, the City Development Agreement Regulations, and this Development Agreement.
5.4.2. Appeal. Within seven (7) days after the Director’s issuance of a Finding of Compliance or a Finding of Noncompliance, any interested person may file a written appeal of the finding with the City Council. The appellant shall specify in writing the reasons for the appeal.
5.5. Appeal Hearings. The City Council shall hold a public hearing regarding any referral of noncompliance pursuant to Section 5.4.1 or any appeal pursuant to Section 5.4.2. City shall deliver notice of the hearing to Developer by certified mail containing: (i) the time and place of the City Council hearings; (ii) a statement as to whether City proposes to terminate or modify this Development Agreement and the terms of any proposed modification; and (iii) any other information reasonably necessary to inform Developer of the nature of the proceedings. At least three business (3) days prior to the hearing, City shall deliver to Developer all staff reports and all other relevant documents pertaining to the hearings. At the time of the hearings, Developer shall be given an opportunity to be heard. After the public hearings, the City Council may uphold, rescind, or modify the Director’s findings and issue a Finding of Compliance or a Finding of Noncompliance. In the event the City Council upholds or issues a Finding of Noncompliance, subject to the notice requirements of this section, the City Council may modify or terminate this Development Agreement, provided that any such modification or termination shall bear a reasonable nexus to, and be proportional in severity to the magnitude of, the alleged noncompliance, and in no event shall termination be permitted except in accordance with Article 7 herein.
5.6. Final Determination. The issuance of a Finding of Compliance by the Director and the expiration of the appeal period without appeal, or the confirmation by the City Council of the Finding of Compliance on such appeal, shall conclude the review for the applicable period and such determination shall be final. At Developer’s request, City shall issue and have recorded a Certificate of Compliance indicating Developer’s compliance with the terms of this Development Agreement. The issuance of a Finding of Noncompliance by the City Council shall conclude the review for the applicable period and such determination shall be final.
5.7. Relationship to Default Provisions. The above procedures shall supplement and shall not replace that provision of Section 7.1 of this Development Agreement whereby either City or Developer may, at any time, assert matters which either Party believes have not been undertaken in accordance with this Development Agreement by delivering a written Notice of Default and following the procedures set forth in said Section 7.1. Notwithstanding the foregoing, following the issuance of any Finding of Noncompliance and expiration of the appeal period without appeal, or following any City Council hearing upholding any Finding of Noncompliance without any timely legal challenge, City need not issue any Notice of Default or allow any further opportunity to cure pursuant to Article 7 and may proceed to terminate this Development Agreement according to the procedures set forth in Article 7.
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ARTICLE 6.
AMENDMENTS
6.1. Amendments to Development Agreement Legislation. This Development Agreement has been entered into in reliance upon the provisions of the Development Agreement Legislation as those provisions existed at the Agreement Date. No amendment or addition to those provisions or any other federal or state law and regulation that would materially adversely affect the interpretation or enforceability of this Development Agreement or would prevent or preclude compliance with one or more provisions of this Development Agreement shall be applicable to this Development Agreement unless such amendment or addition is specifically required by the change in law or is mandated by a court of competent jurisdiction. In the event of the application of such a change in law, the Parties shall meet in good faith to determine the feasibility of any modification or suspension that may be necessary to comply with such new law or regulation and to determine the effect such modification or suspension would have on the purposes and intent of this Development Agreement and the Vested Elements. Following the meeting between the Parties, the provisions of this Development Agreement may, to the extent feasible, and upon mutual agreement of the Parties, be modified or suspended but only to the minimum extent necessary to comply with such new law or regulation. If such amendment or change is permissive (as opposed to mandatory), this Development Agreement shall not be affected by same unless the Parties mutually agree in writing to amend this Development Agreement to permit such applicability. Developer and/or City shall have the right to challenge any new law or regulation preventing compliance with the terms of this Development Agreement, and in the event such challenge is successful, this Development Agreement shall remain unmodified and in full force and effect. The Term of this Development Agreement shall be extended for the duration of the period during which such new law or regulation precludes compliance with the provisions of this Development Agreement, provided that no such extension of the Term shall exceed four (4) years, unless City Council grants further extensions in its discretion.
6.2. Amendments to or Cancellation of Development Agreement. This Development Agreement may be amended from time to time or canceled in whole or in part by mutual consent of both Parties in writing in accordance with the provisions of the Development Agreement Legislation and the City Development Agreement Regulations. Review and approval of an amendment to this Development Agreement shall be strictly limited to consideration of only those provisions to be added or modified. No amendment, modification, waiver, or change to this Development Agreement or any provision hereof shall be effective for any purpose unless specifically set forth in a writing that expressly refers to this Development Agreement and signed by the duly authorized representatives of both Parties. All amendments to this Development Agreement shall automatically become part of the Project Approvals.
6.3. Operating Memoranda. The provisions of this Development Agreement require a close degree of cooperation between City and Developer and development of the Property hereunder may demonstrate that refinements and clarifications are appropriate with respect to the details of performance of City and Developer. If and when, from time to time, during the term of this Development Agreement, City and Developer agree that such clarifications are necessary or appropriate, City and Developer shall effectuate such clarifications through operating memoranda approved by City and Developer, which, after execution, shall be attached hereto as
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addenda and become a part hereof, and may be further clarified from time to time as necessary with future approval by City and Developer. No such operating memoranda shall constitute an amendment to this Development Agreement requiring public notice or hearing. The City Manager, in consultation with the City Attorney, shall make the determination on behalf of City whether a requested clarification may be effectuated pursuant to this Section 6.3 or whether the requested clarification is of such a character to constitute an amendment hereof pursuant to Section 6.2 above. The City Manager shall be authorized to execute any operating memoranda hereunder on behalf of City.
6.4. Amendments to Project Approvals. Notwithstanding any other provision of this Development Agreement, Developer may seek, and City may review and grant, amendments or modifications to the Project Approvals subject to the following (except that the procedures for amendment of this Development Agreement are set forth in Section 6.2 herein).
6.4.1. Amendments to Project Approvals. Project Approvals (except for this Development Agreement, the amendment process for which is set forth in Section 6.2) may be amended or modified from time to time, but only at the written request of Developer or with the written consent of Developer (at its sole discretion) and in accordance with Section 3.4. All amendments to the Project Approvals shall automatically become part of the Project Approvals.
The permitted uses of the Property, the maximum density, the intensity of use, the maximum height and size of the proposed buildings, provisions for reservation or dedication of land for public purposes, the conditions, terms, restrictions and requirements for subsequent discretionary actions, the provisions for public improvements and financing of public improvements, and the other terms and conditions of development as set forth in all such amendments shall be automatically vested pursuant to this Development Agreement, without requiring an amendment to this Development Agreement. Amendments to the Project Approvals shall be governed by the Project Approvals and the Applicable Rules, subject to Section 3.4. The City shall not request, process or consent to any amendment to the Project Approvals that would affect the Property or the Project without Developer’s prior written consent.
6.4.2. Administrative Amendments. Upon the request of Developer for an amendment or modification of any Project Approval, the Director or his/her designee shall determine: (a) whether the requested amendment or modification is minor when considered in light of the Project as a whole; and (b) whether the requested amendment or modification substantially conforms with the material terms of this Development Agreement and the Applicable Rules. If the Director or his/her designee finds that the requested amendment or modification is both minor and substantially conforms with the material terms of this Development Agreement and the Applicable Rules, the amendment or modification shall be determined to be an “Administrative Amendment,” and the Director or his/her designee may approve the Administrative Amendment, without public notice or a 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, variations in the location of structures that do not substantially alter the design concepts of the Project, substitution of comparable landscaping for any landscaping shown on any development plan or landscape plan, variations in the location or installation of utilities and other infrastructure connections and facilities that do not substantially alter design concepts of the Project, amendments to the master sign program for the Project, and
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minor adjustments to a subdivision map or the Property legal description shall be deemed to be minor amendments or modifications. Any request of Developer for an amendment or modification to a Project Approval that is determined not to be an Administrative Amendment as set forth above shall be subject to review, consideration, and action pursuant to the Applicable Rules and this Development Agreement.
ARTICLE 7.
DEFAULT, REMEDIES AND TERMINATION
7.1. Events of Default. Subject to any extensions of time by mutual consent of the Parties in writing, and subject to the provisions of Section 11.2 hereof regarding permitted delays and a Mortgagee’s right to cure pursuant to Section 10.3 hereof, any failure by either Party to perform any material term or provision of this Development Agreement (not including any failure by Developer to perform any term or provision of any other Project Approvals) shall constitute an “Event of Default,” (i) if such defaulting Party does not cure such failure within sixty (60) days (or within the sixty (60) day cure period under Section 5.3.2, if Section 5.3.3 is applicable) following written notice of default (“Notice of Default”) from the other Party, where such failure is of a nature that can be cured within such sixty (60) day period, or (ii) if such failure is not of a nature that can be cured within such sixty (60) day period, the defaulting Party does not within such sixty (60) day period (or the sixty (60) day cure period under Section 5.3.2, if section 5.3.2 is applicable) commence substantial efforts to cure such failure, or thereafter does not within a reasonable time prosecute to completion with diligence and continuity the curing of such failure. Any Notice of Default given hereunder shall specify in detail the nature of the failures in performance that the noticing Party claims constitutes the Event of Default, all facts constituting substantial evidence of such failure, and the manner in which such failure may be satisfactorily cured in accordance with the terms and conditions of this Development Agreement.
During the time periods herein specified for cure of a failure of performance, the Party shall not be considered to be in default for purposes of (a) termination of this Development Agreement, (b) institution of legal proceedings with respect thereto, or (c) issuance of any approval with respect to the Project. This Development Agreement shall also not be terminated if a Finding of Noncompliance has been issued during the annual review process set forth in Article 5 and time remains for Developer to cure or if an appeal of the Finding of Noncompliance is pending. The waiver by either Party of any default under this Development Agreement shall not operate as a waiver of any subsequent breach of the same or any other provision of this Development Agreement.
7.2. Meet and Confer. During the time periods specified in Section 7.1 for cure of a failure of performance, the Parties shall meet and confer in a timely and responsive manner, to attempt to resolve any matters prior to litigation or other action being taken, including without limitation any action in law or equity; provided, however, nothing herein shall be construed to extend the time period for this meet and confer obligation beyond the sixty (60)-day cure period referred to in Section 7.1 (even if the sixty (60)-day cure period itself is extended pursuant to Section 7.1(ii) or 5.3.2) unless the Parties agree otherwise in writing.
7.3. Remedies and Termination. If, after notice and expiration of the cure periods and procedures set forth in Sections 7.1 and 7.2, the alleged Event of Default is not cured, the non-defaulting Party, at its option, may institute legal or judicial reference proceedings, as
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applicable, pursuant to Section 7.4 or 7.6 of this Development Agreement and/or terminate this Development Agreement pursuant to Section 7.7 herein. In the event that this Development Agreement is terminated pursuant to Section 7.7 herein and litigation or judicial reference, as applicable, is instituted that results in a final decision that such termination was improper, then this Development Agreement shall immediately be reinstated as though it had never been terminated.
7.4. Legal Action by Parties.
7.4.1. Remedies. 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, enforce by specific performance the obligations and rights of the Parties hereto or to obtain any remedies consistent with the purpose of this Development Agreement. All remedies shall be cumulative and not exclusive of one another, and the exercise of any one or more of these remedies shall not constitute a waiver or election with respect to any other available remedy. Without limiting the foregoing, Developer reserves the right to challenge in court any Future Rules that would conflict with the Vested Elements or the Subsequent Approvals for the Project or reduce the development rights provided by the Project Approvals.
7.4.2. No Damages. In no event shall either Party, or its boards, commissions, officers, agents or employees, be liable in damages for any default under this Development Agreement, it being expressly understood and agreed that the sole legal remedy available to either Party for a breach or violation of this Development Agreement by the other Party shall be an action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Development Agreement by the other Party, or to terminate this Development Agreement. This limitation on damages shall not preclude actions by a Party to enforce payments of monies or the performance of obligations requiring an obligation of money from the other Party under the terms of this Development Agreement including, but not limited to obligations to pay attorneys’ fees and obligations to advance monies or reimburse monies. In connection with the foregoing provisions, each Party acknowledges, warrants and represents that it has been fully informed with respect to, and represented by counsel of such Party’s choice in connection with, the rights and remedies of such Party hereunder and the waivers herein contained, and after such advice and consultation has presently and actually intended, with full knowledge of such Party’s rights and remedies otherwise available at law or in equity, to waive and relinquish such rights and remedies to the extent specified herein, and to rely to the extent herein specified solely on the remedies provided for herein with respect to any breach of this Development Agreement by the other Party.
7.5. Effects of Litigation. In the event that litigation is timely instituted, and a final judgment is obtained, which invalidates in its entirety this Development Agreement, then Developer shall have no obligations whatsoever under this Development Agreement. In the event that any payment(s) have been made by or on behalf of Developer to City pursuant to the obligations contained in Section 3.6, City shall give to Developer a refund of the monies remaining in any segregated City account into which such payment(s) were deposited, if any, along with interest which has accrued, if any. To the extent the payment(s) made by or on behalf of Developer were not deposited, or no longer are, in the segregated City account, City shall give
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Developer a credit for the amount of said payment(s) as determined pursuant to this Section 7.5, along with interest, if any, that has accrued, which credit may be applied by Developer to any costs or fees imposed by City on Developer in connection with construction or development within or outside the Property. Developer shall be entitled to use all or any portion of the credit at its own discretion until such time as the credit has been depleted. Any credits due to Developer pursuant to this Section 7.5 may, at Developer’s own discretion, be transferred by Developer to a third party for application by said third party to any costs or fees imposed by City on the third party in connection with construction or the development of property within City, whether or not related to the Project. In the event that Developer has already developed or is developing a portion of the Project at the time of any invalidation of the Development Agreement, then any such refund or credit shall be limited to the amount paid by Developer that exceeds, on a pro rata basis, the proportion and uses of the Property retained by Developer to the entire Property. This Section 7.5 shall survive the termination or expiration of this Development Agreement.
7.6. Judicial Reference. Pursuant to Code of Civil Procedure Section 638, et seq., any legal actions with regard to the modification or termination of this Development Agreement pursuant to Section 5.6, 7.3, or 7.7.3 herein shall be heard by a referee who shall be a retired judge from either the San Mateo County Superior Court, the California Court of Appeal, the United States District Court or the United States Court of Appeals, provided that the selected referee shall have experience in resolving land use and real property disputes. Developer and City shall agree upon a single referee who shall then try all issues, whether of fact or law, and report a finding and judgment thereon and issue all legal and equitable relief appropriate under the circumstances of the controversy before such referee. If Developer and City are unable to agree on a referee within ten (10) days of a written request to do so by either Party hereto, either Party may seek to have one appointed pursuant to Code of Civil Procedure Section 640. The cost of such proceeding shall initially be borne equally by the Parties. Any referee selected pursuant to this Section 7.6 shall be considered a temporary judge appointed pursuant to Article 6, Section 21 of the California Constitution. Notwithstanding the provisions of this Section 7.6, either Party shall be entitled to seek declaratory and injunctive relief in any court of competent jurisdiction to enforce the terms of this Development Agreement, or to enjoin the other Party from an asserted breach thereof, pending the selection of a referee as provided in this Section 7.6, on a showing that the moving party would otherwise suffer irreparable harm. Upon the mutual agreement by both Parties, any legal action shall be submitted to non-binding arbitration in accordance with rules to be mutually agreed upon by the Parties.
7.7. Termination.
7.7.1. Expiration of Term. Except as otherwise provided in this Development Agreement, this Development Agreement shall be deemed terminated and of no further effect upon the expiration of the Term of this Development Agreement as set forth in Section 1.3.
7.7.2. Survival of Obligations. Upon the termination or expiration of this Development Agreement as provided herein, neither Party shall have any further right or obligation with respect to the Property under this Development Agreement except with respect to any obligation that is specifically set forth as surviving the termination or expiration of this Development Agreement. The termination or expiration of this Development Agreement shall
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not affect the validity of the Project Approvals (other than this Development Agreement) for the Project.
7.7.3. Termination by City. Notwithstanding any other provision of this Development Agreement, City shall not have the right to terminate this Development Agreement with respect to all or any portion of the Property before the expiration of its Term unless City complies with all termination procedures set forth in the Development Agreement Legislation and there is an alleged Event of Default by Developer and such Event of Default is not cured pursuant to Article 5 herein or this Article 7 and Developer has first been afforded an opportunity to be heard regarding the alleged default before the City Council and this Development Agreement is terminated only with respect to that portion of the Property to which the default applies. Compliance with the procedures set forth in Sections 7.1 through 7.3 and 7.7.3 shall be deemed full compliance with the requirements of the California Claims Act (Government Code Section 900 et seq.) including, but not limited to, the notice of an event of default hereunder constituting full compliance with the requirements of Government Code Section 910.
