San Carlos City Council
May 27, 2025

1 CITY OF SAN CARLOS
City Council/Successor Agency to the
Redevelopment Agency/Housing Authority
Regular Meeting
Tuesday, May 27, 2025 7:00 PM
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
www.cityofsancarlos.org
AGENDA
This meeting will be conducted both in person at City Hall and virtually via Zoom. Members of the public will have the option to observe the meeting and address the City Council as outlined below.

In- Person Participation:
 Location. City Hall – 600 Elm Street, Council Chambers.

Masks are no longer required but are still recommended by the California Department of Health. To maintain public health and safety, please do not attend in person if you are experiencing respiratory symptoms (e.g. cough, runny nose, and/or sore throat).
 Provide Public Comment. To address the City Council on any item on the posted agenda, fill out a Request to Speak Form located in the back of the Council Chambers and submit it to the City Clerk; or, you may raise your hand when the Mayor calls for public comments.

Remote Participation:
 Observe Via:
- Zoom. https://us02web.zoom.us/j/88256140939; or call 1-669-900-9128 and enter the Meeting ID #: 882 5614 0939
- Meeting Webportal. www.cityofsancarlos.org/agenda
- Local TV. Comcast Channel 27 and AT&T Uverse Channel 99  Provide Public Comment. If you plan to make a public comment on any item on the posted agenda, please observe the meeting via Zoom (see above access information), and during the public comment period for the agenda item you wish to address, use the “raise hand” feature. If joining Zoom by phone, press *9 to “raise hand”.

Councilmembers may participate in this meeting remotely pursuant to Assembly Bill 2449. 2 MAYOR: Sara McDowell
COUNCIL: John Dugan, Neil Layton, Adam Rak, Pranita Venkatesh

1. CALL TO ORDER

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS

3. PLEDGE OF ALLEGIANCE

4. CHANGES TO THE ORDER OF THE AGENDA

5. REPORT FROM CLOSED SESSION

6. PRESENTATIONS
a. Present Proclamations Recognizing May 2025 as Mental Health Month and Recognizing Eva Greenebaum and Aditya (Tiko) Gupta for Their Contributions. b. Present Proclamations Recognizing 2025 San Carlos Centennial Art Contest Winners Ellora Mehta, Sophia Jubb, Harper Marek, and Kristen Skaff.

7. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
Council Communications and Announcements are brief items from members of the City Council regarding upcoming events in the community and correspondence that they have received. They are informational in nature and no action will be taken on these items at this meeting.

8. PUBLIC COMMENT
Persons wishing to address the City Council on matters NOT on the posted agenda may do so. Each speaker is limited to two minutes.

If the item you are speaking on is not listed on the agenda, please be advised that the City Council may briefly respond to statements made or questions posed as allowed under the Brown Act (Government Code Section 54954.2). The City Council's general policy is to refer items to staff for attention, or have a matter placed on a future City Council agenda for a more comprehensive action or report and formal public discussion and input at that time.

9. CONSENT CALENDAR
a. Motion to Waive Reading of All Ordinances.
b. Approve the City Council April 14, 2025 Regular Meeting Minutes. 3 c. Approve the City Council April 28, 2025 Special Meeting Minutes. d. Accept the Fiscal Year (FY) 2024-25 Third Quarter Financial Report for the Period Ending March 31, 2025.
e. Accept the Fiscal Year (FY) 2024-25 Third Quarter Investment Report for the Period Ending March 31, 2025.
f. Adopt a Resolution Authorizing the Early Payoff of the General Obligation Refunding Bonds (Bonds) for the Library and the Transfer of the Remaining Fund Balance in the Library Debt Service Fund (Fund 0093) into the General Capital fund (Fund 0025).
g. Adopt a Resolution Awarding the 2025 Pavement Maintenance Project C9416; Authorizing the City Manager to Execute a Public Projects Agreement with Roadway Construction Inc. in the Amount of $1,488,148.10; and Authorizing the Expenditure of a 20% Contingency in the Amount of $297,630 for a Total Not-toExceed Project Cost of $1,785,778.10. h. Adopt a Resolution Rejecting All Bids for the Second Floor City Hall Remodel Project C2414.
i. Adopt a Resolution Awarding the 2025 Sewer System Root Foaming Project C1752; Authorizing the City Manager to Execute a Public Projects Agreement with Duke’s Root Control, Inc. of Elgin, Illinois in the Amount Of $140,963.68; and Authorizing the Expenditure of Contingency up to the Project Budget of $33,986.32 for a Total Not-to- Exceed Contract Amount of $174,950. j. Adopt a Resolution Authorizing the City Manager to Sign the Joint Use Agreement between the City of San Carlos and the San Carlos School District for Shared Facility Use, Field Maintenance, and Crossing Guard Program. k. Adopt a Resolution Approving the Amended Project Proposal for The Children’s Place’s Request for Grant Funding to Utilize Funds Collected through the Childcare Development Impact Fees.
l. Adopt a Resolution Approving a Second Sewer Connection for 1235 Edgewood Road, Unincorporated Redwood City, Assessor’s Parcel Number (APN) 058-040- 310.
m. Adopt Ordinance 1622 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 to Planned Development 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). n. Adopt Ordinance 1623 Approving a Development Agreement with the Alexandria Real Estate Equities, for the Alexandria Life Science Campus Project. 4 10. NEW BUSINESS
a. Consideration of Appointing Six Youth Advisory Council (YAC) Voting Members for the 2025-27 Term, Two Alternate YAC Members for the 2025-26 Term, and Recognizing Five Retiring YAC Voting Members.
b. Consideration of Introducing an Ordinance Retitling and Amending San Carlos Municipal Code Section 15.04.110 F (6)(a) to Designate Fire Hazard Severity Zones for Local Responsibility Areas as Recommended by the California Department of Forestry and Fire Protection Pursuant to Government Code Section 51178.

11. STUDY SESSION
a. Receive a Presentation and Provide Input on the Northeast Area Specific Plan Public Draft.

12. PUBLIC HEARING
a. Consideration of Accepting a Report on the City of San Carlos Workforce Vacancies, Recruitment and Retention Trends (AB 2561).
b. Consideration of Adopting Resolutions Certifying the Final Environmental Impact Report for the City of San Carlos 2045 General Plan Reset Project; and Adopting the Amendments to the 2030 City of San Carlos General Plan’s Introduction, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, Parks and Recreation Element, and Noise Element.

13. AGENDA SETTING
Items discussed in this Agenda Setting Section will be considered by the Council for placing on a future agenda. No action will be taken on these items at this meeting.

14. ADJOURNMENT
Any writings or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection upon request.

In compliance with the Americans with Disabilities Act and Title VI, and as outlined in the City’s Reasonable Accommodations Policy, if you need special assistance or translation services to participate in this meeting, please contact the City Clerk’s Office at (650) 802-4222 or via email at [email protected]. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

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Packet Pg. 5
San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
April 14, 2025 7:00 p.m.

MINUTES

ROLL CALL
City Council Present: Sara McDowell, Mayor
Pranita Venkatesh, Vice Mayor
John Dugan, Councilmember
Adam Rak, Councilmember
Neil Layton, Councilmember
Staff Present: Nil Blackburn, Assistant City Manager
Jeff Maltbie, City Manager
Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Angie Rodriguez, Human Resources Manager
Greg Rubens, City Attorney
Tracy Scramaglia, Assistant Public Works Director

1. CALL TO ORDER
Mayor McDowell called the meeting to order at 7:00 p.m.

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS
None.

3. PLEDGE OF ALLEGIANCE
Mayor McDowell led the Pledge of Allegiance.

4. CHANGES TO THE ORDER OF THE AGENDA
None.

5. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
Vice Mayor Venkatesh commended Belmont and San Carlos Parks and Recreation Departments for their work on the Teen Wellness Retreat.

Council Member Rak expressed appreciation to the Parks and Recreation Department for their efforts on the trail improvements behind Vista Park.

Council Member Dugan thanked the Parks and Recreation Department for installing history markers around town and also acknowledged the Community Development Department for the new wayfinding signage.

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Mayor McDowell echoed praise for the success of the Teen Wellness Retreat and thanked staff for their work. She also noted that the commission recruitment process is currently underway and encouraged members of the public to apply.

6. PUBLIC COMMENT
None.

7. CONSENT CALENDAR
Council Member Dugan, referring to Item 7d – Commissions’ quarterly reports, thanked city commissioners for their work.

Council Member Rak pulled Item i – Pavement Maintenance Project, from the Consent Calendar for a separate discussion.

MOTION: Adopt City Council Consent Calendar items ‘a’ through ‘h’ and ‘j’ – ‘k’.