ARTICLE 8.
COOPERATION AND IMPLEMENTATION
8.1. Further Actions and Instruments. Each Party to this Development Agreement shall cooperate with and provide reasonable assistance to the other Party and take all actions necessary to ensure that the Parties receive the benefits of this Development Agreement, subject to satisfaction of the conditions of this Development Agreement. Upon the request of any Party, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Development Agreement to carry out the intent and to fulfill the provisions of this Development Agreement or to evidence or consummate the transactions contemplated by this Development Agreement.
8.2. Regulation by Other Public Agencies. Other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City, and this Development Agreement does not limit the authority of such other public agencies. Nevertheless, City shall be bound by, and shall abide by, its covenants and obligations under this Development Agreement in all respects when dealing with any such agency regarding the Property. To the extent that City, the City Council, the Planning Commission or any other board, agency, committee, department or commission of City constitutes and sits as any other board, agency, commission, committee, or department, it shall not take any action that conflicts with City’s obligations under this Development Agreement.
8.3. Other Governmental Permits and Approvals; Grants. Developer shall apply in a timely manner in accordance with Developer’s construction schedule for the permits and approvals from other governmental or quasi-governmental agencies having jurisdiction over the Project as may be required for the development of, or provision of services to, the Project.
Developer shall comply with all such permits, requirements, and approvals. City shall cooperate with Developer in its endeavors to obtain (a) such permits and approvals and shall, from time to time, at the request of Developer, attempt with due diligence and in good faith to enter into binding agreements with any such entity to ensure the availability of such permits and approvals,
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or services, at each stage of the development of the Project; and (b) any grants for the Project for which Developer applies. To the extent allowed by applicable laws, Developer shall be a party or third-party beneficiary to any such agreement between City and such agencies and shall be entitled to enforce the rights of Developer or City thereunder and/or the duties and obligations of the parties thereto. Without limiting the generality of the foregoing, City shall cooperate with Developer in securing all approvals from the Peninsula Joint Powers Board necessary or appropriate for Developer to construct the improvements proposed as part of the Project to the existing pedestrian tunnel from Old County Road to the Caltrain station.
8.4. Cooperation in the Event of Legal Challenge.
8.4.1. The filing of any third-party lawsuit(s) against City or Developer relating to this Development Agreement, the Project Approvals, or other development issues affecting the Property shall not delay or stop the development, processing or construction of the Project or approval of any Subsequent Approvals, unless the third party obtains a court order preventing the activity. City shall not stipulate to or cooperate in the issuance of any such order, without the prior written consent of Developer.
8.4.2. In the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any provision of this Development Agreement, the procedures leading to its adoption, or the Project Approvals for the Project, Developer and City each shall have the right, in its sole discretion, to elect whether or not to defend such action. a. If both Parties elect to defend, the provisions of this Section
8.4.2.a shall apply. The Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect information, under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. Developer shall be responsible for the reasonable costs of City’s independent defense counsel and Developer shall reimburse City, within thirty (30) days following City' s written demand therefor, which may be made from time to time during the course of any action described in this Section 8.4.2, including City’s reasonable administrative, legal, and court costs and City Attorney oversight expenses. In any case, Developer shall indemnify, defend, and hold harmless the City from and against all damages, attorneys’ fees and costs in accordance with this Section 8.2, awarded against City by way of settlement, judgement, or stipulation.
b. If Developer elects not to defend or elects to terminate its defense pursuant to Section 8.4.2.a, Developer shall give written notice to City of its election not to defend/termination of its defense, and the Project Approvals shall terminate and have no further force and effect, except for provisions of this Development Agreement that expressly survive termination. Developer shall have no further obligations under this Section following termination, other than to reimburse City for costs incurred pursuant to Section 8.4.2.a prior to Developer’s notice of termination.
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c. The City shall not settle any third-party litigation of Project Approvals without Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed. If the terms of the proposed settlement would require an amendment to the Project Approvals, such amendment shall not become effective unless and until approved by City in accordance with the Applicable Rules.
d. The terms of this Section shall survive any termination of the Development Agreement.
8.5. Revision to Project. In the event of a court order issued as a result of a successful legal challenge, City shall, to the extent permitted by law or court order, in good faith seek to comply with the court order in such a manner as will maintain the integrity of the Project Approvals and avoid or minimize to the greatest extent possible (i) any impact to the development of the Project as provided for in, and contemplated by, the Vested Elements, or (ii) any conflict with the Vested Elements or frustration of the intent or purpose of the Vested Elements.
8.6. State, Federal, or Case Law. Where any state, federal or case law allows City to exercise any discretion or take any act with respect to that law, City shall, in an expeditious and timely manner, at the earliest possible time, (a) exercise its discretion in such a way as to be consistent with, and carry out the terms of, this Development Agreement and (b) take such other actions as may be necessary to carry out in good faith the terms of this Development Agreement.
8.7. Defense of Agreement. City shall take all actions that are necessary or advisable to uphold the validity and enforceability of this Development Agreement, subject to Section
8.4.2. If this Development Agreement is adjudicated or determined to be invalid or unenforceable, City agrees, subject to all legal requirements, to consider modifications to this Development Agreement to render it valid and enforceable to the extent permitted by applicable law.
8.8. Encroachment Permits. City shall cooperate with Developer in granting any necessary encroachment permits for construction in the public right-of-way required to construct the Project, including any required off-site improvements.
ARTICLE 9.
TRANSFERS AND ASSIGNMENTS
9.1. Right to Assign. Developer shall have the right to sell, assign or transfer (“Transfer”) in whole or in part its rights, duties and obligations under this Development Agreement to any person or entity at any time during the Term of this Development Agreement in accordance with this Article 9; provided, however, in no event shall the rights, duties and obligations conferred upon Developer pursuant to this Development Agreement be at any time so Transferred except through a transfer of the Property. Developer shall seek City’s prior written consent to any Transfer, which consent shall not be unreasonably withheld, conditioned, or delayed. Failure by City to respond within forty-five (45) days to any request made by Developer for such consent shall not be deemed to be City’s approval of the Transfer in question, provided that if Developer provides City a second notice, City’s failure to respond to that second
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notice within fifteen (15) days shall be deemed City’s approval of the Transfer. 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 opinion 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 by Developer to the City Council. In the event of a transfer of a portion of the Property, Developer shall have the right to Transfer its rights, duties and obligations under this Development Agreement that are applicable to the transferred portion, and to retain all rights, duties, and obligations applicable to the retained portions of the Property.
Upon Developer’s request, City shall cooperate with Developer and any proposed transferee to allocate rights, duties and obligations under this Development Agreement and the Project Approvals among the transferred Property and the retained Property.
9.2. Release upon Transfer. Upon the Transfer of Developer’s rights and interests under this Development Agreement pursuant to Section 9.1, Developer shall automatically be released from its obligations and liabilities under this Development Agreement with respect to that portion of the Property transferred, and any subsequent default or breach with respect to the Transferred rights and/or obligations shall not constitute a default or breach with respect to the retained rights and/or obligations under this Development Agreement, provided that (i) Developer has provided to City written notice of such Transfer, and (ii) the transferee executes and delivers to City a written agreement in which (a) the name and address of the transferee is set forth and (b) the transferee expressly and unconditionally assumes all of the obligations of Developer under this Development Agreement with respect to that portion of the Property transferred, as shall be identified in the recordable written agreement described herein and which written agreement shall be in substantially the form attached hereto as Exhibit I.
Upon Developer’s request, City shall cooperate with Developer and any proposed transferee to identify completed obligations and allocate rights, duties and obligations under this Development Agreement and the Project Approvals among the transferred Property and the retained Property.
Upon any transfer of any portion of the Property and the express assumption of Developer’s obligations under this Development Agreement by such transferee, City agrees to look solely to the transferee for compliance by such transferee with the provisions of this Development Agreement as such provisions relate to the portion of the Property acquired by such transferee.
A default by any transferee shall only affect that portion of the Property owned by such transferee and shall not cancel or diminish in any way Developer’s rights hereunder with respect to any portion of the Property not owned by such transferee. The transferor and the transferee shall each be solely responsible for the reporting and annual review requirements relating to the portion of the Property owned by such transferor/transferee, and any amendment to this Development Agreement between City and a transferor or a transferee shall only affect the portion of the Property owned by such transferor or transferee. Failure to deliver a written assumption agreement hereunder shall not affect the running of any covenants herein with the land, as provided in Section 9.3 below, nor shall such failure negate, modify or otherwise affect the liability of any transferee pursuant to the provisions of this Development Agreement.
9.3. Covenants Run with the Land. All of the provisions, agreements, rights, powers, standards, terms, covenants and obligations contained in this Development Agreement shall be binding upon the Parties and their respective successors (by merger, reorganization, consolidation, or otherwise) and assigns, devisees, administrators, representatives, lessees, and all of the persons or entities acquiring the Property or any portion thereof, or any interest therein,
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whether by operation of law or in any manner whatsoever, and shall inure to the benefit of the Parties and their respective successors (by merger, consolidation or otherwise) and assigns. All of the provisions of this Development 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. Each covenant to do, or refrain from doing, some act on the Property hereunder (i) is for the benefit of such Property and is a burden upon such Property, (ii) runs with such Property, (iii) is binding upon each Party and each successive owner during its ownership of such Property or any portion thereof, and (iv) each person or entity having any interest therein derived in any manner through any owner of such Property, or any portion thereof, and shall benefit the Property hereunder, and each other person or entity succeeding to an interest in such Property.
ARTICLE 10.
MORTGAGEE PROTECTION; CERTAIN RIGHTS OF CURE
10.1. Mortgagee Protection. This Development Agreement shall not prevent or limit Developer in any manner, at Developer’s sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property (“Mortgage”). This Development Agreement shall be superior and senior to any lien placed upon the Property or any portion thereof after the date of recording this Development Agreement, including the lien of any Mortgage. Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but all of the terms and conditions contained in this Development Agreement shall be binding upon and effective against and inure to the benefit of any person or entity, including any deed of trust beneficiary or mortgagee (“Mortgagee”) who acquires title to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure, or otherwise.
10.2. Mortgagee Not Obligated. Notwithstanding the provisions of Section 10.1 above, no Mortgagee shall have any obligation or duty under this Development Agreement to perform Developer’s obligations or other affirmative covenants of Developer hereunder; provided, however, that a Mortgagee shall not be entitled to devote the Property to any uses or to construct any improvements thereon other than those uses or improvements provided for or authorized by this Development Agreement, or by the Project Approvals and Applicable Rules.
10.3. Notice of Default to Mortgagee; Right of Mortgagee to Cure. If City receives a notice from a Mortgagee requesting a copy of any Notice of Default given to Developer hereunder and specifying the address for service thereof, then City shall deliver to such Mortgagee, concurrently with service thereon to Developer, any notice given to Developer with respect to any claim by City that Developer has committed a default, and if City makes a determination of noncompliance hereunder, City shall likewise serve notice of such noncompliance on such Mortgagee concurrently with service thereof on Developer. Each Mortgagee shall have the right (but not the obligation) to cure or remedy, or to commence to cure or remedy, the Event of Default claimed or the areas of noncompliance set forth in City’s notice, provided that Mortgagee shall have an additional fifteen (15) days (with respect to monetary defaults only) or an additional thirty (30) days (with respect to non-monetary defaults), or such reasonable period of time beyond thirty (30) days, if such non-monetary default is not
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susceptible to being cured within such thirty (30) days, beyond the applicable cure period set forth in this Development Agreement within which to cure or to commence the curing of such default as therein provided during which additional period this Development Agreement shall remain in full force and effect (nothing contained herein shall obligate a Mortgagee to cure a default, it being understood that any election to cure a default shall be at the Mortgagee’s sole option). In case of a default that is not susceptible of being cured by the Mortgagee, this Development Agreement will remain in full force and effect if Mortgagee institutes proceedings to acquire title to the Property by foreclosure or otherwise, and diligently prosecutes the same to completion. If the Mortgagee, or its nominee, or a purchaser at a foreclosure sale, or by deed in lieu of foreclosure, shall cure all defaults that are susceptible of being cured by such Mortgagee, or by such purchaser, as the case may be, then the defaults of any prior holder of the defaulting Developer’s interest hereunder that are not susceptible of being cured by such Mortgagee or by such purchaser shall no longer be deemed to be defaults hereunder. This Development Agreement shall not be amended or modified without the consent of any Mortgagee who has requested that City provide it a copy of any Notice of Default pursuant to this Section.
10.4. Limitation of Liability. No Mortgagee shall be liable for or obligated to perform the obligations of Developer under this Development Agreement unless and until such Mortgagee becomes the owner of Developer’s interest in the Property by foreclosure, assignment, transfer in lieu of foreclosure, or otherwise or except to the extent such Mortgagee undertakes to perform and continues to perform Developer’s obligations hereunder. Thereafter, such Mortgagee and its successors and assigns shall each remain liable for the obligations of Developer only so long as such Mortgagee or its successors or assigns is the owner of Developer’s interest in the Property. Any such Mortgagee shall be entitled to all of the rights and privileges of Developer under this Development Agreement and shall have the right to assign in the same manner as the Developer.
10.5. No Supersedure. Nothing in this Article 10 shall be deemed to supersede or release a Mortgagee or modify a Mortgagee’s obligations under any subdivision improvement agreement or other obligation incurred with respect to the Project outside this Development Agreement, nor shall any provision of this Article 10 constitute an obligation of City to such Mortgagee, except as to the notice requirements of Section 10.3.
10.6. Technical Amendments to this Article 10. City agrees to reasonably consider and approve interpretations and/or technical amendments to the provisions of this Development Agreement that are required by lenders for the acquisition and construction of the improvements on the Property or any refinancing thereof and to otherwise cooperate in good faith to facilitate Developer’s negotiations with lenders.
ARTICLE 11.
MISCELLANEOUS PROVISIONS
11.1. Limitation on Liability. Notwithstanding anything to the contrary contained in this Development Agreement, in no event shall: (a) any partner, officer, director, member, shareholder, employee, affiliate, manager, representative, or agent of Developer or any general partner of Developer or its general partners be personally liable for any breach of this Development Agreement by Developer, or for any amount that may become due to City under
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the terms of this Development Agreement; or (b) any member, officer, agent or employee of City be personally liable for any breach of this Development Agreement by City or for any amount that may become due to Developer under the terms of this Development Agreement.
11.2. Force Majeure. The time within which Developer shall be required to perform any act under this Development Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Development Agreement or the Project Approvals; any other cause beyond the reasonable control of Developer that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Development Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’ systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Development Agreement cannot be performed; (c) overnight couriers are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute an Event of Default and shall occur at the request of any Party. In addition, the Term of this Development Agreement and any subdivision map or any of the other Project Approvals shall not include any period of time during which (i) a development moratorium including, but not limited to, a water or sewer moratorium, is in effect; (ii) the actions of public agencies that regulate land use, development, construction, or the provision of services to the Property prevent, prohibit or delay the construction or development of the Project; (iii) there is any mediation, arbitration, litigation, or other administrative or judicial proceeding pending involving the Vested Elements, or Project Approvals; and/or any Force Majeure Event(s) other than a Government Closure prevent, prohibit or delay the construction or development of the Project after issuance of the first building Permit in Phase III or, if no building permit in Phase III has been issued, in the final year of the Term. The Term of the Project Approvals shall therefore be extended by the length of any development moratorium or similar action; the amount of time any actions of public agencies prevent, prohibit, or delay the construction or development of the Project; the amount of time to finally resolve any mediation, arbitration, litigation, or other administrative or judicial proceeding involving the Vested Elements or Project Approvals; and the amount of time any Force Majeure Event(s) other than a Government Closure prevent, prohibit or delay the construction or development of the Project after issuance of the first building Permit in Phase III or, if no building permit in Phase III has been issued, in the final year of the Term. Furthermore, in the event the issuance of a building permit for any part of the Project is delayed as a result of
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Developer’s inability to obtain any other required permit or approval, then the Term of this Development Agreement and the Project Approvals shall be extended by the period of any such delay. For the avoidance of doubt, none of the foregoing is an event of force majeure: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Developer, an assignment by Developer, for the benefit of creditors, or any other action taken or suffered by Developer under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.
11.3. Notices, Demands and Communications Between the Parties. Formal written notices, demands, correspondence and communications between City and Developer shall be sufficiently given if delivered personally (including delivery by private courier), dispatched by certified mail, postage prepaid and return receipt requested, or delivered by nationally recognized overnight courier service, or by electronic facsimile transmission followed by delivery of a “hard” copy to the offices of City and Developer indicated below. Such written notices, demands, correspondence and communications may be sent in the same manner to such persons and addresses as either Party may from time-to-time designate in writing at least fifteen (15) days prior to the name and/or address change and as provided in this Section 11.3.
City: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Manager
with copies to: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Attorney
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
Developer: ARE-San Francisco No. 88, LLC
c/o Alexandria Real Estate Equities
26 North Euclid Avenue
Pasadena, CA 91101
Attention: Corporate Secretary
with copies to: Cox, Castle & Nicholson, LLP
50 California Street, 32nd Floor
San Francisco, CA 94111
Attn: Margo Bradish, Esq.
Notices personally delivered shall be deemed to have been received upon delivery. Notices delivered by certified mail, as provided above, shall be deemed to have been given and received
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on the first to occur of (i) actual receipt by any of the addresses designated above as the Party to whom notices are to be sent, or (ii) within five (5) days after a certified letter containing such notice, properly addressed, with postage prepaid, is deposited in the United States mail. Notices delivered by overnight courier service as provided above shall be deemed to have been received twenty-four (24) hours after the date of deposit. Notices delivered by electronic facsimile transmission shall be deemed received upon receipt of sender of electronic confirmation of delivery, provided that a “hard” copy is delivered as provided above.
11.4. Project as a Private Undertaking; No Joint Venture or Partnership. The Project constitutes private development, neither City nor Developer is acting as the agent of the other in any respect hereunder, and City and Developer are independent entities with respect to the terms and conditions of this Development Agreement. Nothing contained in this Development Agreement or in any document executed in connection with this Development Agreement shall be construed as making City and Developer joint venturers or partners.
11.5. Non-Intended Prevailing Wage Requirements. Nothing in this Development Agreement shall in any way require, or be construed to require, Developer to pay prevailing wages with respect to any work of construction or improvement within the Project (a “Non-Intended Prevailing Wage Requirement”). But for the understanding of the Parties as reflected in the immediately preceding sentence, the Parties would not have entered into this Development Agreement based upon the terms and conditions set forth herein. Developer and City have made every effort in reaching this Development Agreement to ensure that its terms and conditions will not result in a Non-Intended Prevailing Wage Requirement. These efforts have been conducted in the absence of any applicable existing judicial interpretation of the recent amendments to the California prevailing wage law. If, despite such efforts, any provision of this Development Agreement shall be determined by any court of competent jurisdiction to result in a Non-Intended Prevailing Wage Requirement, such determination shall not invalidate or render unenforceable any provision hereof; provided, however, that the Parties hereby agree that, in such event, upon notice by Developer to City, which notice shall identify the provision(s) of this Development Agreement that would result in the Non-Intended Prevailing Wage Requirement, this Development Agreement shall be reformed such that each provision of this Development Agreement that results in the Non-Intended Prevailing Wage Requirement will be removed from this Development Agreement as though such provision(s) were never a part of the Development Agreement. In lieu of such provision(s), (i) in the event of removal of a Community Benefit provision before such Community Benefit is provided, Developer shall pay City the Community Benefit value specified for such Community Benefit in this Development Agreement at the time that otherwise would have been required for performance of the Community Benefit pursuant to this Agreement, and (ii) in the event of removal of a provision of this Development Agreement other than a Community Benefit provision, replacement provisions (“Replacement Provisions”) shall be added as a part of this Development Agreement as similar in terms to such removed provision(s) as may be possible and legal, valid, and enforceable but without resulting in the Non-Intended Prevailing Wage Requirement pursuant to the following process: Within thirty (30) days after Developer’s notice pursuant to this Section 11.5, the Parties shall meet and confer for a period not to exceed sixty (60) days to attempt to identify mutually acceptable Replacement Provisions. If the Parties agree on Replacement Provisions, the City shall process an operating memorandum pursuant to Section 6.2 herein or an amendment to this Development Agreement pursuant to Section 6.3 herein, as applicable, to document the Replacement Provisions. If the
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Parties are unable to agree to Replacement Provisions, or if the City does not approve the operating memorandum or amendment to this Development Agreement, as applicable, the matter shall be submitted to mediation in accordance with rules to be mutually agreed upon by the Parties.
11.6. Compliance with Law. Developer, at its sole cost and expense, shall comply with the requirements of, and obtain all permits and approvals required by local, State and Federal agencies having jurisdiction over the Property or Project. Furthermore, Developer shall carry out the Project work in conformity with all (a) State and Federal laws and regulations applicable to the Property and the Project as enacted, adopted and amended from time to time, including applicable State labor laws and standards; (b) Applicable Rules; and (c) applicable disabled and handicapped access requirements, including the Americans With Disabilities Act, 42 U.S.C.
Section 12101, et seq., Government Code Section 4450, et seq., Government Code Section 11135, et seq., and the Unruh Civil Rights Act, Civil Code Section 51, et seq. (“Applicable Law”).
11.7. Indemnification. Developer shall indemnify, at City’s request defend, and hold the City harmless from and against any and all claims, demands, losses, liabilities, damages, liens, obligations, interest, injuries, penalties, fines, lawsuits or other proceedings, judgments and awards and costs and expenses (“Claims”) arising directly as a result of Developer’s acts, omissions, negligence or willful misconduct in connection with Developer’s performance under this Development Agreement or arising directly as a result of Developer’s (or Developer’s contractors, subcontractors, agents, or employees) work performed in connection with the development of the Property or the Project, including without limitation, Claims involving bodily injury, death or property damage. Developer’s indemnification obligations set forth in this Section shall not apply to the extent any such Claims are the result of the active negligence or willful misconduct of City. Developer’s indemnification obligation under this Section includes any and all present and future Claims arising out of or in any way connected with Developer’s or its contractors’ or subcontractors’ failure to comply with any Applicable Law as set forth in Section 11.6.
11.8. Severability. If any terms or provision(s) of this Development Agreement or the application of any term(s)or provision(s) of this Development Agreement to a particular situation, is (are) held by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of this Development Agreement or the application of this Development Agreement to other situations, shall remain in full force and effect unless amended or modified by mutual consent of the Parties; provided that, if the invalidation, voiding or enforceability would deprive either City or Developer of material benefits derived from this Development Agreement, or make performance under this Development Agreement unreasonably difficult, then City and Developer shall meet and confer and shall make good faith efforts to amend or modify this Development Agreement in a manner that is mutually acceptable to City and Developer. Notwithstanding the foregoing, if any material provision of this Development Agreement, or the application of such provision to a particular situation, is held to be invalid, void or unenforceable, Developer (in its sole and absolute discretion) may terminate this Development Agreement by providing written notice of such termination to City.
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11.9. Section Headings. Article and Section headings in this Development Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Development Agreement.
11.10. Construction of Agreement. This Development Agreement has been reviewed and revised by legal counsel for both Developer and City, and no presumption or rule that ambiguities shall be construed against the drafting Party shall apply to the interpretation or enforcement of this Development Agreement.
11.11. Entire Agreement. This Development Agreement is executed in two (2) duplicate originals, each of which is deemed to be an original. This Development Agreement consists of forty-five (45) pages including the Recitals, and eleven (11) exhibits and one (l) appendix, attached hereto and incorporated by reference herein, which, together with the Project Approvals, constitute the entire understanding and agreement of the Parties and supersedes all negotiations or previous agreements between the Parties with respect to all or any part of the subject matter hereof. The exhibits and appendices are as follows:
Exhibit A Legal Description of the Property
Exhibit B Map of the Property
Exhibit C Conceptual Creek/Trail Improvements
Exhibit D Bridge
Exhibit E Form of Creek Trail Easement and Maintenance Agreement Exhibit F Conceptual Commercial Street Improvements
Exhibit G Form of Public Parking Agreement
Exhibit H Impact Fees
Exhibit I Form of Assignment and Assumption Agreement
Exhibit J Form of Bridge Easement and Maintenance Agreement Exhibit K Form of Covenants, Agreements, and Deed Restrictions for Privately Owned Publicly Accessible (POPA) Campus Areas Appendix I Definitions
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11.12. Estoppel Certificates. Either Party may, at any time during the Term of this Development Agreement, and from time to time, deliver written notice to the other Party requesting such Party to certify in writing that, to the knowledge of the certifying Party, (i) this Development Agreement is in full force and effect and a binding obligation of the Parties, (ii) this Development Agreement has not been amended or modified either orally or in writing, or May 12, 2025 Packet Pg. 889
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if amended; identifying the amendments, (iii) the requesting Party is not in default in the performance of its obligations under this Development Agreement, or if in default, to describe therein the nature and amount of any such defaults, and (iv) any other information reasonably requested. The Party receiving a request hereunder shall execute and return such certificate or give a written, detailed response explaining why it will not do so within twenty (20) days following the receipt thereof, provided that this twenty (20) day period shall be extended by the number of days that the City offices are closed due to furlough during such period. The failure of either Party to provide the requested certificate within such twenty (20) day period, as extended in accordance with the preceding sentence, shall constitute a confirmation that this Development Agreement is in full force and effect and no modification or default exists. Either the City Manager or the Director shall have the right to execute any certificate requested by Developer hereunder. City acknowledges that a certificate hereunder may be relied upon by transferees and Mortgagees.
11.13. Recordation. Pursuant to California Government Code Section 65868.5, within ten days after the ordinance approving this Development Agreement takes effect, the City Manager shall execute this Development Agreement on behalf of the City, and the City Clerk shall record this Development Agreement with the San Mateo County Recorder. Thereafter, if this Development Agreement is terminated, modified or amended, the City Clerk shall record notice of such action with the San Mateo County Recorder.
11.14. No Waiver. No delay or omission by either Party in exercising any right or power accruing upon noncompliance or failure to perform by the other Party under any of the provisions of this Development Agreement shall impair any such right or power or be construed to be a waiver thereof. A waiver by either Party of any of the covenants or conditions to be performed by the other Party shall be in writing and signed by a duly authorized representative of the Party against whom enforcement of a waiver is sought, and any such waiver shall not be construed as a waiver of any succeeding breach or non-performance of the same or other covenants and conditions hereof.
11.15. Time Is of the Essence. Time is of the essence for each provision of this Development Agreement for which time is an element.
11.16. Governing Law. This Development Agreement shall be construed and enforced in accordance with the laws of the State of California.
11.17. Attorneys’ Fees. Should any legal action be brought by either Party because of a breach of this Development Agreement or to enforce any provision of this Development Agreement, the prevailing party shall be entitled to reasonable attorneys’ fees and such other costs as may be found by the court or referee, as applicable.
11.18. Third Party Beneficiaries. Except as otherwise provided herein, City and Developer hereby renounce the existence of any third-party beneficiary to this Development Agreement and agree that nothing contained herein shall be construed as giving any other person or entity third party beneficiary status.
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11.19. Constructive Notice and Acceptance. Every person who now or hereafter owns or acquires any right, title or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to every provision contained herein, whether or not any reference to this Development Agreement is contained in the instrument by which such person acquired an interest in the Property.
11.20. Counterparts. This Development Agreement may be executed by each Party on a separate signature page, and when the executed signature pages are combined, shall constitute one single instrument.
11.21. Authority. The persons signing below represent and warrant that they have the authority to bind their respective Party and that all necessary board of directors’, shareholders’, partners’, city councils’, redevelopment agencies’ or other approvals have been obtained.
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IN WITNESS WHEREOF, City and Developer have executed this Development Agreement as of the date first set forth above.
DEVELOPER:
ARE-SAN FRANCISCO NO. 88, LLC,
a Delaware limited liability company
By: Alexandria Real Estate Equities, L.P.,
a Delaware limited partnership,
managing member
By: ARE-QRS Corp.,
a Maryland corporation,
general partner
By: __________________________
[City Signatures Follow]
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CITY:
CITY OF SAN CARLOS,
a California municipal corporation
By: __________________________________
Jeff Maltbie, City Manager
ATTESTATION:
____________________________________
By: Crystal Mui, City Clerk
APPROVED AS TO FORM:
__________________________________
By: Gregory J. Rubens, City Attorney
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STATE OF CALIFORNIA )
) ss:
COUNTY OF )
On __ _________, 20__ before me, ______________________(here insert name of the officer), Notary Public, personally appeared , who
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature of Notary Public
[Seal]
STATE OF CALIFORNIA )
) ss:
COUNTY OF )
On __ _________, 20__ before me, ______________________(here insert name of the officer), Notary Public, personally appeared , who
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature of Notary Public
[Seal]
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EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
[ATTACHED]
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FREYER & LAURETA, INC. Page 1 of 2
EXHIBIT A
LEGAL DESCRIPTION
(APN: 046-184-290, 046-184-280, 046-184-090, 046-184-120, 046-184-110, 046-184-300,046-162-210, 046-162-010, 046-162-290, 046-162-280, AND 046-162-270) All that certain real property situated in the City of San Carlos, County of San Mateo, State of California. Being portions of the Northeast Quarter of the Northwest Quarter of Section 13, Township 5 South, Range 4 West, Mount Diablo Base and Meridian (NE ¼ of NW ¼ of Section 13, Pulgas Rancho) being more particularly described as follows:
BEGINNING at a 3/4” iron pipe tagged “RCE 30060” at the westerly and southerly corner of the subject of Tracts V and VI as described in that Grant Deed recorded on April 15, 2020, as Instrument No. 2020-034064, Official Records of San Mateo County; thence, proceeding clockwise the following courses and distances:
Course (1) North 42°20’30” West, a distance of 831.92 feet along the northeasterly line of Old County Road to the intersection with the southeasterly line of Commercial Street; thence, Course (2) North 48°59’27” East, a distance of 1468.93 feet along the southeasterly line of Commercial Street to the intersection with the southwesterly line of Industrial Road; thence, Course (3) South 35°57’58” East, a distance of 707.40 feet along the southwesterly line of Industrial Road; thence,
Course (4) South 43°47’37” West, a distance of 89.11 feet; thence, Course (5) South 21°06’18” West, a distance of 167.71 feet; thence, Course (6) South 51°06’13” West, a distance of 445.05 feet; thence, Course (7) South 48°32’50” West, a distance of 335.40 feet; thence, Course (8) South 56°11’42” West, a distance of 46.62 feet; thence, Course (9) South 46°52’03” West, a distance of 188.20 feet; thence, Course (10) South 27°37’00” West, a distance of 146.00 feet to the POINT OF BEGINNING.
Containing 1,103,856 square feet (25.34 acres) more or less.
This legal description does not represent a legal parcel.
May 01, 2025
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EXHIBIT B
MAP OF PROPERTY
[ATTACHED]
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o y oa I _ = De N48"59'27”E 1468.93' ro) ) - | oi | | o A y | 5 | NI XN | 0 1 lu > fag a 9) p i S 2) Ie iQ n/| 12 EN ES POINT OF BEGIN ES yo 3/4” IP RCE 306 >» 28 ¿2 o cs A S43'7"W ge 38 $27°3 0 W $56°1 42 W $48°32 50 W 89.1’ ~ 2S 146.0’ 46.2’ 35.40’ ¿3 LR 1 BS S21'068"W 167.’ | |§ 18.20’ \ S46'5203"W y ET _S5106'3"W A 45.0 50° | 3°| 3° | | 1 i # | © 6 ~ BRITAN AVENU — 一 一 (WIDTH VARIES) | 05/1 / 205 CITY OF SAN CARLOS SHET 2 OF 2 FREY FL LAURET nc. CIVL ENGIRS + SURVEYO + CONSTRUI MANGERS 150 Executiv Park Blvd Suite 420 San Franciso, CA 9413 (415) 534-70 - w.freylaut.com EXHIBT B
PLAT TO ACOMPNY LEGA DESCRIPTON
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EXHIBIT C
CONCEPTUAL CREEK/TRAIL IMPROVEMENTS
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EXHIBIT D
BRIDGE
[ATTACHED]
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960 INDUSTRAL TOP OF BANK ROAD cy AISED SIDEWALK ae PULGAS CREK BRIDGE GATE XISTNG BRIDGE CROSING ROPETY LINE ZA) 10 BRITAN K YA AVENU | ING — P | a PROETY LINE e e A A A A 4.5" | > ty - | IT aw 1.80 =p PULGAS CREK 十 821 (A-\ BRIDGE CROSING - SECTION A~ Ny,
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EXHIBIT E
FORM OF CREEK TRAIL EASEMENT AND MAINTENANCE AGREEMENT
[ATTACHED]
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RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
City of San Carlos
600 Elm Street
San Carlos, California 94070
Attention: City Clerk
Record for the Benefit of
The City of San Carlos
Pursuant to Government Code
Section 27383
Space Above Reserved for Recorder’s Use Only
CREEK TRAIL EASEMENT AND MAINTENANCE AGREEMENT
This Creek Trail Easement and Maintenance Agreement (“Easement Agreement” or “Agreement”) is made and entered into on this ____ day of (“Easement Agreement Effective Date”), by and between ______________ (“Owner”), and the CITY OF SAN CARLOS, a charter city and California municipal corporation (“City”) (each individually a “Party”) and together, the “Parties”).