MOVER: Dugan
SECONDER: Rak
AYES: Dugan, Layton, Rak, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
a. Motion to Waive Reading of All Ordinances.
b. Approve the City Council February 24, 2025 Regular Meeting Minutes. c. Approve the City Council March 10, 2025 Special Meeting Minutes. d. Accept the Quarterly Reports from City Commissions and Boards. e. Adopt a Resolution Appropriating $51,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance to the Midblock Crossing Project at 1650 Industrial Road C1807; Authorizing the City Manager to Execute an Amendment to the Agreement with Terocons Inc. in the Amount of $278,890.95; and Authorizing the Expenditure of Contingency in the Not-toExceed Amount of $9,649.05. Resolution 2025-022 f. Adopt a Resolution Authorizing the City Manager to Execute an Amendment to the Professional Services Agreement and any Associated Plan Documents with Navia Benefit Solutions, Inc. for the Administration of the City’s Self-Funded Dental Program. Resolution 2025-023
g. Adopt a Resolution Authorizing the City Manager to Execute a Professional Services Agreement with The Standard for the City’s Life Insurance, Accidental Death and Dismemberment Insurance, and Long-Term Disability Insurance Programs. Resolution 2025- 024
h. Adopt a Resolution Approving the 2025 Sewer System Root Foaming Project C1752 Specifications and Authorizing a Call for Bids. Resolution 2025-025 i. Adopt a Resolution Approving the Plans and Specifications for the 2025 Pavement Maintenance Project C9416 and Authorizing a Call for Bids.

Item was pulled from the Consent Calendar for a separate discussion.

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j. Deny Claim of Jenel Sharman.
k. Deny Claim of Kristine Avila.
7i. Adopt a Resolution Approving the Plans and Specifications for the 2025 Pavement Maintenance Project C9416 and Authorizing a Call for Bids.

This item was pulled from the Consent Calendar for a separate discussion.

Assistant Public Works Director Tracy Scramaglia and City Manager Jeff Maltbie responded to Council questions.

Council emphasized the importance of striping the portion of Howard Avenue between Old County Road and El Camino Real and requested information on the effectiveness and return on investment of slurry seal treatments.

Council Member Venkatesh disclosed that her street segment has been identified for maintenance under this Project.

MOTION: Adopt Resolution 2025-026 Approving the Plans and Specifications for the 2025 Pavement Maintenance Project C9416 and Authorizing a Call for Bids.

MOVER: Rak
SECONDER: Layton
AYES: Rak, Dugan, Layton, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0

8. NEW BUSINESS
a. Consideration of Adopting a Resolution Adopting the City of San Carlos 2025 Strategic Plan.

Assistant City Manager Nil Blackburn provided a summary from the February 6, 2025 Council Strategic Plan meeting. She reviewed the proposed 2025 Strategic Plan and noted the below updates to include in the workplan:
- under the Climate Mitigation goal, update Objective 4, Task 6 to state ‘upgrade’ instead of ‘enable’ emergency vehicle access
- under the Climate Mitigation goal, add a fifth objective to update the Climate Mitigation Adaptation Plan by 2028
- under the Mobility and Transportation Infrastructure goal, update Objective 3, Task 2 to include the current Pavement Condition Index (PCI) and the PCI goal Ms. Blackburn responded to Council questions.

Council provided the following feedback to staff:
- provide an update later this year on emergency preparedness efforts undertaken in the community
- reach out to the San Carlos School District to explore potential partnership opportunities for an electric vehicle charging station
- under the Climate Mitigation goal, Objective 3, add a fourth task to develop and distribute a creek pamphlet for homeowners, outlining responsibility and available resources - under the Mobility and Transportation Infrastructure goal, Objective 7, revise the language to clarify that the technology will also provide visibility into all infrastructure through an integrated solution

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- ensure that grant activity is consistently tracked and reported: include measurable objectives related to grants when appropriate; reflect the number of grant applications submitted and funding received in Strategic Work Plan updates; prepare a year-end grant summary report, and make this information available on the City’s website.

MOTION: Adopt Resolution 2025-027 Adopting the City of San Carlos 2025 Strategic Plan.

MOVER: Layton
SECONDER: Dugan
AYES: Venkatesh, Rak, Dugan, Layton, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
b. Consideration of Adopting a Resolution Appropriating $12,870 from the General Fund Unassigned Fund Balance to Peninsula Volunteers, Inc. to Provide Meal Services to Three WaitListed San Carlos Residents for One Year.

Assistant City Manager Nil Blackburn provided an update on the Meals on Wheels Program and outlined staff’s request to allocate funding to serve city residents currently on the waitlist.

MOTION: Adopt Resolution 2025-028 Appropriating $12,870 from the General Fund Unassigned Fund Balance to Peninsula Volunteers, Inc. to Provide Meal Services to Three Wait-Listed San Carlos Residents for One Year.

MOVER: Dugan
SECONDER: Rak
AYES: Layton, Venkatesh, Rak, Dugan, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0

9. AGENDA SETTING
None.

10. ADJOURNMENT
Mayor McDowell announced that the remembrance ceremony for community member Linda Teutschel has been scheduled and invited anyone interested in the details to contact her directly.

Mayor McDowell adjourned the meeting at 8:03 p.m.

Crystal Mui,
City Clerk

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San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Special Meeting
Collaboration Room, City Hall
600 Elm Street, San Carlos, CA 94070
April 28, 2025 6:00 p.m.

MINUTES

ROLL CALL
City Council Present: Sara McDowell, Mayor
Pranita Venkatesh, Vice Mayor
John Dugan, Councilmember
Neil Layton, Councilmember
Adam Rak, Councilmember
Staff Present: Jeff Maltbie, City Manager
Crystal Mui, City Clerk

1. CALL TO ORDER
Mayor McDowell called the meeting to order at 7:00 p.m.

2. PUBLIC COMMENT
None.

3. CLOSED SESSION
a. Public Employee Performance Evaluation - Closed Session Pursuant to Government Code Section 54957(B)(1) - City Manager.

4. REPORT FROM CLOSED SESSION
None.

5. ADJOURNMENT
The meeting adjourned at 6:57 p.m.

Crystal Mui
City Clerk

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Accept the Fiscal Year (FY) 2024-25 Third Quarter Financial Report for the Period Ending March 31, 2025.

RECOMMENDATION:

Staff recommend that the City Council accept the Quarterly Financial Report (“Report”) for the third quarter of fiscal year (FY) 2024-25 ended March 31, 2025.

FISCAL IMPLICATIONS:

There is no financial impact associated with accepting this report.

BACKGROUND:

In May 2025, the City Council approved financial policies formalizing long standing practices. The policies were established to ensure that the City's finances are managed in a manner that will: (1) continue to provide for the delivery of quality services; (2) maintain and enhance service delivery as the community grows, in accordance with the General Plan; (3) guarantee a balanced budget annually assuring that the City is operating within its means; and (4) establish reserves necessary to meet known and unknown future obligations.

A key component of these policies includes the preparation of a quarterly financial report. This report provides an executive summary of the City’s current financial status as it relates to the adopted operating budget.

Attached is the Report for the third quarter that reflects the City’s overall General Fund financial position as of March 31, 2025. Included in the Report is an update on the General Fund balance, analysis of revenues earned to date, and expenditures incurred through the third quarter of the fiscal year.

ANALYSIS:

Revenues
The Report for the third quarter is prepared on a cash basis, therefore only revenue received by March 31 is reflected. Since revenue is received on many different schedules depending on type, it is useful to compare the year-to-date (“YTD”) actual amounts to the prior year’s actual amounts.

Overall, fiscal year-to-date revenues were approximately $39.06 million, or $1.59 million and

3.92% lower than last year at the end of the third quarter and represented 68.2% of budget. As discussed in the attached Report, revenues from sales tax, charges for services, licenses & permits, and other revenues were lower than the prior year. This is mostly due to revenue related to development projects, the $2.5 million profit share payment received in the prior year for

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Wheeler Plaza, and a continual decline in building and construction sales, as well as a shift to more conservative consumer spending given the uncertainty of the economy.

Property tax, vehicle in-lieu (“VLF”), other taxes, and use of money and property were higher compared to quarter three of last year. As discussed in the attached report, it was due to an increase in assessed property values, receiving the countywide VLF shortfall payment relating to FY 2022-23 in the current year, and higher transient occupancy taxes. Interest rates continue to be a positive driver as well.

Expenditures
Expenditures are recorded when paid, using the cash basis method of accounting. Overall, expenditures were $42.96 million, or 65%, of the budget, and $0.73 million lower compared to quarter three of the prior year. This was, due to the timing of the CalPERS unfunded accrued liability (UAL), pay down in the prior year versus the current year. Beyond that, expenditures across all departments and categories (except Capital Outlay) are higher. This includes Police and Fire due to higher contract costs in the current year, higher salaries and benefits costs incorporated into the budget, as well as increased utility costs and professional services due to price hikes and increased support needed for Parks and Recreation classes, Community Development and Public Works projects, and public record requests. Additional details can be found in the attached Report.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Accept the Quarterly Financial Report for the third quarter of FY 2024-25 ended March 31, 2025; or

2. Do not accept the Quarterly Financial Report; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Q3 FY25 Financial Report

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CITY OF SAN CARLOS

Third Quarter of Fiscal Year 2024-25

The City has completed the third quarter, ended March 31, 2025, of the fiscal year (FY) 2024-25. This report summarizes the activities of the City’s General Fund, which is the primary operating fund of the City and is used to account for most operating activities. This report is not meant to be inclusive of all finance and accounting transactions. It is intended only to provide the Council and the public with an overview of the state of the City’s general fiscal condition.