R E C I T A L S
A. Owner is the current fee owner of that certain real property consisting of approximately 25.34 acres located within the City of San Carlos, County of San Mateo, State of California, designated as APNs _______ and depicted in Exhibit “A”, attached hereto and incorporated herein by reference (the “Property”).
B. The Property is being developed as 1,630,000 square feet of gross floor area of Class A office/research and development buildings, which may include a café and/or tenant amenities (possibly including a childcare center); surface parking lots and parking garages; and associated improvements (the “Project”).
C. On ______, the City Council of the City of San Carlos adopted Ordinance No. ___, approving a Development Agreement by and between City and Owner recorded in the Official Records of San Mateo County at _________________, (“Development Agreement”) and issued several other approvals identified in the Development Agreement.
D. The Development Agreement contemplates, among other things, that the Owner will construct on the Property a segment of the planned publicly accessible bicycle and pedestrian pathway that will parallel Pulgas Creek (“Creek Trail”) E. City and Owner now desire that Owner grant to City an easement for public use and enjoyment of the Creek Trail, in the area legally described and shown in Exhibit “B”, attached hereto and incorporated herein by reference (“Creek Trail Easement Area”), as a
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privately owned, publicly accessible space and provide for the maintenance of the Creek Trail Easement Area as set forth below.
AGREEMENT
NOW, THEREFORE, the Parties hereby incorporate the above recitals by this reference and agree as follows:
1. Grant of Creek Trail Easement. For valuable consideration, including the benefits and rights conferred upon Owner under the Project Approvals (as defined in the Development Agreement) and subject to the terms of this Easement Agreement, Owner hereby grants and dedicates to the City a non-exclusive easement for use and enjoyment by the general public on, over and across the Creek Trail Easement Area for purposes of walking, cycling, jogging, running, roller blading, skateboarding, roller skating, and similar non-automotive recreational activities (“Creek Trail Easement”). This grant of the Creek Trail Easement conveys no rights affecting the use of Owner’s lands that are not included in the Creek Trail Easement Area and Owner reserves all right to lands outside the Creek Trail Easement Area.
2. Operating Hours. The Creek Trail Easement Areas shall publicly accessible from thirty (30) minutes prior to sunrise to thirty (30) minutes prior to sunset, 7 days a week, except for closures permitted in Section 4.
3. Rules and Regulations. Owner shall have the right to adopt, amend from time to time, and enforce reasonable rules and regulations relating to use of the Creek Trail Easement Area, including for purposes of public health, safety and security and to avoid interference with commercial operations at the Project. Owner shall provide City notice of such rules and post signs with the rules and regulations online and in a conspicuous location in, on, or immediately adjacent to the Creek Trail Easement Area. Without limiting the generality of the foregoing, Owner shall have the right to place reasonable restrictions on the time, place, and manner of any organized gatherings in the Creek Trail Easement Area and the right to reasonably restrict the use of motorized means of transportation within the Creek Trail Easement Area.
4. Maintenance. During the term of this Agreement, Owner shall maintain the Creek Trail Easement Area and the improvements to be constructed within the Creek Trail Easement Area in accordance with the Development Agreement and the Project Approvals (collectively, the “Creek Trail Improvements”) in good condition and in accordance with applicable law. All Creek Trail Improvements shall be repaired or replaced with materials, apparatus and facilities of at least equal quality of the materials, apparatus and facilities at initial construction of the Creek Trail Improvements. Owner may temporarily limit or close the Creek Trail Easement Area to perform maintenance, repair and replacement activities on the Creek Trail Easement Area, the Creek Trail Improvements, or adjacent buildings and Project improvements. Without limiting the foregoing, Owner agrees to utilize diligent good faith efforts to ensure that any maintenance, repair or other work is undertaken expeditiously and in a manner that minimizes any adverse impacts on any of the rights under this Agreement. Owner shall erect appropriate signage and safety barriers to notify the public of any restriction on public use of the Creek Trail Easement Area and/or Creek Trail Improvements during repairs, replacements,
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upgrades, and modifications of the Creek Trail Improvements or any adjacent Buildings and/or Project improvements.
5. Future Modifications. Should Owner desire to modify the Creek Trail Easement Area and/or Creek Improvement design, location, and/or configuration, Owner shall submit applications to City for all necessary permits in accordance with applicable law and the Development Agreement.
6. Default and Remedies. Breach of, failure, or delay by either Party to perform any term or condition of this Easement Agreement shall constitute a default. In the event of any default of any term, condition, or obligation of this Easement Agreement, the non-defaulting Party shall give the defaulting Party notice in writing specifying the nature of the alleged default and the manner in which such default may be satisfactorily cured (“Notice of Breach”). The defaulting Party shall cure the default within 90 days following receipt of the Notice of Breach, provided, however, if the nature of the alleged default is non-monetary and such that it cannot reasonably be cured within such 90-day period, then the commencement of the cure within such time period, and the diligent prosecution to completion of the cure thereafter, shall be deemed to be a cure, provided that if the cure is not diligently prosecuted to completion, then no additional cure period shall be provided. If the alleged failure is cured within the time provided above, then no default shall exist and the non-defaulting Party shall take no further action to exercise any remedies available hereunder. If the alleged failure is not cured, then a default shall exist under this Easement Agreement and the non-defaulting Party may bring any action at law or in equity to enforce the terms of this Easement Agreement.
7. Term. This Easement Agreement will commence on the Effective Date. Owner’s obligation to make the Creek Trail Easement Area available to the public under this Agreement shall commence upon City’s issuance of a final certificate of occupancy for the first building in the Phase of the Project in which the Creek Trail Easement Area is located and terminate as provided in Section 8. Notwithstanding the foregoing, upon forty-eight (48) hours’ prior written notice to City, Owner may temporarily limit or close the Creek Trail Easement Area to perform construction activities on the Creek Trail Easement Area, the Creek Trail Improvements, or adjacent buildings and Project improvements.
8. Termination. This Easement Agreement shall terminate in the event that City grants consent to termination in its sole and absolute discretion or in the event that any of the following occur: (a) the Project is damaged or destroyed by a fire, earthquake, explosion, tornado, flood, or hurricane or other casualty (each, a “Casualty”), the Project is completely demolished following the Casualty, and the Project is not reconstructed; (b) all or a material portion of the Property is acquired by a public entity exercising its power of eminent domain or under threat of condemnation; (c) the Pulgas Creek no longer exists and the pathway improvements in the Creek Trail Easement Area are not connected to segments of the Creek Trail or segments of another trail for public use that is constructed by the City or any private developer or developers as a condition of approval for a project or projects on neighboring properties; or (d) the Property no longer is operating as the Project, Owner in its sole discretion offers the Creek Trail for dedication to the City, and the City does not accept the offer of dedication. In the event of termination of this Easement Agreement, City and Owner shall promptly execute,
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acknowledge and record in the County Records a quitclaim or notice of termination of the Creek Trail Easement.
9. Subordination. Owner shall cause the mortgagee or beneficiary under any mortgage or deed of trust or similar financing instrument recorded against the Property (each, a “Mortgage”) as of the recordation date hereof to subordinate the lien of its Mortgage to this Agreement within sixty (60) days following the effective date of this Agreement. The form of subordination agreement shall be substantially as set forth on the Lender Consent and Subordination page immediately following the signature page hereof, or such other form as is reasonably approved by the City Attorney.
10. Mortgagee Protection. No violation or breach of the covenants, conditions, restrictions, provisions or limitations contained in this Agreement shall defeat or render invalid or in any way impair the lien or charge of any mortgage, deed of trust or other financing or security instrument (“Mortgage”); provided, however, that any successor of Owner to the Property shall be bound by this Agreement whether such successor's title was acquired by foreclosure, deed in lieu of foreclosure, trustee's sale or otherwise. Neither City nor Owner shall be permitted to cancel, surrender or materially modify the terms of this Easement Agreement without the consent of any mortgagee of record. Any mortgagee of record shall have the right (but not the obligation) to perform Owner’s obligations hereunder. Without limiting the foregoing, in the event of a default on the part of Owner hereunder, each mortgagee that has given notice of its Mortgage to City (each a “Mortgagee”) shall have the right (but not the obligation) during the same period available to Owner to cure or remedy, or to commence to cure or remedy, the default claimed or the areas of noncompliance set forth in City’s notice, provided that Mortgagee shall have an additional fifteen (15) days (with respect to monetary defaults only) or an additional thirty (30) days (with respect to non monetary defaults), or such reasonable period of time beyond thirty (30) days, if such non-monetary default is not susceptible to being cured within such thirty (30) days, beyond the applicable cure period set forth in this Agreement within which to cure or to commence the curing of such default as therein provided during which additional period this Agreement shall remain in full force and effect (nothing contained herein shall obligate a Mortgagee to cure a default, it being understood that any election to cure a default shall be at the Mortgagee’s sole option). In case of a default which is not susceptible of being cured by the Mortgagee, this Agreement will remain in full force and effect if Mortgagee institutes proceedings to acquire title to the Property by foreclosure or otherwise, and diligently prosecutes the same to completion. If the Mortgagee, or its nominee, or a purchaser at a foreclosure sale, or by deed in lieu of foreclosure, shall cure all defaults which are susceptible of being cured by such Mortgagee, or by such purchaser, as the case may be, then the defaults of any prior holder of the defaulting Owner’s interest hereunder which are not susceptible of being cured by such Mortgagee or by such purchaser shall no longer be deemed to be defaults hereunder. In the event any Mortgage encumbering the Property shall be foreclosed, the Owner shall remain liable for any defaults under this Agreement existing at the time of any foreclosure, and the successor in title of Owner to the Property shall be responsible only to the extent necessary to bring the Property into current compliance with Owner’s obligations under this Agreement, and not for any past uncured defaults. Upon request of any such mortgagee, the City will confirm the provisions hereof in a separate writing in favor of any Mortgagee, along with such changes reasonably requested by such Mortgagee and consented to by the City (not to be unreasonably withheld, conditioned or delayed).
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11. Insurance. Owner shall obtain and maintain at all times during the Term insurance against claims for injuries to persons or damage to property which may arise out of any manner including (a) any injury to or death of any person or damage to or destruction of any property occurring in, on or about the Creek Trail Easement Area, or any part thereof, whether such injury, death, damage or destruction is caused by the person or property of the Owner, representatives, employees or subcontractors. The insurance carrier is required to maintain an A.M. Best rating of not less than “A-:VII”.
11.1 Coverages and Limits. Owner, at its sole expense, shall maintain the types of coverages and minimum limits indicated below, unless otherwise approved by City in writing. These minimum amounts of coverage will not constitute any limitations or cap on Owner's indemnification obligations under this Easement Agreement. a. Commercial General Liability Insurance. Owner shall maintain occurrence based coverage with limits not less than $2,000,000 per occurrence. If the submitted policies contain aggregate limits, such limits will apply separately to the project, or location that is the subject of this Easement Agreement or the aggregate will be twice the required per occurrence limit. The Commercial General Liability insurance policy shall be endorsed to name the City, its officers, agents, employees and volunteers as additional insureds, and to state that the insurance will be primary and not contribute with any insurance or self-insurance maintained by the City.
b. Business Automobile Liability Insurance. Owner shall maintain coverage with limits not less than $1,000,000 per each accident for owned, hired and non-owned automobiles.
c. Workers' Compensation and Employer's Liability Insurance.
Owner shall maintain coverage as required by the California Labor Code and Employer’s Liability limits with limits not less than $1,000,000 per each accident for bodily injury or disease. The Worker’s Compensation policy shall contain an endorsement stating that the insurer waives any right to subrogation against the City, its officers, agents, employees, and volunteers.
11.2 Providing Certificates of Insurance and Endorsements. Prior to City’s execution of this Easement Agreement, Owner shall provide to City certificates of insurance and above-referenced endorsements sufficient to satisfaction of City’s Risk Manager. In no event shall Owner commence any work under this Easement Agreement until certificates of insurance and endorsements have been accepted by City’s Risk Manager.
11.3 Failure to Maintain Coverage. If Owner fails to comply with these insurance requirements, then City will have the option to declare Owner in default.
11.4 Submission of Insurance Policies. City reserves the right to require, at any time, complete copies of any or all required insurance policies and endorsements.
11.5 Indemnification. Owner, to the fullest extent permitted by law, shall indemnify, defend (with counsel reasonably acceptable to City), and hold harmless the City, its officers, elected and appointed officials, agents, contractors, representatives and employees, (each, individually a “City Party” and collectively the “City Parties”), from and against any
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and all third party suits or actions at law or in equity, liabilities, claims, obligations, losses, demands, penalties, fines, liens, judgments, damages, costs, and expenses (including reasonable attorneys’ fees) (“Claims”) including, but not limited to, Claims for bodily injury, sickness, disease or death of any person or damage to real or personal property, tangible or intangible, arising directly or indirectly from the acts, omissions, negligence or willful misconduct of Owner or its contractors, subcontractors, agents, or employees (each an “Owner Party” and collectively the “Owner Parties”) in connection with the design, operation, or maintenance of the Creek Trail Easement Area or performance or failure to perform Owner’s obligations under this Agreement. Owner’s indemnity obligations under this Section shall not extend to Claims to the extent that any such Claims are the result of the gross negligence or willful misconduct of a City Party. The Owner’s duty to indemnify and hold harmless City includes the duty to defend as set forth in Civil Code section 2778. Owner's indemnification obligations under this Section shall survive the termination of this Easement Agreement until such time as the statute of limitations periods for Claims that arose prior to termination expiration or termination has run.
12. Estoppel Certificates. Any Party to this Agreement shall, promptly upon the request of any other Party or any Mortgagee, execute, acknowledge and deliver to or for the benefit of the requesting Party (or Mortgagee, if applicable), at any time, from time to time, and at the expense of the Party (or, if requested by any Mortgagee, Owner) requesting a certificate as herein below described, its certificate certifying (l) that this Easement Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Easement Agreement is in full force and effect, as modified, and stating the modifications), (2) whether there are then existing any charges, offsets or defenses against .the enforcement of any agreement, covenant or condition hereof on the part of the Party requesting (or, if requested by a Mortgagee, Owner) the certificate to be performed or observed (and, if so, specifying the same), (3) whether there are then existing any defaults on the part of the Party requesting the certificate (or, if requested by a Mortgage, Owner) known to the Party delivering the certificate in the performance or observance of any agreement, covenant or condition hereof to be performed or observed and whether any notice has been given of any default which has not been cured (and, if so, specifying the same), and (4) any other matters reasonably requested.
13. Miscellaneous Provisions.
13.1 Entire Agreement/Integration, Amendments. This Easement Agreement and the Development Agreement contain the entire understanding and agreement of the Parties with respect to the subject matter hereof. No prior or other understanding shall be of any force or effect with respect to those matters covered herein. This Easement Agreement may be altered, amended or modified only by an instrument in writing, executed by the City and Owner, and recorded in the Official Records of San Mateo County. The Parties acknowledge that this Agreement has been executed pursuant to the terms of the Development Agreement and that Sections 2.4.3, 2.4.4, and 2.4.5 of the Development Agreement are incorporated herein by this reference to the extent they pertain to the Creek Trail.
13.2 Recordation; No Waiver. This Agreement shall be recorded in the Official Records of San Mateo County. No waiver of any breach of any of the terms, covenants, agreements, restrictions or conditions of this Agreement shall be construed to be a waiver of any
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succeeding breach of the same or other terms, covenants, agreements, restrictions and conditions hereof.
13.3 Notice. Any notices required or permitted hereunder shall be in writing and shall be served on the Parties at the addresses set forth below. Each such notice shall be either sent by: (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered upon receipt or refusal of delivery; (b) by sending the same to such Party by registered or certified mail, return receipt requested, with postage prepaid, in which case notice shall be deemed delivered upon receipt or refuse of delivery; or (c) personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A Party’s address may be changed by written notice to the other Parties. Notice given by counsel shall be deemed given by the Party represented by such counsel.
Owner’s Address:
With a copy to:
City’s Address: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Manager
With copies to: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
and
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Attorney
13.4 Counterparts. This Easement Agreement may be executed in one or more counterparts, each of which shall, for all purposes, be deemed an original and all such counterparts, taken together, shall constitute one and the same instrument.
13.5 Recitals. The Recitals above are incorporated herein by reference.
13.6 Binding on Successors and Assigns. The Creek Trail Easement Area is to be burdened by, and City is to be benefited by, the provisions of this Easement Agreement pertaining to the grant of Easement, and such Creek Trail Easement Area shall be held, conveyed, hypothecated, encumbered, leased, rented, used, occupied, and improved subject to the foregoing easements, limitations, restrictions, obligations and conditions. All provisions of this Easement Agreement shall run with the land and be binding upon all parties having or
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acquiring any right, title, or interest in the Creek Trail Easement Area, and shall be binding upon and inure to the benefit of the City and its and their successors and assigns.
13.7 Partial Invalidity. If any term or provision of this Easement Agreement or the application of it to any person or circumstance shall to any extent be invalid or unenforceable, the remainder of this Easement Agreement or the application of such term or provision to persons or circumstances, other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Easement Agreement shall be valid and shall be enforced to the extent permitted by law.
13.8 Not a Public Dedication. Except as expressly provided herein, nothing herein contained shall be deemed to be a gift or dedication of the Creek Trail Easement Area or any other portion of Owner’s Property to the general public or for any public purpose whatsoever, it being the intention of the parties that this Easement Agreement shall be limited to and for the purposes herein expressed. Owner shall reserve the right to record and/or post notices pursuant to Civil Code Sections 813 and/or 1008 with regard to the Creek Trail Easement Area.
13.9 No Partnership, Co-venture, or Principal-Agent Relationship. Nothing in this Agreement is intended to or does establish the Parties hereto as partners, coventurers, or principal and agent with one another.
13.10 No Third-Party Beneficiaries. Nothing in this Agreement shall provide any benefit to any third party (including but not limited to members of the public) or entitle any third party to any claim, cause of action, remedy or right of any kind.
13.11 Governing Law. This Agreement shall be construed and governed in accordance with the laws of the State of California, without regard to conflict of law principles.
13.12 Force Majeure. The time within which Owner shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Agreement or the Project Approvals (as defined in the Development Agreement); any other cause beyond the reasonable control of Owner that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’ systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Agreement cannot be performed; (c) overnight couriers
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are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute a default under this Agreement and shall occur at the request of any Party. For the avoidance of doubt, none of the foregoing is Force Majeure Event: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Owner, an assignment by Owner, for the benefit of creditors, or any other action taken or suffered by Owner under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.
13.13 Exhibits; Attachments. The following attachments are attached to this Easement Agreement and are hereby incorporated herein by this reference for all purposes as if set forth herein in full:
Exhibit A Depiction of Property
Exhibit B Legal Description of Creek Trail Easement Area
13.14 Attorneys’ Fees. Should any legal action be brought by any party with respect to this Easement Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its reasonable attorney’s fees and such other costs as may be found by the court.
13.15 Joint and Several Liability. If more than one person or entity is included in the definition of Owner, the liability of all such persons hereunder shall be joint and several.
IN WITNESS WHEREOF, the City and Owner have executed this Easement Agreement as of the Easement Agreement Effective Date.
CITY
CITY OF SAN CARLOS, a municipal corporation
By: __________________________________
[Signature must be notarized]
ATTEST:
By: ____________________________
APPROVED AS TO FORM:
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By: ____________________________
OWNER
_____________________,
a _____________________
By: _______________________________
Name: _____________
Its: ______________
[Signature must be notarized]
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF SAN MATEO )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: (seal)
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF SAN MATEO )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: (seal)
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LENDER SUBORDINATION AND CONSENT
_______________, with an office at __________, and its successors and assigns (“Beneficiary”), is the beneficiary under that certain [Insert name and recording info of recorded loan document, such as: Deed of Trust, Security Agreement and Fixture Filing (with Assignment of Rents and Leases)] executed by ___________, as Trustor, dated as of _________ and recorded on ___________ in the Official Records of San Mateo County, California (the “Official Records”) as Document No. ____________ (the “Deed of Trust”).
The Deed of Trust encumbers the real property described as the “Property” in the Creek Trail Easement and Maintenance Agreement (the “Agreement”) to which this Subordination and Consent of Lender is attached and made a part. As the beneficiary under the said Deed of Trust, Beneficiary hereby consents to the execution and recordation of the Agreement and agrees that upon recordation of the Agreement in the Official Records, Beneficiary’s interests in the Property and rights under the Deed of Trust shall be subject and subordinate to the Agreement.
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EXHIBIT F
CONCEPTUAL COMMERCIAL STREET IMPROVEMENTS
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EXHIBIT G
FORM OF PUBLIC PARKING AGREEMENT
[ATTACHED]
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When Recorded, Mail to:
City of San Carlos
600 Elm Street
San Carlos, California 94070
Attn: City Clerk
This Instrument Benefits City Only.
No Fee Required. Gov. C. 27383
SPACE ABOVE THIS LINE FOR RECORDER’S
USE
APN: ___________
PUBLIC PARKING AGREEMENT
This Public Parking Agreement (“Agreement”) is made and executed as of ___________ by and between _______ (“Owner”) and the CITY OF SAN CARLOS, a California municipal corporation (“City”). Owner and City are referred to herein individually as a “Party” and collectively as the “Parties.”
RECITALS
WHEREAS, Owner is the current fee owner of that certain real property consisting of approximately 25.34 acres located within the City of San Carlos, County of San Mateo, State of California, designated as APNs _________ and legally described in Exhibit “A”, attached hereto and incorporated herein by reference (the “Property”).
WHEREAS, the Property is a part of a development with approximately 1,630,000 square feet of gross floor area of Class A office/research and development buildings, which may include a café and/or tenant amenities (possibly including a childcare center); surface parking lots and parking garages; and associated improvements (the “Project”).
WHEREAS, on __________, the City Council of the City of San Carlos adopted Ordinance No. ___, approving a Development Agreement by and between City and Owner recorded in the Official Records of San Mateo County at ________________ (“Development Agreement”), and issued several other approvals identified in the Development Agreement (“Project Approvals”).
WHEREAS, the Development Agreement requires the Owner (i) to provide the public access to a bike trail on the Property along Pulgas Creek (“Creek Trail” or “Alternative Creek Trail”, as defined in the Development Agreement), (ii) to open to the public at least one café or restaurant in the Project (“Publicly Accessible Cafe”), and (iii) to provide public access to certain privately owned, publicly accessible areas within the Project pursuant to Covenants, Agreements, and Deed Restrictions for Privately Owned Publicly Accessible (POPA) Areas (“POPA Agreement”). The Development Agreement further requires the Owner to provide
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access to parking spaces within one of the Project parking garages for members of the public to park while using the Creek Trail, the privately owned, publicly accessible areas, and the Publicly Accessible Café in the Project, as further specified in Development Agreement.
WHEREAS, the Development Agreement requires Owner and City to execute a parking agreement prior to the issuance of the certificate of occupancy for the first parking garage in the Project (the “First Parking Garage”) pursuant to which Owner will provide public access to parking spaces within the First Parking Garage, as further specified in Development Agreement.
WHEREAS, the Parties desire to execute and record this Agreement to make parking within the First Parking Garage available to the public upon the terms and conditions stated below to satisfy the requirements of the Development Agreement.
NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the receipt and adequacy of which are acknowledged, the Parties hereby agree as follows:
1. Parking Terms and Conditions.
1.1 Public Use of Parking. Parking spaces in the First Parking Garage in a number equivalent to three percent (3%) of the parking spaces in the Project’s largest planned parking garage, together with those areas necessary for ingress and egress thereto as more particularly described in Exhibit B (collectively, the “Public Parking Area”), shall be available during the Hours of Public Use (as defined below) for use by members of the public using that the Creek Trail or Alternative Creek Trail, as applicable, the portion of the Bridge (as defined in the Development Agreement) on the Property, and those Beneficial Project Features that are publicly accessible pursuant to Sections 2.9.2 through 2.9.4 of the Development Agreement (“Publicly Accessible Project Features”), subject to Owner’s modification rights as set forth in this Section 1.1. Notwithstanding the foregoing, certain spaces in the Public Parking Area shall be designated for customers of the Publicly Accessible Café and shall be open to such customers during the hours that the Publicly Accessible Café is open to the public. The spaces within the Public Parking Area that are anticipated to be available to members of the public accessing the Publicly Accessible Project Features are conceptually depicted on Exhibit C (“Public Parking Spaces”). Owner may modify the Public Parking Area, including without limitation the Public Parking Spaces, from time to time, in its sole discretion, so long as the total number of Public Parking Spaces is not reduced, upon providing reasonable advance notice to City of such modifications, provided however, that nothing herein limits the Owner’s obligation to comply with the requirements to obtain building permits and/or City approval in its regulatory capacity of the modifications, if applicable. The Public Parking Spaces, including those spaces designated for the Publicly Accessible Café, shall be marked with conspicuous signage.
1.2 Hours of Public Use. The Public Parking Area shall be open to the members of the public accessing the Publicly Accessible Project Features on Monday through Friday from 6:00 p.m. to 10:00 p.m. and Saturday, Sunday, and Federal holidays from 7:00 a.m. to 10:00 p.m. (collectively the “Hours of Public Use”). At all other times, except during the times that the Publicly Accessible Café is open to the public with respect to those Public Parking Spaces designated for customers of the Publicly Accessible Café, Owner shall have exclusive
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control over the Public Parking Area for the exclusive use of the Owner, Owner’s tenants, and the guests, licensees, employees, agents, servants and representatives of Owner and Owner’s tenants. Owner shall post conspicuous signs, as approved by the City, in the Public Parking Area to inform the public of the Hours of Public Use and the hours during which the Public Parking Spaces designated for customers of the Publicly Accessible Café may be used by members of the public accessing the Publicly Accessible Project Features.
1.3 Parking Rates. Owner shall make the Public Parking Area available at no cost to members of the public accessing the Publicly Accessible Project Features. Owner shall be free to establish parking rates for the other parking areas in the Project in its sole and absolute discretion, and Owner shall have the right to install any access control and fee collection mechanisms it deems necessary or prudent to restrict ingress and egress to and from such other parking areas.
1.4 Independent Parking Management; Security. In its sole discretion, Owner may contract with, or grant a concession to, third-party entities to staff, operate, and/or provide security in the Public Parking Area and the other parking areas of the Project.
1.5 Rules and Regulations. Owner shall have the right to adopt, amended from time to time, and enforce reasonable rules and regulations relating to use of the Public Parking Area. Such rules and regulations must be posted online and in the Public Parking Area in reasonably conspicuous places. Without limiting the generality of the foregoing, Owner shall have the right to place reasonable restrictions on the time, place, and manner of any organized gatherings in the Public Parking Areas.
2. Maintenance of Public Parking Area. During the term of this Agreement, Owner shall maintain the Public Parking Area in good condition. All Public Parking Area improvements shall be repaired or replaced with materials, apparatus and facilities of at least equal quality of the materials, apparatus and facilities at initial construction of the Public Parking Area. Owner may temporarily limit or close the Public Parking Area to perform maintenance, repair and replacement activities.
3. Term; Termination. Owner’s obligation to make the Public Parking Area available to the public under this Agreement shall commence upon City’s issuance of a final certificate of occupancy for the First Parking Garage (“Effective Date”). The term of this Agreement shall commence on the Effective Date and shall terminate upon the occurrence of one of the events described in Section 3.1, 3.2, or 3.3 (except as provided in Section 3.3).
3.1 The Project is completely demolished and not reconstructed for reasons other than those set forth in Section 3.2; or
3.2 The Project is damaged or destroyed by a fire, earthquake, explosion, tornado, flood, or hurricane or other casualty (each, a “Casualty”), the Project is completely demolished following the Casualty, and the Project is not reconstructed.
3.3 If Owner proposes a substantial change in the Project that is not permitted by the Project Approvals and that would reduce the number of Public Parking Spaces, Owner shall request the City’s prior written consent to reduce the number of Public Parking Spaces, May 12, 2025 Packet Pg. 922
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which shall not be unreasonably withheld, conditioned or delayed. Owner’s request shall include plans or drawings showing the proposed new configuration and number of the Public Parking Spaces. City shall respond within fifteen (15) business days. If the City responds that the proposed configuration or number of the Public Parking Spaces are unacceptable, City and Owner shall meet and confer for at least thirty (30) days to identify a new configuration or new number of Public Parking Spaces mutually agreeable to the Parties. If the City provides consent and the Planning Commission and/or City Council thereafter approve any necessary land use approvals, Owner and City shall record a memorandum of modification to this Agreement or an amended and restated Agreement confirming the new configuration and number of the Public Parking Spaces, in which case this Agreement shall not terminate (except as otherwise provided in any amended and restated Agreement).
The City Community Development Director is authorized to provide consent on behalf of the City, but such consent shall be subject to the Planning Commission and/or City Council’s approval of any necessary land use approvals. It shall be reasonable for the City Community Development Director to refuse consent if, for example, he or she reasonably believes that a lower number of Public Parking Spaces cannot adequately serve the Publicly Accessible Project Features as they may have been modified by later approvals or are proposed to be modified in connection with the proposed substantial change.
4. Insurance. Owner shall obtain and maintain at all times during the Term insurance against claims for injuries to persons or damage to property that may arise out of any manner including (a) any injury to or death of any person or damage to or destruction of any property occurring in, on or about the Public Parking Area, or any part thereof, whether such injury, death, damage or destruction is caused by the person or property of the Owner, representatives, employees or subcontractors. The insurance carrier is required to maintain an A.M. Best rating of not less than “A-:VII.”
4.1 Coverages and Limits. Owner, at its sole expense, shall maintain the types of coverages and minimum limits indicated below, unless otherwise approved by City in writing.
These minimum amounts of coverage will not constitute any limitations or cap on Owner's indemnification obligations under this Agreement.
a. Commercial General Liability Insurance. Owner shall maintain occurrence-based coverage with limits not less than $2,000,000 per occurrence. If the submitted policies contain aggregate limits, such limits will apply separately to the Project, or location that is the subject of this Agreement or the aggregate will be twice the required per occurrence limit.
The Commercial General Liability insurance policy shall be endorsed to name the City, its officers, agents, employees and volunteers as additional insureds, and to state that the insurance will be primary and not contribute with any insurance or self-insurance maintained by the City. b. Business Automobile Liability Insurance. Owner shall maintain coverage with limits not less than $1,000,000 per each accident for owned, hired and non-owned automobiles.
c. Workers' Compensation and Employer's Liability Insurance.
Owner shall maintain coverage as required by the California Labor Code and Employer’s
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Liability limits with limits not less than $1,000,000 per each accident for bodily injury or disease. The Worker’s Compensation policy shall contain an endorsement stating that the insurer waives any right to subrogation against the City, its officers, agents, employees, and volunteers.
4.2 Providing Certificates of Insurance and Endorsements. Prior to City’s execution of this Agreement, Owner shall provide to City certificates of insurance and abovereferenced endorsements sufficient to satisfaction of City’s Risk Manager. In no event shall Owner commence any work under this Agreement until certificates of insurance and endorsements have been accepted by City’s Risk Manager.
4.3 Failure to Maintain Coverage. If Owner fails to comply with these insurance requirements, then City will have the option to declare Owner in default.
4.4 Submission of Insurance Policies. City reserves the right to require, at any time, complete copies of any or all required insurance policies and endorsements.