GENERAL FUND FINANCIAL POSITION
The General Fund is comprised of budgeted operating revenues of $57,243,090 and operating expenditures of $66,107,540 for FY 2024-25. Expenditures in the General Fund account for direct services provided to the residents of San Carlos, including General Government services, Police services, Fire services, Parks and Recreation, Community Development and Public Works.

TOP SEVEN GENERAL FUND REVENUES
The City’s seven main revenue sources accounted for approximately 94.5% of the General Fund’s year-todate total operating revenue in FY 2024-25.

Overall, these key operating revenues largely performed as projected based on payment schedules, past trends, and the expectation of continuing economic growth. Any significant variations in the different revenue categories compared to the third quarter of the prior year and the budget are noted below:
 Property tax. Most of the City’s property taxes are received in December and April. The property taxes received through the third quarter were $404,000 higher compared to the third quarter of last fiscal year due to increases in the property tax assessment rolls to account for changes in property ownership and tenant improvements.

Quarterly Financial Report

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 Sales Tax. Revenues for the quarter were $422,000 lower than in the same period of the prior year.

California retail sales statewide and regional data continue to show a decline in sales tax revenues particularly in building and construction group activity and building materials sales which are driving the reduction. Contributing factors to the decline include higher business operating costs and a shift to conservative spending given the uncertainty of the economy.  Charges for Services. Key development and plan check revenue lagged compared to the third quarter of the previous year due to the timing of receipts and large-scale projects contributing to a decrease of $231,000 but overall revenue is still on target at 87.6% of the budget.  Vehicle in-lieu (VLF). The revenue received as of the third quarter of the current fiscal year was $847,000 more than the prior year mainly due to the receipt of the county-wide shortfall for FY 2022-23.
 Other Taxes. These include Transient Occupancy Tax (TOT) and Franchise fees. Total revenue was $242,000 higher than in the third quarter of the prior year mainly due to higher TOT receipts compared to prior year. Franchise fees were also slightly higher due to the timing of receipts. TOT revenues are still struggling to return to pre-pandemic levels and are projected to be approximately 10% lower than budgeted for the full year.
 Licenses & Permits. Revenues were $339,000 lower than at the same point in the prior year due to permit payments received for the 405 Industrial development in the prior year. Similar to Charges for Services, this revenue category can vary from year to year due to the timing of development projects, and it has already surpassed the total budgeted revenue for the year as of the third quarter.
 Use of Money and Property. This revenue stream was $592,000 higher than in the third quarter of the prior year due to stronger interest earnings and revenue coming in from the new digital billboard at 611 Industrial.
 Other Revenues. This revenue category includes business registration fees, vehicle code fines, various cost reimbursements, and grants. The reason for the decrease in the current year compared to last is the one-time $2.5 million profit sharing payment in relation to Wheeler Plaza received in the prior year.

GENERAL FUND EXPENDITURES
In June 2023, the City Council approved several program changes and additional staffing changes for FY 2024-25 that were necessary to implement the strategic plan objectives, support the continued high level of development activity, manage the infrastructure projects, and advance increased communication need.

Expenditures through the third quarter reached 65% of the annual budget, compared to 70% in the previous fiscal year. The 1.7% drop in overall spending is primarily the result of timing differences in invoicing and payment processing. Any significant variations are noted below.

 General Government. Expenditures were $2,618,000 lower than in the third quarter of the prior year due to the timing of the pay down of CalPERS’ Unfunded Accrued Liability (UAL) payment. A $3 million payment was made in the prior year in January whereas the $4 million payment made in the current year was made in April. Excluding the UAL payments, this category is $382,000 higher than the third quarter in the prior year mostly due to increases in salaries and benefits.  Community Development. Expenditures were $151,000 higher due to the timing of professional services costs related to development and projects as compared to the third quarter of the prior year.
 Fire. Expenditures were $692,000 greater than in the third quarter of the last fiscal year. This was primarily due to increases in costs for contracted fire services from the City of Redwood City

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($402,000 through third quarter) and an increase in the annual pension payment related to the former Belmont-San Carlos Fire Department ($215,000).
 Police. Expenditures were greater than the same period last year by $540,000 due to the cost increases in the agreed law enforcement services contract with the San Mateo County Sheriff’s Office and an increase in the annual pension payment to CalPERS.  Parks and Recreation. Expenditures were $250,000 higher compared to last year mainly due to higher utility costs, insurance related to special events, and professional services in response to the increased demand for classes.
 Public Works. Expenditures were $252,000 higher than the prior year primarily due to an increase in utility costs and increased professional services to support current projects.  Salaries and benefits. At first glance, expenditures were $1,547,000 lower than in the third quarter of last year. This was due to the timing of UAL payments to CalPERS as mentioned previously.

Excluding those, year-to-date salaries and benefits expenditures increased by $1,453,000 when compared to the third quarter of the prior year. This increase reflects general increases in personnel costs and the lower vacancy rate as compared to the prior year.  Professional Services. Expenditures were $514,000 higher compared to the same quarter of the prior year due to increased contract costs for Fire and Police services, as well as increased professional services support for Parks and Recreation classes, public record requests, and contractors for ongoing city projects under Community Development and Public Works.  Other Operating. Expenditures were $353,000 greater in the third quarter when compared to the same period in the prior year, mainly due to higher equipment maintenance and utilities costs.  Capital Outlay costs were $53,000 less than quarter three in the last fiscal year due to reduced equipment and fuel purchases.

FOR MORE INFORMATION
This summary is based on detailed information produced by the City’s Finance Division. If you would like additional information or have any questions about this report, please call (650) 802-4213.

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Accept the Fiscal Year (FY) 2024-25 Third Quarter Investment Report for the Period Ending March 31, 2025.

RECOMMENDATION:

Staff recommend that the City Council review and accept the Quarterly Investment Report (“Report”) for the third quarter of FY 2024-25 ending March 31, 2025.

FISCAL IMPLICATIONS:

There is no fiscal impact associated with accepting the Report.

BACKGROUND:

On May 12, 2025, the City Council approved the Annual Investment Policy (“Policy”) per Resolution No. 2025-034. In accordance with the Policy, the City Administrative Services Director is responsible for investing the unexpended cash used for funding operations of the City of San Carlos (“City”).

The investment of funds for the City is directed by the goals of safety, liquidity, and yield. The authority governing investments for municipal governments is set forth in the California Government Code, sections 53601 through 53686 (Code). Effective January 1, 2023, per section 53646 (b)(1) of the Code, the Investment Committee serving as the legislative body will have the quarterly reports for its review within forty-five (45) days following the end of the quarter. Thus, this Report and its attachments are furnished for review and information.

Beginning in FY 2016-17, the City included the checking account balance as part of this Report.

Although a checking account is not a typical investment account, this balance is included to show the total cash on hand for the quarter. The City typically maintains $1 million to $3 million, and a larger balance at the end of the calendar year, in the checking account to meet cash disbursement needs. Transfers are usually made into the investment accounts during the quarter to account for receipts that exceed disbursements.

Investment Strategy
The City’s investment priorities, in order, are “Safety, Liquidity, and Yield,” while meeting the cash flow needs of the City through prudent investment of unexpended cash.

Compliance with Policy
Historical cash flow trends are compared to current cash flow requirements on an ongoing basis to ensure the City’s investment portfolio will remain sufficiently liquid to enable the City to meet

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all reasonably anticipated operating requirements. As of March 31, 2025, the portfolio contains sufficient liquidity to meet the next six months of expected expenditures by the City.

As of March 31, 2025, the City has no investment instruments with a maturity date longer than one year. All investments are in highly liquid accounts, using the State of California and County of San Mateo investment pools, and are in compliance with the Policy.

The primary objective of the Policy of the City of San Carlos is “safety of principal”. The permitted investments section of the Policy also states:

Local Agency Investment Fund (LAIF), which is a State of California managed investment pool, and San Mateo County Investment pool, may be used up to the maximum permitted by California State Law. A review of the pool/fund is required when they are part of the list of authorized investments, with the knowledge that the pool/fund may include some investments allowed by statute but not explicitly identified in this investment policy.

The City’s Investment Committee, consisting of Jeff Maltbie, City Manager; Inge Tiegel, City Treasurer; and Rebecca Mendenhall, Administrative Services Director, has reviewed and approved this Report.