5. Costs. Owner shall be solely liable for the operation, upkeep and maintenance of the Public Parking Area.
6. Mortgagee Protection. No violation or breach of the covenants, conditions, restrictions, provisions or limitations contained in this Agreement shall defeat or render invalid or in any way impair the lien or charge of any mortgage, deed of trust or other financing or security instrument (“Mortgage”); provided, however, that any successor of Owner to the Property shall be bound by this Agreement whether such successor's title was acquired by foreclosure, deed in lieu of foreclosure, trustee's sale or otherwise. Neither City nor Owner shall be permitted to cancel, surrender or materially modify the terms of this Easement Agreement without the consent of any mortgagee of record. Any mortgagee of record shall have the right (but not the obligation) to perform Owner’s obligations hereunder. Without limiting the foregoing, in the event of a default on the part of Owner hereunder, each mortgagee that has given notice of its Mortgage to City (each a “Mortgagee”) shall have the right (but not the obligation) during the same period available to Owner to cure or remedy, or to commence to cure or remedy, the default claimed or the areas of noncompliance set forth in City’s notice, provided that Mortgagee shall have an additional fifteen (15) days (with respect to monetary defaults only) or an additional thirty (30) days (with respect to non monetary defaults), or such reasonable period of time beyond thirty (30) days, if such non-monetary default is not susceptible to being cured within such thirty (30) days, beyond the applicable cure period set forth in this Agreement within which to cure or to commence the curing of such default as therein provided during which additional period this Agreement shall remain in full force and effect (nothing contained herein shall obligate a Mortgagee to cure a default, it being understood that any election to cure a default shall be at the Mortgagee’s sole option). In case of a default that is not susceptible of being cured by the Mortgagee, this Agreement will remain in full force and effect if Mortgagee institutes proceedings to acquire title to the Property by foreclosure or otherwise, and diligently prosecutes the same to completion. If the Mortgagee, or its nominee, or a purchaser at a foreclosure sale, or by deed in lieu of foreclosure, shall cure all defaults that are susceptible of being cured by such Mortgagee, or by such purchaser, as the case may be, then the defaults of any prior holder of the defaulting Owner’s interest hereunder that are not susceptible of being cured by such Mortgagee or by such purchaser shall no longer be deemed to be defaults
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hereunder. In the event any Mortgage encumbering the Property shall be foreclosed, the Owner shall remain liable for any defaults under this Agreement existing at the time of any foreclosure, and the successor in title of Owner to the Property shall be responsible only to the extent necessary to bring the Property into current compliance with Owner’s obligations under this Agreement, and not for any past uncured defaults. Upon request of any such mortgagee, the City will confirm the provisions hereof in a separate writing in favor of any Mortgagee, along with such changes reasonably requested by such Mortgagee and consented to by the City (not to be unreasonably withheld, conditioned or delayed).
7. Estoppel Certificates. Any Party to this Agreement shall, promptly upon the request of any other Party or any Mortgagee, execute, acknowledge and deliver to or for the benefit of the requesting Party (or Mortgagee, if applicable), at any time, from time to time, and at the expense of the Party (or, if requested by any Mortgagee, Owner) requesting a certificate as herein below described, its certificate certifying (l) that this Easement Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Easement Agreement is in full force and effect, as modified, and stating the modifications), (2) whether there are then existing any charges, offsets or defenses against .the enforcement of any agreement, covenant or condition hereof on the part of the Party requesting (or, if requested by a Mortgagee, Owner) the certificate to be performed or observed (and, if so, specifying the same), (3) whether there are then existing any defaults on the part of the Party requesting the certificate (or, if requested by a Mortgage, Owner) known to the Party delivering the certificate in the performance or observance of any agreement, covenant or condition hereof to be performed or observed and whether any notice has been given of any default that has not been cured (and, if so, specifying the same), and (4) any other matters reasonably requested.
8. Indemnification. Owner, to the fullest extent permitted by law, shall indemnify, defend (with counsel reasonably acceptable to City), and hold harmless the City, its officers, elected and appointed officials, agents, contractors, representatives and employees (each individually a “City Party” and, collectively, the “City Parties”) from and against any and all third party suits or actions at law or in equity, liabilities, claims, obligations, losses, demands, penalties, fines, liens, judgments, damages, costs, and expenses (including reasonable attorneys’ fees) (collectively, “Claims”) including, but not limited to, Claims for bodily injury, sickness, disease or death of any person or damage to real or personal property, tangible or intangible arising directly or indirectly from the acts, omissions, negligence or willful misconduct of Owner or its contractors, subcontractors, agents or employees (each an “Owner Party” and collectively the “Owner Parties”) in connection with the design, operation, or maintenance of the Public Parking Area or performance or failure to perform Owner’s obligations under this Agreement.
Owner’s indemnity obligations under this Section shall not extend to Claims to the extent that any such Claims are the result of the gross negligence or willful misconduct of a City Party. The Owner’s duty to indemnify and hold harmless City includes the duty to defend as set forth in Civil Code section 2778. Owner’s indemnification obligations under this Section shall survive termination of this Agreement until such time as the statute of limitations periods for Claims that arose prior to termination expiration or termination has run.
9. Subordination. Owner shall cause the beneficiary of any Mortgage recorded against the Public Parking Area as of the recordation date hereof to subordinate the lien of its Mortgage to this Agreement within sixty (60) days following the effective date of this
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Agreement, with the form of subordination agreement substantially as set forth on the Lender Consent and Subordination page immediately following the signature page hereof, or such other form as is reasonably approved by the City Attorney.
10. Notices. Any notices required or permitted hereunder shall be in writing and shall be served on the Parties at the addresses set forth below. Each such notice shall be either sent by:
(a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered upon receipt or refusal of delivery; (b) by sending the same to such Party by registered or certified mail, return receipt requested, with postage prepaid, in which case notice shall be deemed delivered upon receipt or refuse of delivery; or (c) personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A Party’s address may be changed by written notice to the other Parties. Notice given by counsel shall be deemed given by the Party represented by such counsel.
If to City:
City of San Carlos
600 Elm Street
San Carlos, California 94070
Attn: City Manager
With copies to:
City of San Carlos
600 Elm Street
San Carlos, California 94070
Attn: City Attorney
and
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
If to Owner:
________________
________________
________________
With a copy to:
________________
________________
________________
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11. Amendments. This Agreement may not be amended, modified, and/or removed unless otherwise approved and agreed upon by a written agreement between City and Owner (or subsequent owner of the Project), and recorded with the County Recorder’s Office.
12. Successors and Assigns. The terms and conditions of this Agreement shall be binding upon and shall inure to the benefit of each of the Parties hereto, and their respective heirs, legal representatives, successors and assigns.
13. Force Majeure. The time within which Owner shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Agreement or the Project Approvals (as defined in the Development Agreement); any other cause beyond the reasonable control of Owner that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’ systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Agreement cannot be performed; (c) overnight couriers are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute a default under this Agreement and shall occur at the request of any Party. For the avoidance of doubt, none of the foregoing is Force Majeure Event: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Owner, an assignment by Owner, for the benefit of creditors, or any other action taken or suffered by Owner under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.
14. Entire Agreement; Integration. This Agreement and the Development Agreement contain the entire understanding and agreement of the Parties regarding the subject matter hereof and supersede all prior agreements and understandings of the Parties, oral and written, with respect to the subject matter hereof. The Parties acknowledge that this Agreement has been executed pursuant to the terms of the Development Agreement and that Sections 2.9.1 and 2.9.5 and the last sentence of Section 2.9.3 and of the Development Agreement are incorporated herein by this reference
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15. Not a Public Dedication. Nothing herein contained shall be deemed to be a gift or dedication of the Public Parking Area or any other portion of Owner’s Property to the general public or for any public purpose whatsoever, it being the intention of the Parties that this Agreement shall be limited to and for the purposes herein expressed. Owner shall reserve the right to record and/or post notices pursuant to Civil Code Sections 813 and/or 1008 with regard to the Public Parking Area.
16. Governing Law. This Agreement shall be governed and construed in accordance with the laws of the State of California.
17. Severability. If any of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, then such provision(s) shall be deemed severable from the remaining provision(s) contained in this Agreement, and this Agreement shall be construed as if such invalid, illegal, or unenforceable item had never been contained herein.
18. Recordation. This Agreement shall be recorded in the Official Records of the County of San Mateo following execution by the Parties.
19. No Partnership, Co-venture, or Principal-Agent Relationship. Nothing in this Agreement is intended to or does establish the Parties hereto as partners, coventurers, or principal and agent with one another.
20. No Third-Party Beneficiaries. Nothing in this Agreement shall provide any benefit to any third party (including but not limited to members of the public) or entitle any third party to any claim, cause of action, remedy or right of any kind.
21. Counterparts. This Agreement may be executed in counterparts, each of which shall constitute an original, and all of which together shall constitute one and the same instrument.
[Signature Pages to Follow]
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IN WITNESS WHEREOF, the Parties execute this Agreement as of the date set forth above.
OWNER:
ARE-SAN FRANCISCO NO. 88, LLC,
a Delaware limited liability company
By: Alexandria Real Estate Equities, L.P.,
a Delaware limited partnership,
managing member
By: ARE-QRS Corp.,
a Maryland corporation,
general partner
By: __________________________
[City Signatures Follow]
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF SAN MATEO )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: (seal)
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CITY:
CITY OF SAN CARLOS,
a California municipal corporation
By: __________________________________
Jeff Maltbie, City Manager
ATTESTATION:
__________________________
By: Crystal Mui, City Clerk
APPROVED AS TO FORM:
_________________________________
By: Gregory J. Rubens, City Attorney
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF SAN MATEO )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: (seal)
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Recording Requested by and
When Recorded Return to:
Exempt from Recording Fees per Govt. Code §§ 6103 and 27383 Space above This Line for Recorder's Use Only
LENDER SUBORDINATION AND CONSENT
_______________, with an office at __________, and its successors and assigns (“Beneficiary”), is the beneficiary under that certain [Insert name and recording info of recorded loan document, such as: Deed of Trust, Security Agreement and Fixture Filing (with Assignment of Rents and Leases) executed by ___________, as Trustor, dated as of _________ and recorded on ___________ in the Official Records of San Mateo County, California (the “Official Records”) as Document No. ____________ (the “Deed of Trust”).
The Deed of Trust encumbers the real property described as the “Property” in the Public Parking Agreement (the “Agreement”) to which this Subordination and Consent of Lender is attached and made a part. As the beneficiary under the said Deed of Trust, Beneficiary hereby consents to the execution and recordation of the Agreement and agrees that upon recordation of the Agreement in the Official Records, Beneficiary’s interests in the Property and rights under the Deed of Trust shall be subject and subordinate to the Agreement.
Dated ___________________, 20__
[Lender],
a ________________
By:
Name:
Title:
[Signature must be notarized.]
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May 12, 2025 Packet Pg. 933
4872-1003-3234 v32 Exhibit H – 1
088919\14178297v25
EXHIBIT H
IMPACT FEES
All terms not defined herein shall have the meaning ascribed to them in the Development Agreement to which this Exhibit H is attached to and a part thereof.
The following Impact Fees shall apply to the Project as provided in Section 3.6.3 of this Development Agreement:
Impact Fee Calculator Escalator
Commercial Linkage fee
(Chapter 8.51 of the San
Carlos Municipal Code)
$20 per square foot of office and
research & development space
N/A
Sewer fees (connection and
capacity)
(Chapter 13.04 of the San
Carlos Municipal Code)
$7,510 for the first 100 galls per day
of estimated wastewater discharge +
$75 per each subsequent 1 gallon per
day of estimated wastewater
discharge
The sewer capacity
charge shall be
adjusted annually
based on the change in
the Engineering
News-Record
Construction Cost
Index (20-Cities
Average) from the
March 2016 Index
Traffic impact fee
(Chapter 8.50 of the San
Carlos Municipal Code)
Impact Fee in effect at time
Agreement Date for all uses other
than Office/R&D uses. For example,
the Impact Fee for retail, restaurant,
manufacturing, and warehousing are
as follows:
Retail: $28,487.37 per 1,000 square
feet;
Restaurant: $73,050.29 per 1,000
square feet;
Manufacturing: $5,009.59 per 1,000
square feet;
Warehousing: $1,420.63 per 1,000
square feet.
Escalator in effect on
Agreement Date for
all uses other than
Office/R&D uses.
Escalator in effect on
Agreement Date or
escalator in Revised
Traffic Impact Fee.
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May 12, 2025 Packet Pg. 934
4872-1003-3234 v32 Exhibit H – 2
088919\14178297v25
Impact Fee Calculator Escalator
Traffic impact fee, continued For Office/R&D uses, Existing Traffic Impact Fee or fee in Revised
Traffic Impact Fee, as applicable, in
no event to exceed one hundred and
fifty percent of Existing Traffic
Impact Fee. For reference, currently
the Existing Traffic Impact Fee is as
follows for the following uses:
Research & Development: $3,663.73
per 1,000 square feet
Office: $8,598.55 per 1,000 square
feet
Child Care impact fee
(Chapter 8.52 of the San
Carlos Municipal Code)
Office/Research & Development:
$5.03 per square foot, subject to
credit if onsite child care is provided
Adjusted annually
based on the
Construction Cost
Index published by the
Engineering News
Record or a reasonable
replacement index
11.a
May 12, 2025
4872-1003-3234 v32 Exhibit I – 1
088919\14178297v25
EXHIBIT I
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
[ATTACHED]
11.a
May 12, 2025
085897\18525192v2
1 4934-8004-4852 v2
Recording Requested by and
When Recorded Return to:
___________________________
___________________________
___________________________
___________________________
SPACE ABOVE THIS LINE FOR RECORDER’S USE
ASSIGNMENT AND ASSUMPTION AGREEMENT -
DEVELOPMENT AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (“Agreement”) is made and entered into as of _____________, 20__, by and between ______________________, a _____________ company (“Assignor”), and ______________________, a _____________ company (“Assignee”).
RECITALS
A. Assignor owns that real property located in the City of San Carlos (“City”), County of San Mateo, State of California, and more particularly described in Exhibit A attached hereto (the “Property”).
B. On the date hereof, Assignee is acquiring approximately __ acres of the Property as more particularly described in Exhibit B attached hereto (the “Assigned Property”).
C. The City and ARE-SAN FRANCISCO NO. 88, LLC, a Delaware limited liability company, entered into that certain Development Agreement dated as of ___________, 202_ and recorded against the Property on _______________, 202_ as Instrument No. _______________ in the San Mateo County Recorder’s Office (the “Development Agreement”).
D. Assignor desires to assign to Assignee all of Assignor’s rights, duties and obligations under the Development Agreement with respect to the Assigned Property only (excluding, however, Assignor’s obligations with respect to the construction of and/or payment for certain infrastructure and other project-wide items specified in Exhibit C, attached hereto (the “Assignor Retained Obligations”), for which Assignor remains responsible) (the “Assigned Rights and Obligations”), and Assignee desires to accept and assume Assignor’s rights and obligations under the Development Agreement with respect to the Assigned Property only (the “Assumed Rights and Obligations”), such assignment and assumption to be effective on the Effective Date (as defined in Section 1.3 below). The Assigned Rights and Obligations and the Assumed Rights and Obligations are referred to collectively herein as the “Assigned Property Rights and Obligations”.
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NOW THEREFORE, in consideration of these promises, and of the agreements, covenants and conditions contained in this Agreement and other good and valuable consideration, the parties agree as follows:
ARTICLE 1
ASSIGNMENT AND ASSUMPTION OF
THE ASSIGNED PROPERTY RIGHTS AND OBLIGATIONS
1.1 Assignment. Assignor assigns to Assignee, as of the Effective Date (as defined in Section 1.3 below), all of Assignor’s rights, title and interest in and to the Assigned Property Rights and Obligations.
1.2 Assumption. As of the Effective Date, Assignee accepts Assignor’s assignment of the Assigned Rights and Obligations and assumes the Assumed Rights and Obligations. From and after the Effective Date, Assignee shall keep and perform all covenants, conditions and provisions of the Development Agreement relating to the Assigned Property.
1.3 Effective Date. For purposes of this Agreement, the “Effective Date” shall be the later to occur of (1) the date on which the deed from Assignor to Assignee for the Assigned Property is recorded in the Office of the Recorder of the County of San Mateo; or (2) the date of the execution of this Agreement by all parties; provided, however, that this Agreement shall have no force and effect without the written approval of the City, as evidenced by the full execution by the City’s representatives of the form entitled City of San Carlos’s Consent, attached hereto as Exhibit D.
1.4 Timing Obligations. Nothing in this Agreement shall be deemed to relieve any party of the timing obligations established in the Development Agreement ARTICLE 2
RIGHTS AND REMEDIES
2.1 Assignor’s Release; No Assignor Liability or Default for Assignee Breach.
Pursuant to Section 9.2 of the Development Agreement, Assignor shall be released from the Development Agreement with respect to the Assigned Property and the Assumed Rights and Obligations as of the Effective Date. Any default or breach by Assignee under the Development Agreement following the Effective Date with respect to the Assigned Property or the Assumed Rights and Obligations (“Assignee Breach”) shall not constitute a breach or default by Assignor under the Development Agreement and shall not result in (a) any remedies imposed against Assignor, or (b) modification or termination of the Development Agreement with respect to that portion of the Property retained by Assignor after the conveyance of the Assigned Property, if any (the “Assignor Property”).
2.2 No Assignee Liability or Default for Assignor Breach. As of the Effective Date, any default or breach by Assignor under the Development Agreement prior to or after the Effective Date (“Assignor Breach”), shall not constitute a breach or default by Assignee under the Development Agreement, and shall not result in (a) any remedies imposed against Assignee, May 12, 2025 Packet Pg. 938
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including without limitation any remedies authorized in the Development Agreement, or (b) modification or termination of the Development Agreement with respect to the Assigned Property.
ARTICLE 3
PERIODIC REVIEW OF COMPLIANCE
3.1 Assignor Responsibilities. Assignor shall participate in the annual review of the Development Agreement conducted pursuant to Section 65865.1 of the California Government Code with respect to the Assignor Property, and Assignee shall have no responsibility therefor.
3.2 Assignee Responsibilities. Assignee shall participate in the annual review of the Development Agreement conducted pursuant to Section 65865.1 of the California Government Code with respect to the Assigned Property, and Assignor shall have no responsibility therefor.
ARTICLE 4
AMENDMENT OF THE DEVELOPMENT AGREEMENT
4.1 Assignor. Assignor shall not request, process or consent to any amendment to the Development Agreement that would affect the Assigned Property or the Assigned Property Rights and Obligations without Assignee’s prior written consent, which consent shall not be withheld unreasonably. The foregoing notwithstanding, Assignor may process any amendment that does not affect the Assigned Property, and, if necessary, Assignee shall consent thereto and execute all documents necessary to accomplish said amendment, provided that said amendment does not adversely affect the Assigned Property or any of Assignee’s Assigned Property Rights and Obligations pursuant to the Development Agreement.
4.2 Assignee. Assignee shall not request, process or consent to any amendment to the Development Agreement that would affect the Assignor Property or the Assignor’s remaining rights and obligations pursuant to the Development Agreement without Assignor’s prior written consent, which consent shall not be withheld unreasonably. The foregoing notwithstanding, Assignee may process any amendment that does not affect the Assignor Property or any of Assignor’s remaining rights and obligations pursuant to the Development Agreement, and, if necessary, Assignor shall consent thereto and execute all documents necessary to accomplish said amendment.
ARTICLE 5
GENERAL PROVISIONS
5.1 Notices. All notices, invoices and other communications required or permitted under this Agreement shall be made in writing, and shall be delivered either personally (including by private courier) or by nationally recognized overnight courier service to the following addresses, or to such other addresses as the parties may designate in writing from time to time:
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If to Assignee:
with copies to:
If to Assignor:
with a copies to:
Notices personally delivered shall be deemed received upon delivery. Notices delivered by courier service as provided above shall be deemed received twenty-four (24) hours after the date of deposit. From and after the Effective Date and until further written notice from Assignee to the City pursuant to the terms of the Development Agreement, Assignee hereby designates as its notice address for notices sent by the City pursuant to Section 11.3 of the Development Agreement, the notice address set forth above.
5.2 Estoppel Certificates. Within ten (10) days after receipt of a written request from time to time, either party shall execute and deliver to the other, or to an auditor or prospective lender or purchaser, a written statement certifying to that party’s actual knowledge:
(a) that the Development Agreement is unmodified and in full force and effect (or, if there have been modifications, that the Development Agreement is in full force and effect, and stating the date and nature of such modifications); (b) that there are no current defaults under the Development Agreement by the City and either Assignor or Assignee, as the case may be (or, if defaults are asserted, so describing with reasonable specificity) and that there are no conditions which, with the passage of time or the giving of notice, or both, would constitute a default; (c) that this Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Agreement is in full force and effect, and stating the date and nature of such modifications); and (d) such other matters as may be reasonably requested.
5.3 Attorneys’ Fees. In the event of any legal or equitable proceeding in connection with this Agreement, the prevailing party in such proceeding shall be entitled to recover its reasonable costs and expenses, including without limitation reasonable attorneys’ fees, costs and disbursements paid or incurred in good faith at the arbitration, pre-trial, trial and appellate levels, and in enforcing any award or judgment granted pursuant thereto.
5.4 No Waiver. No delay or omission by either party in exercising any right, remedy, election or option accruing upon the noncompliance or failure of performance by the other party under the provisions of this Agreement shall constitute an impairment or waiver of
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4934-8004-4852 v2
any such right, remedy, election or option. No alleged waiver shall be valid or effective unless it is set forth in a writing executed by the party against whom the waiver is claimed. A waiver by either party of any of the covenants, conditions or obligations to be performed by the other party shall not be construed as a waiver of any subsequent breach of the same or any other covenants, conditions or obligations.
5.5 Amendment. This Agreement may be amended only by a written agreement signed by both Assignor and Assignee, and subject to obtaining the City’s consent.
5.6 Successors and Assigns. This Agreement runs with the land and shall be binding on and inure to the benefit of the parties and their respective successors and assigns.
5.7 No Joint Venture. Nothing contained herein shall be construed as creating a joint venture, agency, or any other relationship between the parties hereto other than that of assignor and assignee.
5.8 Severability. If any term or provision of this Agreement or the application thereof to any person or circumstance is found by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each remaining term and provision of this Agreement shall be valid and enforceable to the full extent permitted by law; provided that, if the invalidation or unenforceability would deprive either Assignor or Assignee of material benefits derived from this Agreement or make performance under this Agreement unreasonably difficult, then Assignor and Assignee shall meet and confer and shall make good faith efforts to modify this Agreement in a manner that is acceptable to Assignor, Assignee and the City.
5.9 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California.
5.10 Third Party Beneficiaries. Assignor and Assignee acknowledge that the City is a third party beneficiary of the terms and conditions of this Agreement to the extent necessary for City to enforce the terms and conditions of the Development Agreement. This Agreement shall not be deemed or construed to confer any rights, title or interest, including without limitation any third party beneficiary status or right to enforce any provision of this Agreement, upon any person or entity other than Assignor, Assignee and the City.
5.11 Time of the Essence. Time is of the essence in the performance by each party of its obligations under this Agreement.
5.12 Authority. Each party represents that the individuals executing this Agreement on behalf of such Party have the authority to bind his or her respective party to the performance of its obligations hereunder and that all necessary board of directors’, shareholders’, partners’ and other approvals have been obtained.
5.13 Term. The term of this Agreement shall commence on the Effective Date and shall expire upon the expiration or earlier termination of the Development Agreement, subject to any obligations under the Development Agreement that expressly survive the expiration or
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termination of the Development Agreement. Upon the expiration or earlier termination of this Agreement, the parties shall have no further rights or obligations hereunder, except with respect to any obligation to have been performed prior to such expiration or termination or with respect to any default in the performance of the provisions of this Agreement which occurred prior to such expiration or termination or with respect to any obligations which are specifically set forth as surviving this Agreement or the Development Agreement.
5.14 Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Signature pages may be detached from the counterparts and attached to a single copy of this Agreement to physically form one document.
5.15 Default. Any failure by either party to perform any material term or provision of this Agreement shall constitute a default (a) if such defaulting party does not cure such failure within thirty (30) days following written notice of default from the other party, where such failure is of a nature that can be cured within such thirty (30) day period, or (b) if such default is not of a nature that can be cured within such thirty (30) day period, if the defaulting party does not within such thirty (30) day period commerce substantial efforts to cure such failure, or thereafter does not within a reasonable time prosecute to completion with diligence the curing of such failure. Any notice of default given hereunder shall be given in the same manner as provided in Section 5.1 hereof and shall specify in detail the nature of the failures in performance that the noticing party claims and the manner in which such failure can be satisfactorily cured. [remainder of page left intentionally blank – signature pages follow]
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IN WITNESS WHEREOF, Assignor and Assignee have executed this Agreement by proper persons thereunto duly authorized, to be effective as of the Effective Date. “Assignor”
__________________________,
a ____________________________company
By:
Name:
Title:
By:
Name:
Title:
“Assignee”
__________________________,
a ____________________________company
By:
Name:
Title:
By:
Name:
Title:
11.a
May 12, 2025
085897\18525192v2 Notary
4934-8004-4852 v2
STATE OF CALIFORNIA )
) ss:
COUNTY OF )
On ______________, 20__ before me, _____________________________________________ Notary Public (insert name and title of the officer),
personally appeared , who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: _______________________________________
[Seal]
A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
11.a
May 12, 2025
085897\18525192v2 Notary
4934-8004-4852 v2
STATE OF CALIFORNIA )
) ss:
COUNTY OF )
On ______________, 20__ before me, _____________________________________________ Notary Public (insert name and title of the officer),
personally appeared , who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: _______________________________________
[Seal]
A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.
11.a
May 12, 2025 Packet Pg. 945
085897\18525192v2
A-1
4934-8004-4852 v2
EXHIBIT A
Description of the Property
(Attached)
11.a
May 12, 2025
085897\18525192v2
B-1
4934-8004-4852 v2
EXHIBIT B
Description of the Assigned Property
(Attached)
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May 12, 2025
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4934-8004-4852 v2
EXHIBIT C
List of Assignor Retained Obligations
(Attached)
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May 12, 2025
085897\18525192v2
D-1
4934-8004-4852 v2
EXHIBIT D
CONSENT OF CITY OF SAN CARLOS
The City of San Carlos hereby consents to the assignment and assumption of the Assigned Property Rights and Obligations as set forth in this Agreement and agrees to the terms and conditions set forth herein.
CITY OF SAN CARLOS,
a California Municipal corporation
By:
11.a
May 12, 2025
4872-1003-3234 v32 Exhibit J – 1
088919\14178297v25
EXHIBIT J
FORM OF BRIDGE EASEMENT AND MAINTENANCE AGREEMENT
[ATTACHED]
11.a
May 12, 2025
085897\18525191v6
4912-7826-3863 v5 1
RECORDING REQUESTED BY AND
AFTER RECORDING RETURN TO:
City of San Carlos
______________________
______________________
San Carlos, CA ________
Exempt from Recording Fee Per Gov Code 6103,
27383 Space above this line for Recorder’s Use
APN: 046-162-070 and 146-062-060
DOCUMENTARY TRANSFER TAX is $0.
NO CONSIDERATION.
Property is not sold. This instrument is being
recorded merely to confirm the use of the
property.
BRIDGE EASEMENT AND MAINTENANCE AGREEMENT
This Bridge Easement and Maintenance Agreement (“Easement Agreement” or “Agreement”)) is made and entered into on this ____ day of (“Easement Agreement Effective Date”), by and between ______________ (“Owner”), and the CITY OF SAN CARLOS, a charter city and California municipal corporation (“City”) (each individually a “Party”) and together, the “Parties”).
R E C I T A L S
A. Owner is the owner of that certain real property consisting of approximately __ acres located within the City of San Carlos (“City”), County of San Mateo, State of California, designated as APN _______ and depicted in Exhibit “A”, attached hereto and incorporated herein by reference (the “Property”).
B. The Property is connected to 930-1030 Brittan Avenue (“Brittan Property”) in the City via an existing bridge (“Bridge”) over Pulgas Creek that is located partially on the Property and partially on the Brittan Property, as depicted in Exhibit “B”, attached hereto and incorporated herein by reference.
B. The Property is part of a larger approximately 25.34-acre property being developed as 1,630,000 square feet of gross floor area of Class A office/research and development buildings, which may include a café and/or tenant amenities (possibly including a childcare center); surface parking lots and parking garages; and associated improvements (the “Project”).
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11.a
C. On ______, the City Council of the City of San Carlos adopted Ordinance No. ___, approving a Development Agreement by and between City and Owner recorded in the Official Records of San Mateo County at _________________, (“Development Agreement”) and issued several other approvals for the Project identified in the Development Agreement.
D. The Development Agreement contemplates, among other things, that if Owner is able to enter into an agreement with the owner of Brittan Property (“Brittan Owner”) prior to the issuance of the first certificate of occupancy for any building in Phase I (as defined in the Development Agreement) of the Project other than a parking garage (“First Phase I Building COO”) to allocate maintenance responsibility for the Bridge between Owner and Brittan Owner, then prior to issuance of the First Phase I Building COO, Owner shall grant City a non-exclusive easement for the limited purpose of public pedestrian and bicycle access on the portion of the Bridge located within the Property.
E. Prior to the issuance of the First Phase I Building COO, Owner and Brittan Owner entered into an agreement to allocate maintenance responsibility for the Bridge between Owner and Brittan Owner.
F. City and Owner now desire that Owner grant to City an easement for public pedestrian and bicycle access to the portion of the Bridge located within the Property, in the area legally described and shown in Exhibit “C”, attached hereto and incorporated herein by reference (“Bridge Easement Area”), as a privately owned, publicly accessible space, and provide for the maintenance of the portion of the Bridge located within the Bridge Easement Area as set forth below.
AGREEMENT
NOW, THEREFORE, the Parties hereby incorporate the above recitals by this reference and agree as follows:
1. Grant of Bridge Easement. For valuable consideration, including the benefits and rights conferred upon Owner under the Project Approvals (as defined in the Development Agreement) and subject to the terms of this Easement Agreement, Owner hereby grants and dedicates to the City a nonexclusive easement for use and enjoyment by the general public on, over and across the portion of the Bridge located in the Bridge Easement Area for purposes of walking, cycling, jogging, running, roller blading, skateboarding, roller skating, and similar non-automotive recreational activities (“Bridge Easement”). This grant of the Bridge Easement conveys no rights affecting the use of Owner’s lands that are not included in the Bridge Easement Area, and Owner reserves all right to lands within the Property outside the Bridge Easement Area.
2. Operating Hours. The portion of the Bridge located within the Bridge Easement Area shall be publicly accessible from thirty (30) minutes prior to sunrise to thirty (30) minutes prior to sunset, seven (7) days a week, except for closures permitted in Section 4.
3. Rules and Regulations. Owner shall have the right to adopt, amend from time to time, and enforce reasonable rules and regulations relating to use of the Bridge Easement Area, including for purposes of public health, safety and security and to avoid interference with commercial operations at the Project. Owner shall provide City notice of such rules and post signs with the rules and regulations online and in a conspicuous location in, on, or immediately adjacent to the Bridge Easement Area.
Without limiting the generality of the foregoing, Owner shall have the right to place reasonable restrictions on the time, place, and manner of any organized gatherings in the Bridge Easement Area and May 12, 2025 Packet Pg. 952
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the right to reasonably restrict the use of motorized means of transportation within the Bridge Easement Area.
4. Maintenance. During the term of this Agreement, Owner shall maintain, or cause to be maintained, the portion of the Bridge located within the Bridge Easement Area in good condition and in accordance with applicable law. The portion of the Bridge within the Bridge Easement Area shall be repaired or replaced with materials, apparatus and facilities of at least equal quality of the materials, apparatus and facilities at initial construction of the portion of the Bridge within the Bridge Easement Area. Owner may temporarily limit or close the Bridge Easement Area, or permit such limitations or closures, to perform maintenance, repair and replacement activities on the Bridge Easement Area, the portion of the Bridge within the Easement Area, or adjacent buildings and Project improvements.
Without limiting the foregoing, Owner agrees to utilize diligent good faith efforts to ensure that any maintenance, repair or other work is undertaken expeditiously and in a manner that minimizes any adverse impacts on any of the rights under this Easement Agreement. Owner shall erect, or cause to be erected, appropriate signage and safety barriers to notify the public of any restriction on public use of the Bridge Easement Area and/or the portion of the Bridge within the Bridge Easement Area during repairs, replacements, upgrades, and modifications of such portion of the Bridge or any adjacent buildings and/or Project improvements. In no event shall Owner have any obligation under this Easement Agreement to improve or maintain the portion of the Bridge located on the Brittan Property.
5. Future Modifications. Should Owner desire to modify the Bridge Easement Area and/or design, location, and/or configuration of the portion of the Bridge within the Bridge Easement Area, Owner shall submit applications to City for all necessary permits in accordance with applicable law and the Development Agreement.
6. Default and Remedies. Breach of, failure, or delay by either Party to perform any term or condition of this Easement Agreement shall constitute a default. In the event of any default of any term, condition, or obligation of this Easement Agreement, the non-defaulting Party shall give the defaulting Party notice in writing specifying the nature of the alleged default and the manner in which such default may be satisfactorily cured (“Notice of Breach”). The defaulting Party shall cure the default within 90 days following receipt of the Notice of Breach, provided, however, if the nature of the alleged default is non-monetary and such that it cannot reasonably be cured within such 90-day period, then the commencement of the cure within such time period, and the diligent prosecution to completion of the cure thereafter, shall be deemed to be a cure, provided that if the cure is not diligently prosecuted to completion, then no additional cure period shall be provided. If the alleged failure is cured within the time provided above, then no default shall exist, and the non-defaulting Party shall take no further action to exercise any remedies available hereunder. If the alleged failure is not cured, then a default shall exist under this Easement Agreement and the non-defaulting Party may bring any action at law or in equity to enforce the terms of this Easement Agreement.