ANALYSIS:

The Investment Portfolio Summary (Attachment 1) indicates that on March 31, 2025, City funds in the amount of $181,585,593 were invested, producing a weighted average yield of 4.13% for this quarter. The amount in the checking account was $1,146,208. The Local Agency Investment Fund (LAIF), the City’s benchmark for comparison of investment yield, was 4.34% for the quarter.

The investment yield, net of administrative fees, for the County Pool was 3.99%. The allocation of the investment portfolio balance to various City funds and various sub-categories of General Fund fund balance is included on page 3 of the attachment. Below is a summary of the changes from the last quarter.

Quarter Ended
03/31/25
% of
Total
Quarter Ended
12/31/24
% of
Total
Increase
(Decrease)
City-Checking $ 1,146,208 1% $ 4,941,377 3% $ (3,795,169) City-SM County Pool 109,827,080 60% 101,449,858 56% 8,377,222 City-LAIF 71,758,513 39% 73,903,796 41% (2,145,283)
Total $ 182,731,801 100% $ 180,295,031 100% $ 2,436,770 The portfolio balance at the end of the third quarter is $182,731,801, an increase of approximately $2.4 million. The increase in the portfolio balance was due to the timing of the cash receipts and cash payments. The City draws on the investment portfolio throughout the year for normal operating activity typically with the more significant levels of draw occurring in the first quarter (July through September) and fourth quarter (April through June). The City’s cash position typically improves in late December and April due to the receipt of property tax collections from San Mateo County.

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The increase in the third quarter was mainly driven by the receipt of $2.9 million in sales taxes and $2 million in property tax revenues offset by $2.5 million payment to Redwood City Fire Department for fire services.

Below is a comparison of quarterly cash position for the past three years.

Below is a summary of the changes in the total investment interest earnings from the prior quarter.

Qtr Ended
3/31/25
Qtr Ended
12/31/24
Increase
(Decrease)
Investment Portfolio $ 181,585,593 $ 175,353,654 $ 6,231,939 Weighted Avg Yield 4.13% 4.05% 0.08%
Accrued Interest Earnings $ 1,849,981 $ 1,692,420 $ 157,561 The increase in interest earnings this quarter occurred due to the higher average interest yield and higher beginning balance compared to the prior quarter due to the first tranche of property tax revenue received in December. Interest in the investment accounts was $1,849,981 and $4,407 for the checking account.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Accept the Quarterly Investment Report for the third quarter of Fiscal Year 2024-25 as of March 31, 2025; or

2. Do not accept the Report; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Rebecca Mendenhall, Administrative Services Director
$140
$150
$160
$170
$180
$190
$200
Sept 30 Dec 31 March 31 June 30
FY 25
FY 24
FY 23
Cash Position of Investments
($ in millions)

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May 27, 2025 Packet Pg. 18
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Q3 Investment Portfolio Summary FY 2024-25

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CITY OF SAN CARLOS Historical GASB 31
Date Purchase Book % of Market Quarterly
Investment Type Account/CUSIP # Purchased Price ($) Qtr. Year-to-date Value ($) Portfolio Value ($)* Income

LIQUID ACCOUNTS
Checking Account $ 1,146,208 0.08% 0.09% $ 1,146,208 1% $ 1,146,208 $ 4,407 Investment Accounts
San Mateo County Pool-City of San Carlos $ 109,827,080 3.99% 3.86% 109,827,080 60% 110,559,627 1,045,474 State of California LAIF-City of San Carlos $ 71,758,513 4.34% 4.46% 71,758,513 39% 71,819,449 804,507 Total Liquid Accounts $ 181,585,593 4.13% 4.10% $ 181,585,593 99% $ 182,379,076 $ 1,849,981 Total for City of San Carlos 182,731,801 $ 4.10% 4.07% 182,731,801 $ 100% 183,525,284 $ 1,854,388 $ * Notes:
2) Effective January 1, 2020, the LAIF deposit limit was increased from $65 million to $75 million. The limit remains in effect until updated by the State Treasurer. 1) Difference in value between Historical Value and Market Value may be due to timing of purchase. Investments in the investment pools may have been purchased when interest rates were lower or higher than the end date of this report. As interest rates increase or decrease, the value of the investment pools will decrease or increase accordingly. However, the interest rate fluctuations does not have impact to the City's balance in the investment pools. The market values are presented as a reference only.

Yield
%

INVESTMENT PORTFOLIO

CITY OF SAN CARLOS
March 31, 2025

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Investment Portfolio Diversification
City of San Carlos Checking Account 1,146,208 $ 1%
City of San Carlos SM County Pool 109,827,080 60%
City of San Carlos LAIF-General 71,758,513 39%
Total $ 182,731,801 100%
City - Checking
1%
City - SMC Pool
60%
City - LAIF
39%
City - Checking City - SMC Pool City - LAIF
City of San Carlos
Investment Portfolio
as of March 31, 2025

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May 27, 2025 Packet Pg. 21
Funds Cash Balance
% of Total
Balance
Capital Projects Funds (Fund 10, 14, 16, 18, 25, 26, 27, and 28) $ 60,622,435 33.2% Sewer Fund (Fund 6) 47,703,584 26.1%
Housing Funds (Funds 29 and 31) 1,899,813 1.0%
Facility/Infrastructure Improvements 25,591,500 14.0%
General Fund Operations (includes checking account) 2,997,679 1.6% Unfunded Liabilities 7,000,000 3.8%
Economic Uncertainties Reserve 9,240,082 5.1%
Assigned Property Acquisition 2,000,000 1.1%
Strategic Property Acquisition 10,191,795 5.6%
Restricted by contract or outside party 6,996,098 3.8%
Special Revenue Funds and Library Debt Service (Funds 15, 17, 93 and 95) 5,298,047

2.9%
Internal Service Funds (Funds 32, 33, and 35) 3,190,768 1.7% Total $ 182,731,801 100.0%
City of San Carlos
Investment Allocations
as of March 31, 2025
33%
26%
1%
14%
2%
4%
5%
1%
5%
4%
3%
2%
Capital Projects Funds (Fund 10, 14, 16, 18, 25, 26, 27, and 28) Sewer Fund (Fund 6)
Housing Funds (Funds 29 and 31)
Facility/Infrastructure Improvements
General Fund Operations (includes checking account)
Unfunded Liabilities
Economic Uncertainties Reserve
Assigned Property Acquisition
Strategic Property Acquisition
Restricted by contract or outside party
Special Revenue Funds and Library Debt Service (Funds 15, 17, 93 and 95) Internal Service Funds (Funds 32, 33, and 35)

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May 27, 2025 Packet Pg. 22
City of San Carlos Investment Portfolio
Mar-23 Jun-23 Sep-23 Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 City - Checking 2,755,075 3,112,159 2,259,219 2,521,232 2,521,232 1,888,533 3,001,417 4,941,377 1,146,208 City - SM County Pool 105,745,654 114,209,600 112,625,276 110,321,073 111,771,738 109,670,755 101,170,418 101,449,858 109,827,080 City - LAIF 74,441,588 73,628,612 74,882,268 73,048,078 73,221,839 72,694,145 67,225,571 73,903,796 71,758,513 Total 182,942,316 $ 190,950,371 $ 189,766,763 $ 185,890,383 $ 187,514,809 $ 184,253,433 $ 171,397,406 $ 180,295,031 $ 182,731,801 $ 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Mar-23 Jun-23 Sep-23 Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 City of San Carlos Historical Summary of Investment Portfolio City - Checking
City - LAIF
City - SM County
Pool

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May 27, 2025 Packet Pg. 23
Investment Accounts Mar-23 Jun-23 Sep-23 Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 San Mateo County Pool-City of San Carlos 1.45% 1.78% 2.12% 3.13% 3.19% 3.39% 4.18% 3.94% 3.89% State of California LAIF-City of San Carlos 1.66% 1.99% 2.28% 3.56% 3.62% 3.82% 4.63% 4.34% 4.39% Annualized Rate of Return

CITY OF SAN CARLOS

INVESTMENT ANNUALIZED RATE OF RETURN
March 31, 2025

0.00%

0.50%

1.00%

1.50%

2.00%

2.50%

3.00%

3.50%

4.00%

4.50%

5.00%
Mar-23 Jun-23 Sep-23 Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 Investment Annualized Rate of Return
San Mateo County Pool-City of San Carlos State of California LAIF-City of San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Early Payoff of the General Obligation Refunding Bonds (Bonds) for the Library and the Transfer of the Remaining Fund Balance in the Library Debt Service Fund (Fund 0093) into the General Capital fund (Fund 0025).

RECOMMENDATION:

Staff recommend authorizing the early payoff of the General Obligation Refunding Bonds (“Bonds”) for the library and the transfer of the remaining fund balance in the Library Debt Service fund (Fund 0093) into the General Capital Fund (Fund 0025).

FISCAL IMPLICATIONS:

Taking into account beginning fund balance in the Library Debt Service fund (Fund 0093), the previously approved transfer from the Library Tenant Fund (Fund 0095), projected property tax receipts in fiscal year (FY) 2024-25 based on the approved tax rate, and interest income allocated to the fund, there will be sufficient funds to pay off the remaining outstanding principal and interest balance on the Bonds before the end of FY 2024-25. The table below shows a summary of the inflows and outflows for Fund 0093 during FY 2024-25 and the estimated remaining fund balance at year end. The remaining balance, estimated to be $226,281, will be transferred to the General Capital Fund to help fund Library related capital projects.

There is no impact on the General Fund.

BACKGROUND:

In June 1996, more than two-thirds of San Carlos voters approved a proposition authorizing the issuance by the City of general obligation bonds in the aggregate principal amount of $8,000,000 to fund the construction of the San Carlos Library. In November 2005, the City refunded those bonds in full to realize debt service savings for the benefit of the taxpayers. On February 9, 2015, 7/1/2025 $917,932 Beginning Fund 0093 Balance
FY 2024-25 ($484,600) GO Bond Principal & Interest Payment FY 2024-25 $515,000 Projected Total Tax Levy
FY 2024-25 $15,983 Interest income allocation to fund
FY 2024-25 $282,266 Transfer in from Library Tenant Fund 95 FY 2024-25 ($1,020,300) Early payoff of the GO Bond
Total $226,281 Estimated Year End Fund 0093 Balance
Cash Flows

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May 27, 2025 Packet Pg. 25
the City Council adopted Resolution 2015-012 authorizing the issuance and sale of 2015 General Obligation Refunding Bonds to refund the outstanding 2005 Library Refunding General Obligation Bonds.

Pursuant to Section 43632 of the California Government Code, the City Council is required annually to levy and collect a tax sufficient to pay the principal of and interest on the bonds coming due. Staff, therefore, have brought a recommendation to Council each year to set tax rates for each fiscal year which are applied to the property tax rolls. Revenues are collected in the Library Debt Service fund (Fund 0093) and are used to make principal and interest payments in accordance with the debt schedule. Fund 0095 is the Library Tenant Fund and accounts for rents from tenants occupying space within the library building.

During the FY 2023-25 Budget Study Session on May 5, 2023, it was proposed that the Bonds could be paid off early as part of the City’s centennial celebration. Since the Bonds were due to mature in August 2026, an early payoff would be financially reasonable. By using existing fund balance from Fund 0093 and Fund 0095, taxpayers would benefit from a reduced Bond-related tax rate in FY 2024-25 and no tax relating to the Bonds in FY 2025-26.

On June 10, 2024, the Council passed Resolution 2024-060 to levy an ad valorem property tax upon all taxable property in the City at the rate of 0.002136% of assessed valuation (representing $2.14 per $100,000 of assessed valuation), based on the estimated assessed values for all rolls (secured, unsecured and utility) for FY 2024-25. This represented 10% reduction from the rate charged in FY 2023-24 and was estimated to yield revenues which, together with the existing Fund 0093 fund balance and a budgeted transfer from Fund 0095 of $282,000, would be sufficient to pay off the outstanding principal balance and interest on the Bonds during FY 2024-25.

ANALYSIS:

The total principal and interest remaining to be paid on the 2015 General Obligation Refunding Bond is currently $1,000,000 and $20,300, respectively, with a term date of August 1, 2026.

Given the beginning fund balance for Fund 0093, the inflow of ad valorem property tax revenues for FY 2024-25, allocated interest income for the fund, and a transfer from Fund 0095, all of which are shown in the table in the Fiscal Implications section, there are sufficient funds to pay off the outstanding principal and interest by the end of FY 2024-25.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the early payoff of the General Obligation Refunding Bonds (Bonds) for the library and the transfer of the remaining fund balance in the Library Debt Service Fund (Fund 0093) into the General Capital Fund (Fund 0025); or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

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May 27, 2025 Packet Pg. 26
Respectfully submitted by:

Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

2. 2015 General Obligation Refunding Bond - Final Payoff Invoice

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May 27, 2025 Packet Pg. 27
RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

AUTHORIZING THE EARLY PAYOFF OF THE GENERAL OBLIGATION REFUNDING

BONDS (BONDS) FOR THE LIBRARY AND THE TRANSFER OF THE REMAINING FUND BALANCE IN THE LIBRARY DEBT SERVICE FUND (FUND 0093) INTO THE GENERAL CAPITAL FUND (FUND 0025).

WHEREAS, at an election held on June 4, 1996, more than two-thirds of the voters of the City of San Carlos (the “City”) approved a proposition authorizing the issuance by the City of general obligation bonds in the aggregate principal amount of $8,000,000, for the purpose of providing funds for the construction of public library facilities; and WHEREAS, pursuant to such authorization, the City issued its City of San Carlos General Obligation Bonds, Series 1996 in the aggregate principal amount of $8,000,000, which have been refunded from the proceeds of the City of San Carlos 2015 General Obligation Refunding Bonds that were issued in the aggregate principal amount of $4,600,000 (the “Bonds”); and WHEREAS, on June 10, 2024, the Council passed Resolution 2024-060 to levy an ad valorem property tax upon all taxable property in the City at the rate of 0.002136% of assessed valuation, based on the estimated assessed values for all rolls (secured, unsecured, and utility) for fiscal year (FY) 2024-25 which represented a 10% reduction from the rate charged in FY 2023- 24; and
WHEREAS, the City wishes to pay off the Bonds early in FY 2024-25 as part of the City’s centennial celebration; and
WHEREAS, the City has determined that the ad valorem tax will yield sufficient revenues which, together with the existing Fund 0093 fund balance and a budgeted transfer from Fund 0095, would be sufficient to pay off the outstanding principal balance and interest on the Bonds during FY 2024-25.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the early payoff of the 2015 General Obligation Refunding Bonds in FY 2024-25 using available Fund 0093 fund balance and any remaining fund balance will be transferred into Fund 0025 to fund Library improvement capital projects.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May, 2025, by the following vote:

AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

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May 27, 2025 Packet Pg. 28
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
ABSENT, COUNCILMEMBERS:

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May 27, 2025 Packet Pg. 29

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Awarding the 2025 Pavement Maintenance Project C9416; Authorizing the City Manager to Execute a Public Projects Agreement with Roadway Construction Inc. in the Amount of $1,488,148.10; and Authorizing the Expenditure of a 20% Contingency in the Amount of $297,630 for a Total Not-to-Exceed Project Cost of $1,785,778.10.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution awarding the 2025 Pavement Maintenance Project C9416 (“Project”); authorizing the City Manager to execute a Public Projects Agreement with Roadway Construction Inc. in the amount of $1,488,148.10; and authorizing the expenditure of a 20% contingency in the amount of $297,630 for a total not-to-exceed contract amount of $1,785,778.10.

FISCAL IMPLICATIONS:

There are no fiscal implications and no additional funding is needed at this time.

Funding for the Project comes from C9416 which has an available budget of $3,356,907 for the remainder of fiscal year (FY) 2024-25. There is sufficient budget to award the Project in the amount of $1,488,148.10 with a 20% contingency in the amount of $297,630 for a total project cost of $1,785,778.10.

BACKGROUND:

The purpose of this Project is to proactively identify and maintain locations of poor asphalt pavement on City streets as part of the Pavement Management Program (PMP). In addition, the Project furthers the City’s goal to increase the average Pavement Condition Index (PCI) to 65, which aligns with the San Francisco Bay Area average.

The Project includes maintaining and preserving existing pavement conditions through slurry sealing to extend a given roadway’s service life, replacing existing traffic striping and pavement markings with high-visibility thermoplastic striping, and repainting existing red curbs and blue curbs. A slurry seal is a thin asphalt overlay intended to improve surface imperfections and seal cracks, which can preserve the existing pavement and prevent infiltration of water leading to further failure.

The scope of work was developed based upon the PMP, staff observations, and resident

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concerns. The Project will maintain streets on the PMP that primarily targets streets with PCI scores that are 70 and below, which are at-risk/fair or poor.

Staff retained Bellecci & Associates, Inc. (“Consultant”) to provide engineering services and prepare the construction documents. Staff and the Consultant worked with site-adjacent residents and businesses during the preparation of construction documents to ensure the improvements would not result in any negative impacts.

ANALYSIS:

On April 15, 2025, the City advertised bids for construction of the Project and bids were opened on May 6, 2025. The submitted bids were as follows:

Contractor Bid Amount
Engineer’s Estimate $2,147,400.00
Roadway Construction Inc $1,488,148.10
G. Bortolotto & Co, Inc $1,511,996.33
Radius Earthwork Inc $1,517,333.92
O'Grady Paving, Inc $1,534,876.89
Pavement Coatings Co $1,723,294.61
The lowest responsible and responsive bid for the Project was submitted by Roadway Construction Inc. in the amount of $1,488,148.10.