7. Term. This Easement Agreement will commence on the Easement Agreement Effective Date. Owner’s obligation to make the Bridge Easement Area available to the public under this Easement Agreement shall commence upon the last to occur of completion of the Creek Trail or Alternative Creek Trail (each as defined in the Development Agreement), as applicable, and confirmation that the Bridge is safe for public access and shall terminate as provided in Section 8. Notwithstanding the foregoing, upon forty-eight (48) hours’ prior written notice to City, Owner may temporarily limit or close the Bridge Easement Area to perform construction activities on the Bridge Easement Area, the portion of the Bridge within the Bridge Easement Area, the Creek Trail Easement Area, the Creek Trail Improvements, or adjacent buildings and Project improvements.
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8. Termination. This Easement Agreement shall terminate in the event that City grants consent to termination in its sole and absolute discretion or in the event that any of the following occur:
(a) the Project is damaged or destroyed by a fire, earthquake, explosion, tornado, flood, or hurricane or other casualty (each, a “Casualty”), the Project is completely demolished following the Casualty, and the Project is not reconstructed; (b) all or a material portion of the Property is acquired by a public entity exercising its power of eminent domain or under threat of condemnation; or (c) the Pulgas Creek no longer exists and the Bridge in the Bridge Easement Area is not connected to segments of the Creek Trail or segments of another trail for public use that is constructed by the City or any private developer or developers as a condition of approval for a project or projects on neighboring properties. In the event of termination of this Easement Agreement, City and Owner shall promptly execute, acknowledge and record in the County Records a quitclaim or notice of termination of the Bridge Easement.
9. Subordination. Owner shall cause the mortgagee or beneficiary under any mortgage or deed of trust or similar financing instrument recorded against the Property (each, a “Mortgage”) as of the recordation date hereof to subordinate the lien of its Mortgage to this Agreement within sixty (60) days following the effective date of this Agreement. The form of subordination agreement shall be substantially as set forth on the Lender Consent and Subordination page immediately following the signature page hereof, or such other form as is reasonably approved by the City Attorney.
10. Mortgagee Protection. No violation or breach of the covenants, conditions, restrictions, provisions or limitations contained in this Agreement shall defeat or render invalid or in any way impair the lien or charge of any mortgage, deed of trust or other financing or security instrument (“Mortgage”); provided, however, that any successor of Owner to the Property shall be bound by this Agreement whether such successor's title was acquired by foreclosure, deed in lieu of foreclosure, trustee's sale or otherwise. Neither City nor Owner shall be permitted to cancel, surrender or materially modify the terms of this Easement Agreement without the consent of any mortgagee of record. Any mortgagee of record shall have the right (but not the obligation) to perform Owner’s obligations hereunder. Without limiting the foregoing, in the event of a default on the part of Owner hereunder, each mortgagee that shall have given notice of its Mortgage to City (each a “Mortgagee”), shall have the right (but not the obligation) during the same period available to Owner to cure or remedy, or to commence to cure or remedy, the default claimed or the areas of noncompliance set forth in City’s notice, provided that Mortgagee shall have an additional fifteen (15) days (with respect to monetary defaults only) or an additional thirty (30) days (with respect to non monetary defaults), or such reasonable period of time beyond thirty (30) days, if such non-monetary default is not susceptible to being cured within such thirty (30) days, beyond the applicable cure period set forth in this Agreement within which to cure or to commence the curing of such default as therein provided during which additional period this Agreement shall remain in full force and effect (nothing contained herein shall obligate a Mortgagee to cure a default, it being understood that any election to cure a default shall be at the Mortgagee’s sole option). In case of a default that is not susceptible of being cured by the Mortgagee, this Agreement will remain in full force and effect if Mortgagee institutes proceedings to acquire title to the Property by foreclosure or otherwise, and diligently prosecutes the same to completion. If the Mortgagee, or its nominee, or a purchaser at a foreclosure sale, or by deed in lieu of foreclosure, shall cure all defaults that are susceptible of being cured by such Mortgagee, or by such purchaser, as the case may be, then the defaults of any prior holder of the defaulting Owner’s interest hereunder that are not susceptible of being cured by such Mortgagee or by such purchaser shall no longer be deemed to be defaults hereunder. In the event any Mortgage encumbering the Property shall be foreclosed, the Owner shall remain liable for any defaults under this Agreement existing at the time of any foreclosure, and the successor in title of Owner to the Property shall be responsible only to the extent necessary to bring the Property into current compliance with Owner’s obligations under this Agreement, and not for any past uncured defaults. Upon request of any
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such mortgagee, the City will confirm the provisions hereof in a separate writing in favor of any Mortgagee, along with such changes reasonably requested by such Mortgagee and consented to by the City (not to be unreasonably withheld, conditioned or delayed).
11. Insurance. Owner shall obtain and maintain at all times during the Term insurance against claims for injuries to persons or damage to property which may arise out of any manner including (a) any injury to or death of any person or damage to or destruction of any property occurring in, on or about the Bridge Easement Area, or any part thereof, whether such injury, death, damage or destruction is caused by the person or property of the Owner, representatives, employees or subcontractors. The insurance carrier is required to maintain an A.M. Best rating of not less than “A- :VII”.
11.1 Coverages and Limits. Owner, at its sole expense, shall maintain the types of coverages and minimum limits indicated below, unless otherwise approved by City in writing. These minimum amounts of coverage will not constitute any limitations or cap on Owner's indemnification obligations under this Easement Agreement.
a. Commercial General Liability Insurance. Owner shall maintain occurrence-based coverage with limits not less than $2,000,000 per occurrence. If the submitted policies contain aggregate limits, such limits will apply separately to the project, or location that is the subject of this Easement Agreement or the aggregate will be twice the required per occurrence limit. The Commercial General Liability insurance policy shall be endorsed to name the City, its officers, agents, employees and volunteers as additional insureds, and to state that the insurance will be primary and not contribute with any insurance or self-insurance maintained by the City. b. Business Automobile Liability Insurance. Owner shall maintain coverage with limits not less than $1,000,000 per each accident for owned, hired and non-owned automobiles. c. Workers' Compensation and Employer's Liability Insurance. Owner shall maintain coverage as required by the California Labor Code and Employer’s Liability limits with limits not less than $1,000,000 per each accident for bodily injury or disease. The Worker’s Compensation policy shall contain an endorsement stating that the insurer waives any right to subrogation against the City, its officers, agents, employees, and volunteers.
11.2 Providing Certificates of Insurance and Endorsements. Prior to City’s execution of this Easement Agreement, Owner shall provide to City certificates of insurance and above-referenced endorsements sufficient to satisfaction of City’s Risk Manager. In no event shall Owner commence any work under this Easement Agreement until certificates of insurance and endorsements have been accepted by City’s Risk Manager.
11.3 Failure to Maintain Coverage. If Owner fails to comply with these insurance requirements, then City will have the option to declare Owner in default.
11.4 Submission of Insurance Policies. City reserves the right to require, at any time, complete copies of any or all required insurance policies and endorsements.
11.5 Indemnification. Owner, to the fullest extent permitted by law, shall indemnify, defend (with counsel reasonably acceptable to City), and hold harmless the City, its officers, elected and appointed officials, agents, contractors, representatives and employees, (each, individually a “City Party” and collectively the “City Parties”), from and against any and all third party suits or actions at
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law or in equity, liabilities, claims, obligations, losses, demands, penalties, fines, liens, judgments, damages, costs, and expenses (including reasonable attorneys’ fees) (“Claims”) including, but not limited to, Claims for bodily injury, sickness, disease or death of any person or damage to real or personal property, tangible or intangible, arising directly or indirectly from the acts, omissions, negligence or willful misconduct of Owner or its contractors, subcontractors, agents, or employees (each an “Owner Party” and collectively the “Owner Parties”) in connection with the design, operation, or maintenance of the portion of the Bridge within the Bridge Easement Area or performance or failure to perform Owner’s obligations under this Agreement. Owner’s indemnity obligations under this Section shall not extend to Claims to the extent that any such Claims are the result of the gross negligence or willful misconduct of a City Party. The Owner’s duty to indemnify and hold harmless City includes the duty to defend as set forth in Civil Code section 2778. Owner's indemnification obligations under this Section shall survive the termination of this Easement Agreement until such time as the statute of limitations periods for Claims that arose prior to termination expiration or termination has run.
12. Estoppel Certificates. Any Party to this Easement Agreement shall, promptly upon the request of any other Party or any Mortgagee, execute, acknowledge and deliver to or for the benefit of the requesting Party (or Mortgagee, if applicable), at any time, from time to time, and at the expense of the Party (or, if requested by any Mortgagee, Owner) requesting a certificate as herein below described, its certificate certifying (l) that this Easement Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Easement Agreement is in full force and effect, as modified, and stating the modifications), (2) whether there are then existing any charges, offsets or defenses against .the enforcement of any agreement, covenant or condition hereof on the part of the Party requesting (or, if requested by a Mortgagee, Owner) the certificate to be performed or observed (and, if so, specifying the same), (3) whether there are then existing any defaults on the part of the Party requesting the certificate (or, if requested by a Mortgage, Owner) known to the Party delivering the certificate in the performance or observance of any agreement, covenant or condition hereof to be performed or observed and whether any notice has been given of any default that has not been cured (and, if so, specifying the same), and (4) any other matters reasonably requested.
13. Miscellaneous Provisions.
13.1 Entire Agreement/Integration, Amendments. This Easement Agreement and the Development Agreement contain the entire understanding and agreement of the Parties with respect to the subject matter hereof. No prior or other understanding shall be of any force or effect with respect to those matters covered herein. This Easement Agreement may be altered, amended or modified only by an instrument in writing, executed by the City and Owner, and recorded in the Official Records of San Mateo County. The Parties acknowledge that this Agreement has been executed pursuant to the terms of the Development Agreement and that Sections 2.4.3 and 2.5.2 of the Development Agreement are incorporated herein by this reference to the extent they pertain to the Bridge.
13.2 Recordation; No Waiver. This Agreement shall be recorded in the Official Records of San Mateo County. No waiver of any breach of any of the terms, covenants, agreements, restrictions or conditions of this Agreement shall be construed to be a waiver of any succeeding breach of the same or other terms, covenants, agreements, restrictions and conditions hereof.
13.3 Notice. Any notices required or permitted hereunder shall be in writing and shall be served on the Parties at the addresses set forth below. Each such notice shall be either sent by: (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered upon receipt or refusal of delivery; (b) by sending the same to such Party by registered or
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certified mail, return receipt requested, with postage prepaid, in which case notice shall be deemed delivered upon receipt or refuse of delivery; or (c) personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A Party’s address may be changed by written notice to the other Parties. Notice given by counsel shall be deemed given by the Party represented by such counsel.
Owner’s Address:
With a copy to:
City’s Address: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Manager
With copies to: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
and
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Attorney
13.4 Counterparts. This Easement Agreement may be executed in one or more counterparts, each of which shall, for all purposes, be deemed an original and all such counterparts, taken together, shall constitute one and the same instrument.
13.5 Recitals. The Recitals above are incorporated herein by reference.
13.6 Binding on Successors and Assigns. The Bridge Easement Area is to be burdened by, and City is to be benefited by, the provisions of this Easement Agreement pertaining to the grant of Easement, and such Bridge Easement Area shall be held, conveyed, hypothecated, encumbered, leased, rented, used, occupied, and improved subject to the foregoing easements, limitations, restrictions, obligations and conditions. All provisions of this Easement Agreement shall run with the land and be binding upon all parties having or acquiring any right, title, or interest in the Bridge Easement Area, and shall be binding upon and inure to the benefit of the City and its and their successors and assigns.
13.7 Partial Invalidity. If any term or provision of this Easement Agreement or the application of it to any person or circumstance shall to any extent be invalid or unenforceable, the remainder of this Easement Agreement or the application of such term or provision to persons or circumstances, other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Easement Agreement shall be valid and shall be enforced to the extent permitted by law.
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13.8 Not a Public Dedication. Except as expressly provided herein, nothing herein contained shall be deemed to be a gift or dedication of the Bridge Easement Area or any other portion of Owner’s Property to the general public or for any public purpose whatsoever, it being the intention of the parties that this Easement Agreement shall be limited to and for the purposes herein expressed.
Owner shall reserve the right to record and/or post notices pursuant to Civil Code Sections 813 and/or 1008 with regard to the Bridge Easement Area.
13.9 No Partnership, Co-venture, or Principal-Agent Relationship. Nothing in this Agreement is intended to or does establish the Parties hereto as partners, coventurers, or principal and agent with one another.
13.10 No Third-Party Beneficiaries. Nothing in this Agreement shall provide any benefit to any third party (including but not limited to members of the public) or entitle any third party to any claim, cause of action, remedy or right of any kind.
13.11 Governing Law. This Agreement shall be construed and governed in accordance with the laws of the State of California, without regard to conflict of law principles.
13.12 Force Majeure. The time within which Owner shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Agreement or the Project Approvals (as defined in the Development Agreement); any other cause beyond the reasonable control of Owner that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’ systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Agreement cannot be performed; (c) overnight couriers are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute a default under this Agreement and shall occur at the request of any Party. For the avoidance of doubt, none of the foregoing is Force Majeure Event: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Owner, an assignment by Owner, for the benefit of creditors, or any other action taken or suffered by Owner under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.
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13.13 Exhibits; Attachments. The following attachments are attached to this Easement Agreement and are hereby incorporated herein by this reference for all purposes as if set forth herein in full:
Exhibit A Depiction of Property
Exhibit B Depiction of Bridge
Exhibit C Depiction and Legal Description of Bridge Easement Area
13.14 Attorneys’ Fees. Should any legal action be brought by any party with respect to this Easement Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its reasonable attorney’s fees and such other costs as may be found by the court.
13.15 Joint and Several Liability. If more than one person or entity is included in the definition of Owner, the liability of all such persons hereunder shall be joint and several.
IN WITNESS WHEREOF, the City and Owner have executed this Easement Agreement as of the Easement Agreement Effective Date.
CITY
CITY OF SAN CARLOS, a municipal corporation
By: __________________________________
[Signature must be notarized]
ATTEST:
By: ____________________________
APPROVED AS TO FORM:
By: ____________________________
OWNER
_____________________,
a _____________________
By: _______________________________
Name: _____________
Its: ______________
[Signature must be notarized]
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF SAN MATEO )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: (seal)
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF SAN MATEO )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature: (seal)
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LENDER SUBORDINATION AND CONSENT
_______________, with an office at __________, and its successors and assigns (“Beneficiary”), is the beneficiary under that certain [Insert name and recording info of recorded loan document, such as: Deed of Trust, Security Agreement and Fixture Filing (with Assignment of Rents and Leases)] executed by ___________, as Trustor, dated as of _________ and recorded on ___________ in the Official Records of San Mateo County, California (the “Official Records”) as Document No. ____________ (the “Deed of Trust”).
The Deed of Trust encumbers the real property described as the “Property” in the Bridge Easement and Maintenance Agreement (the “Agreement”) to which this Subordination and Consent of Lender is attached and made a part. As the beneficiary under the said Deed of Trust, Beneficiary hereby consents to the execution and recordation of the Agreement and agrees that upon recordation of the Agreement in the Official Records, Beneficiary’s interests in the Property and rights under the Deed of Trust shall be subject and subordinate to the Agreement.
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A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss:
COUNTY OF ____________ )
On _____________, 2025, before me ______________________, Notary Public, personally appeared ______________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature __________________________
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Exhibit A
DEPICTION OF THE PROPERTY
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Exhibit B
DEPICTION OF BRIDGE
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960 INDUSTRAL TOP OF BANK ROAD cy AISED SIDEWALK ae PULGAS CREK BRIDGE GATE XISTNG BRIDGE CROSING ROPETY LINE ZA) 10 BRITAN K YA AVENU | ING — P | a PROETY LINE e e A A A A 4.5" | > ty - | IT aw 1.80 =p PULGAS CREK 十 821 (A-\ BRIDGE CROSING - SECTION A~ Ny,
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Exhibit C
DEPICTION AND LEGAL DESCRIPTION OF THE BRIDGE EASEMENT AREA
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4872-1003-3234 v32 Exhibit K – 1
088919\14178297v25
EXHIBIT K
FORM OF COVENANTS, AGREEMENTS, AND DEED RESTRICTIONS FOR
PRIVATELY OWNED PUBLICLY ACCESSIBLE (POPA) CAMPUS AREAS [ATTACHED]
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