After bid evaluations, staff recommend awarding the contract to the lowest responsible and responsive bidder identified above and authorizing an expenditure of a 20% contingency in the amount of $297,630 for a total not-to-exceed contract amount of $1,785,778.10.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution awarding the 2025 Pavement Maintenance Project C9416; authorizing the City Manager to execute a Public Projects Agreement with Roadway Construction Inc. in the amount of $1,488,148.10; and authorizing the expenditure of a 20% contingency in the amount of $297,630 for a total not-to-exceed project cost of $1,785,778.10; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Steven Machida, Public Works Director

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May 27, 2025 Packet Pg. 32
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

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May 27, 2025 Packet Pg. 33
RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS AWARDING THE 2025 PAVEMENT MAINTENANCE PROJECT C9416; AUTHORIZING THE

CITY MANAGER TO EXECUTE A PUBLIC PROJECTS AGREEMENT WITH ROADWAY CONSTRUCTION INC. IN THE AMOUNT OF $1,488,148.10; AND AUTHORIZING THE EXPENDITURE OF A 20% CONTINGENCY IN THE AMOUNT OF $297,630 FOR A TOTAL NOT-TO-EXCEED PROJECT COST OF $1,785,778.10.

WHEREAS, the purpose of the 2025 Pavement Maintenance Project (“Project”) is to proactively identify and maintain locations of poor asphalt pavement on City streets as part of the Pavement Management Program (PMP); and
WHEREAS, the Project furthers the City’s goal of increasing the average Pavement Condition Index (PCI) to 65 bringing it into alignment with the San Francisco Bay Area average; and
WHEREAS, the Project includes maintaining and preserving existing pavement conditions through slurry sealing to extend a given roadway’s service life, replacing existing traffic striping and pavement markings with high-visibility thermoplastic striping, and repainting existing red curbs and blue curbs; and
WHEREAS, on April 15, 2025, the City advertised bids for construction of the Project and bids were opened on May 6, 2025; and
WHEREAS, the lowest responsible and responsive bid for the Project was submitted by Roadway Construction Inc. in the amount of $1,488,148.10; and WHEREAS, after bid evaluations, staff recommend awarding the contract to the lowest responsible and responsive bidder identified above and authorizing the expenditure of a 20% contingency in the amount of $297,630.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby awards the 2025 Pavement Maintenance Project C9416; authorizes the City Manager to execute a Public Projects Agreement with Roadway Construction Inc. in the amount of $1,488,148.10; and authorizes the expenditure of a 20% contingency in the amount of $297,630 for a not-to-exceed total project cost of $1,785,788.10.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May 2025, by the following vote:

AYES, COUNCILMEMBERS: ___________________________________________ NOES, COUNCILMEMBERS: ___________________________________________ ABSENT, COUNCILMEMBERS: ___________________________________________

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May 27, 2025 Packet Pg. 34
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Rejecting All Bids for the Second Floor City Hall Remodel Project C2414.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution rejecting all bids for the Second Floor City Hall Remodel Project (”Project”) C2414.

FISCAL IMPLICATIONS:

There is no fiscal impact and no additional funding is needed at this time.

Funding for the Project comes from C2414, which was recommended as part of the fiscal year 2025-26 budget with a total dollar amount of $1,750,000.

BACKGROUND:

As part of the competitive bidding process, the City advertised its request for construction bids for the Project on January 28, 2025, on the City’s website, and the request for bids was also published on February 3, 2025 and February 10, 2025. The sealed bids were opened March 6, 2025.

Six bids were received for the Project as follows:

Contractor Total Bid Amount
DGN Build, Inc. $779,000
LWG Construction $949,839
One Day Installation & Repairs, Inc. $1,032,312
Zone 4 Construction, Inc. $1,074,486
Domain Construction, Inc. $1,090,000
SFT Construction Corp. $1,103,000
DGN Build, Inc. was initially the apparent low bidder. However, they withdrew their bid on March 24, 2025 after the City conducted its due diligence and staff found that the contractor was not a responsive bidder under Public Contracts Code 1103. Therefore, staff was going to recommend awarding the Project to LWG Construction of Morgan Hill, CA as the lowest and responsible bidder in the amount of $949,839, with a contingency in the amount of $284,951.

ANALYSIS:

Soon after the sealed bids were submitted to the City, the United States imposed tariffs on a

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May 27, 2025 Packet Pg. 36
variety of goods from various countries which spurred widespread financial insecurity for local, national, and international businesses. In response to these developments, LWG Construction expressed concern with being held to the bid that they submitted and estimated that tariffs would require a 15% to 18% increase to their bid. Staff determined that such an increase would position LWG Construction as the highest bidder of the six bids received.

For these reasons, staff recommend the City Council adopt a Resolution rejecting all bids for the Second Floor City Hall Remodel Project C2414. This will allow some time for local bidders to assess the impact of the recently imposed tariffs and staff will advertise a request for construction bids at a later date.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution rejecting all bids for the Second Floor City Hall Remodel Project C2414; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Chris Valley, Building Official
Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

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May 27, 2025 Packet Pg. 37
RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

REJECTING ALL BIDS FOR THE SECOND FLOOR CITY HALL REMODEL PROJECT C2414.

WHEREAS, staff retained Viotti Architects to provide architectural plan services and prepare Project C2414 construction documents; and
WHEREAS, the final bid set of construction plans were prepared February 21, 2025; and WHEREAS, the City advertised for bids on January 28, 2025, on the City’s website, and requests for bids were published February 3, 2025 and February 10, 2015; and WHEREAS, the sealed bids were opened March 6, 2025; and WHEREAS, although DGN Build, Inc. submitted the lowest bid at $779,000, staff, through its usual course of due diligence, determined it was not a responsible bidder per California Public Contract Code Section 1103 due to reference check results and California State License Board findings of an unsatisfactory history of performance, alleged personnel misconduct, and litigation history; and WHEREAS, DGN Build, Inc. when informed of this recommendation withdrew its bid from consideration March 24, 2025; and
WHEREAS, LWG Construction of Morgan Hill, CA then became the lowest responsible bid and was to be recommended as the Project contractor; and
WHEREAS, due to recent tariffs imposed on countries and goods by the United States, LWG Construction of Morgan Hill suggested that their submitted bid should be 15% to 18% higher than originally estimated; and
WHEREAS, such as an increase in LWG Construction’s bid would cause it to be the contractor with the highest bid for the Project; and
WHEREAS, staff recommend the City Council reject all bids for the Second Floor City Hall Remodel Project C2414.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby rejects all bids from the Second Floor City Hall Remodel Project C2414. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May 2025, by the following vote:

AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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May 27, 2025 Packet Pg. 38
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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May 27, 2025 Packet Pg. 39

CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Awarding the 2025 Sewer System Root Foaming Project C1752; Authorizing the City Manager to Execute a Public Projects Agreement with Duke’s Root Control, Inc. of Elgin, Illinois in the Amount Of $140,963.68; and Authorizing the Expenditure of Contingency up to the Project Budget of $33,986.32 for a Total Notto- Exceed Contract Amount of $174,950.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution awarding the 2025 Sewer System Root Foaming Project C1752 (“Project”); authorizing the City Manager to execute a public projects agreement with Duke’s Root Control, Inc. of Elgin, Illinois in the amount of $140,963.68; and authorizing the expenditure of contingency up to the Project budget or $33,986.32 for a total notto-exceed contract amount of $174,950.

FISCAL IMPLICATIONS:

There are no fiscal impacts, and no additional funding is needed at this time.

The Project will be funded by C1752, which has a remaining budget of $174,950 in fiscal year (FY) 2024-25. The total bid amount of $140,963.68 falls within this available funding, leaving a potential contingency of up to $33,986.32, or approximately 24% of the contract amount.

BACKGROUND:

Over the past eight years, the Public Works maintenance staff has managed the root control program on an as-needed basis. Engineering staff assumed the root control program to address the large number of sewer mains with root intrusion and to coordinate repairs with the annual sewer rehabilitation projects.

Sewer line rehabilitation and replacement are still the City’s primary means of repairing sewer line defects, but the use of chemical root control can be effective in reducing and preventing root defects until the repair or replacement of the pipe is scheduled. Root intrusion inside sanitary sewer mains is a significant cause of sanitary sewer overflows (SSOs) in San Carlos, causing approximately 25 to 30 percent of SSOs annually.

Root foaming efforts help to minimize and prevent SSOs in the sewer system. Prioritization of sewer lines comes from the specific sewer basin, the number of root defects as identified by Closed Circuit Television (CCTV) inspections, and the number of blockages caused by roots from maintenance history, and maintenance staff.

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The chemical used for root treatment is approved by the Environmental Protection Agency (EPA) and Silicon Valley Clean Water. It is non-toxic and does not require tree removal or negatively impact tree health.

ANALYSIS:

Staff has identified Basin 2 and Basin 3 for root control treatment due to its maintenance history as part of this Project.

The City Engineer signed the final bid set construction documents on March 20, 2025, and the City Council approved the construction documents at the April 14, 2025 Council meeting.

On April 15, 2025, the City advertised bids for construction of the Project and bids were opened on May 5, 2025. One bid was received with the following results:

Contractor Bid Amount
Engineer’s Estimate $150,759.00
Duke’s Root Control, Inc $140,963.68
The lowest responsible and responsive bid was submitted by Duke’s Root Control, Inc. in the amount of $140,963.68. After bid evaluation, staff recommend awarding the contract to Duke’s Root Control, Inc. The receipt of only one bid is attributed to the City’s requirement of a non-toxic and EPA approved chemical agent for treatment.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution awarding the 2025 Sewer System Root Foaming Project C1752; authorizing the City Manager to execute a Public Projects Agreement with Duke’s Root Control, Inc. of Elgin, Illinois in the amount of $140,963.68; authorizing the expenditure of a contingency up to the Project budget or $33,986.32 for a total not-to-exceed contract amount of $174,950; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Steven Machida, Public Works Director

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Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS AWARDING THE 2025 SEWER SYSTEM ROOT FOAMING PROJECT C1752;

AUTHORIZING THE CITY MANAGER TO EXECUTE A PUBLIC PROJECTS AGREEMENT WITH DUKE’S ROOT CONTROL, INC. OF ELGIN, ILLINOIS IN THE AMOUNT OF $140,963.68; AND AUTHORIZING THE EXPENDITURE OF CONTINGENCY UP TO THE PROJECT BUDGET OF $33,986.32 FOR A TOTAL NOT-TO- EXCEED CONTRACT AMOUNT OF $174,950.

WHEREAS, over the past eight years, Public Works maintenance staff managed the root control program on an as-needed basis; and
WHEREAS, to address the large number of sewer mains with root intrusion and to coordinate repairs with the annual sewer rehabilitation projects, Engineering staff assumed the root control program; and
WHEREAS, though sewer line rehabilitation and replacement are still the City's primary means of repairing sewer line defects, the use of chemical root control can be effective in reducing and preventing root defects until the repair or replacement of the pipe is scheduled; and WHEREAS, root intrusion inside sanitary sewer mains is a significant cause of sanitary sewer overflows (SSOs) in San Carlos, causing approximately 25 to 30 percent of SSOs annually; and WHEREAS, root foaming efforts help to minimize and prevent SSOs in the sewer system; and
WHEREAS, the chemical used for root treatment has been approved by the Environmental Protection Agency (EPA) and Silicon Valley Clean Water, is non-toxic, and does not require tree removal or negatively impact tree health; and
WHEREAS, staff recommend rolling forward remaining funds from the FY 2024-25 project budget into the FY 2025-26 project budget to perform additional sewer system work beyond the original scope of work; and
WHEREAS, the City Engineer signed the final bid set construction documents on March 20, 2025, and City Council approved the construction documents at its April 14, 2025, meeting; and WHEREAS, on April 15, 2025, the City advertised bids for construction of the 2025 Sewer System Root Foaming Project and bids were opened on May 5, 2025; and WHEREAS, the lowest responsible and responsive bid was submitted by Duke’s Root Control, Inc. in the amount of $140,963.68 and the receipt of only one bid is attributed to the City’s requirement for a non-toxic and EPA approved chemical agent for treatment.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby awards the 2025 Sewer System Root Foaming Project C1752; authorizes the City Manager to execute a Public Projects Agreement with Duke’s Root Control, Inc. of Elgin, Illinois in the amount of $140,963.68; and authorizes the expenditure of contingency up to the project budget or $33,986.32 for a total not-to-exceed contract amount of $174,950.

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* * * * *
I, Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May 2025, by the following vote:

AYES, COUNCILMEMBERS: ___________________________________________ NOES, COUNCILMEMBERS: ___________________________________________ ABSENT, COUNCILMEMBERS: ___________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Authorizing the City Manager to Sign the Joint Use Agreement between the City of San Carlos and the San Carlos School District for Shared Facility Use, Field Maintenance, and Crossing Guard Program.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution authorizing the City Manager to sign the joint use agreement (“Agreement”) between the City of San Carlos and the San Carlos School District for shared facility use, field maintenance and crossing guard program.

FISCAL IMPLICATIONS:

The San Carlos School District (“District”) agrees to reimburse the City of San Carlos (“City”) twenty percent, or $1,859.05, per month for maintenance services for the sports fields at Tierra Linda, Central, and Heather Schools to meet the minimum maintenance standard per the Agreement. Additionally, the District agrees to reimburse the City $900 per month for materials and supplies. These fees, and any additional annual cost increases in the City’s park maintenance contract with its vendor, will be paid by the District for the entirety of this contract.

Remaining monthly maintenance fees of $7,436.22 for field maintenance costs of District fields will be covered by youth sports organizations’ per player fees. These fees historically have been charged by the District. However, if this Agreement is executed, the fees will be charged by the City to streamline the process for user groups.

BACKGROUND:

Facility Use
Over the years, the City and the District have used each other’s facilities for various programs.

The City of San Carlos Parks and Recreation Department’s summer Club Ed Enrichment Camp program has been using school sites to run summer programs since the early 2000s. Use each summer varies depending on program schedules and can include anywhere from eight to ten classrooms and span seven to nine weeks. In recent years, the City has used school site parking lots for community event needs including Hometown Days and Art & Wine Faire events.

The District’s use of City facilities includes tennis courts, the Youth Center gym, and field space for after-school sports programs including tennis, flag football, soccer, track and field, and volleyball. Additionally, some District schools host end of year class picnics at City parks and

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fields.

Field Maintenance
In 2016, in an effort to provide high quality fields to sports groups in the community, the District and the City entered into an agreement to combine field maintenance efforts, gain some economies of scale, and provide uniformity in maintenance services. The agreement was extended four times and is currently set to expire on June 30, 2025.

Over the years, following the implementation of routine bi-weekly field maintenance and annual field renovation, the quality of the ballfields at each school site has improved. As a result of the uniformity of the quality of fields between the City and the District, City staff is able to maximize scheduling of the community sports groups.

Additionally, as part of this Agreement, Parks and Recreation Athletics staff manages the coordination and scheduling of all City and District fields in partnership with youth sports organizations, including AYSO, Little League, Youth Softball, San Carlos United Soccer club, and others. This streamlined process has made scheduling with user groups more efficient for staff and volunteers within the sports community.

Crossing Guard Program
Since 2015, the City shared the cost of funding the District’s Crossing Guard Program (“Program”) with the District in order to protect children crossing City streets while traveling to and from school.

In June 2021, citing an anticipated funding shortfall due to the COVID-19 pandemic, the District requested that the City assume the full cost of funding the Program. In response to the District’s request, on July 12, 2021, the City Council adopted Resolution 2021-067, agreeing to fully fund the Program for fiscal year (“FY”) 2021-22 in the amount of $234,300 for 11 intersections listed below. The City subsequently provided $244,992.42 and $282,600.01 for the District’s Program, in FY 2022-23 and FY 2023-24, respectively. At the District’s request, on November 12, 2024, the City Council adopted Resolution 2024-121 to fully fund the San Carlos School District’s Crossing Guard Program for a total cost of $296,917.65 for FY 2024-25.

Crossing guards are staffed at the following intersections:

1. Woodland Avenue & Arroyo Avenue

2. Brittan Avenue & Cedar Street

3. Arroyo Avenue & Cedar Street

4. Bay View Drive & Club Drive

5. Dartmouth Avenue & San Carlos Avenue

6. Dartmouth Avenue & Wellington Drive

7. Dartmouth Avenue & Tierra Linda Middle School’s Campus Driveway

8. Club Drive & Exeter Avenue

9. San Carlos Avenue & Wellington Drive

10. Cordilleras Avenue & Belle Avenue

11. Melendy Drive & Heather Drive

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The District currently funds a twelfth crossing guard at the intersection of San Carlos Avenue and Club Drive.

ANALYSIS:

In January 2025, a group of City and District staff met to brainstorm and discuss shared needs and partnerships between both agencies. Following this initial joint meeting, the City’s Parks and Recreation Director and Recreation Manager began meeting with the District’s Chief Operations Officer and Chief Financial Officer on a monthly basis to continue to refine the components outlined the Agreement. Through this process, it became clear that both the City and the District shared a clear vision and desire for a long-term partnership.

While the various components of this Agreement have been both formal and informal over the years, the Agreement between the City and the District will codify the long-standing partnership between both agencies. Anticipated positive outcomes of the Agreement include maximizing public resources and access to facilities, a streamlined process for community volunteer user groups, and committed funding for the safety of San Carlos students through the Crossing Guard Program.

Staff recommends an initial five-year agreement term to commence on July 1, 2025 and remain in effect until June 30, 2030, if not terminated sooner pursuant to the terms of the Agreement.

The Agreement will have the option to renew for three additional five-year terms, should both parties agree to extend it.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the City Manager to sign the Joint Use Agreement between the City of San Carlos and the San Carlos School District for Shared Facility Use, Field Maintenance, and Crossing Guard Program; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Amy Newby, Parks & Recreation Director

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Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

2. Joint Use Agreement

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

AUTHORIZING THE CITY MANAGER TO SIGN THE JOINT USE AGREEMENT BETWEEN

THE CITY OF SAN CARLOS AND THE SAN CARLOS SCHOOL DISTRICT FOR SHARED FACILITY USE, FIELD MAINTENANCE AND CROSSING GUARD PROGRAM.

WHEREAS, the San Carlos School District (“District”) owns athletic fields and school facilities at the school sites known as Heather Elementary School, located at 2757 Melendy Drive; Tierra Linda Middle School, located at 750 Dartmouth Avenue; Central Middle School, located at 757 Cedar Street; and Arroyo School, located at 1710 Arroyo Avenue in San Carlos, California; and
WHEREAS, the City of San Carlos (“City”) owns athletic fields, tennis courts and facilities at the park sites known as Burton Park, located at 900 Chestnut Street; Highlands Park, located at 2600 Melendy Drive; Crestview Park, located at 1000 Crestview Drive; and Arguello Park, located at 260 Wellington Drive; and
WHEREAS, the City has been maintaining, managing, and jointly using the athletic fields and school facilities at the school sites under an agreement between the parties originating on February 12, 2016 and expiring on June 30, 2025; and
WHEREAS, the District has been jointly using the athletics fields and tennis courts at City sites for the District’s middle school after school sports programs as well as park sites for school functions; and
WHEREAS, the City desires to continue to maintain, manage community use, and jointly use the athletic fields and facilities at the school sites when not in use by District, for the purpose of providing recreational programs to the community; and WHEREAS, the City and the District wish to collaborate to share facilities in order to enhance and maximize the recreational opportunities for the San Carlos community; and WHEREAS, the City and the District both desire to continue to fund the crossing guard program as included in the Safe Routes to School maps and San Carlos Bicycle and Pedestrian Master Plan; and
WHEREAS, the Parties now desire to enter into this Agreement to set forth the terms and conditions governing City’s continued maintenance, management, and joint use of District’s athletic fields and school facilities at the school sites, and District’s use of City athletic fields and tennis courts at City sites; and
WHEREAS, the Parties desire to enter into a five year term of the agreement which shall commence on July 1, 2025 and shall remain in effect until June 30, 2030.

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NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the City Manager to sign the Joint Use Agreement between the City of San Carlos and the San Carlos School District for shared facility use, field maintenance and crossing guard program.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May 2025, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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San Carlos School District Joint-Use Agreement – City of San Carlos 1

JOINT-USE AGREEMENT
Between

SAN CARLOS SCHOOL DISTRICT
And

CITY OF SAN CARLOS

FOR FACILITY USE AND ATHLETIC FIELD MAINTENANCE
THIS JOINT-USE AGREEMENT (“Agreement”) is made July 1, 2025 (“Effective Date”), by and between the SAN CARLOS SCHOOL DISTRICT, a California public school district (“District”), and CITY OF SAN CARLOS, a California municipal corporation (“City”), herein referred to individually as “Party”, and collectively as the “Parties”.

RECITALS
WHEREAS, District owns athletic fields and school facilities at the school sites known as Heather Elementary School, located at 2757 Melendy Drive; Tierra Linda Middle School, located at 750 Dartmouth Avenue; Central Middle School, located at 757 Cedar Street; and Arroyo School, located at 1710 Arroyo Avenue in San Carlos, California (each a “School Site” and collectively, the “School Sites”);
WHEREAS, City owns athletic fields, tennis courts and facilities at the park sites known as Burton Park, located at 900 Chestnut Street; Highlands Park, located at 2600 Melendy Drive; Crestview Park, located at 1000 Crestview Drive; and Arguello Park, located at 260 Wellington Drive (“City Sites”)
WHEREAS, City has been maintaining, managing, and jointly using the athletic fields and school facilities at the School Sites under an agreement between the Parties, dated July 1, 2024, and expiring on June 30, 2025;
WHEREAS, the School District has been jointly using the athletics fields and tennis courts at City Sites for the District’s Middle School After School Sports program; WHEREAS, City desires to continue to maintain, manage community use, and jointly use the athletic fields and facilities at the School Sites, as described in the attached Exhibit “A” (“Shared Facility Use of School Sites and City Sites”), when not in use by District, for the purpose of providing recreational programs to the community; WHEREAS, pursuant to California Education Code, section 17527, et seq., District is authorized to rent or lease its property via a joint use agreement “to make vacant classrooms or other space in operating school buildings available … to other school districts, educational agencies, except private educational institutions which maintain kindergarten or grades 1 to 12, inclusive, governmental units, nonprofit organizations, community agencies, professional agencies, commercial and noncommercial firms, corporations, partnerships, businesses, and individuals …”;
WHEREAS, pursuant to section 17529 of the Education Code, District’s Board of Education has determined that this Agreement and City’s joint use of the athletic fields at the School Sites, as set forth herein, will not: (1) interfere with the educational programs or activities of District or any school or class conducted on the School Sites or in any building; (2) unduly disrupt the residents in the surrounding neighborhood; or (3) jeopardize the safety of the children at the School Sites; and
WHEREAS, City and District wish to collaborate to share facilities in order to enhance

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San Carlos School District Joint-Use Agreement – City of San Carlos 2 and maximize the recreational opportunities for the San Carlos community; WHEREAS, the Parties now desire to enter into this Agreement to set forth the terms and conditions governing City’s continued maintenance, management, and joint use of District’s athletic fields and school facilities at the School Sites, and District’s use of City’s athletic fields and tennis courts at City Sites.

NOW THEREFORE, in consideration of the covenants and agreements hereinafter set forth, District and City agree as follows:

AGREEMENT
Section 1. Title to Sites. The Parties acknowledge that title to each of the School Sites, including the athletic fields, school facilities, and the improvements thereon, is held by District.

The Parties acknowledge that the title to each of City Sites, including field and tennis courts, and the improvements thereon, is held by City.

Section 2. Term. The term of this Agreement shall commence on July 1, 2025, and shall remain in effect for five (5) years, if not sooner terminated pursuant to the terms of this Agreement, ending at 11:59 p.m. on June 30, 2030 (“Term”).

Section 3. Renewal. This Agreement may be renewed for three (3) additional (5) year terms (each a “Renewed Term”) upon the mutual written agreement of the Parties. If either Party wishes to renew this Agreement for a Renewed Term, it shall notify the other Party in writing at least ninety (90) days before the expiration of the Term or the then current Renewed Term. Prior to any Renewed Term, District’s Board of Education (“Board”) shall make the findings required by Education Code section 17529, and City Council shall adopt a resolution approving the Renewed Term.

Section 4. City’s Use of District Facilities. During the Term and any Renewed Term of this Agreement, District will allow City to use the athletic fields and school facilities described in Exhibit “A,” at the School Sites, during non-school hours and when not otherwise needed for District or a School Site use, subject to the terms and conditions set forth herein. City shall pay the District’s direct cost of custodial and supplies resulting from City’s use of the athletic fields and school facilities at the School Sites within thirty (30) days of receiving an itemized invoice from District. Use of athletic fields and other school facilities shall be for the sole purpose of conducting the youth sports and youth summer camp programs. City and third parties conducting the Programs may generally use the school sites beginning at 3:30 p.m. on school days (except for Central/Arroyo School Middle School, which use may begin at 4:00 p.m.) until sunset, and on Saturdays, Sundays, holidays observed by District or applicable School Site, and school breaks as scheduled by District or applicable School Site.

A. Priority of Use. Except as may be otherwise provided for herein, the use of District’s athletic fields and school facilities are subject to the following priority use: (i) District and the School Sites shall have exclusive control and use during all hours when school is in session and, when applicable, during school activities and events held after school or on weekends, including, without limitation, assemblies, school productions, school athletic or recreational events, or other school functions or affiliated events; (ii) City use outside of the times of District and School Site use for the Programs identified in Exhibit “A.” When not in use by District, City may permit third parties who conduct the Programs to use the athletic fields and school facilities in conformance with the requirements of this Agreement.

B. Scheduling Programs. City shall schedule, coordinate and communicate the use of

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San Carlos School District Joint-Use Agreement – City of San Carlos 3 the athletic fields and school facilities for the Programs through District’s designated representative who will maintain information in District’s online reservation system subject to the terms and conditions of this Agreement and any scheduling deadlines that may be provided in writing by District to City’s Parks and Recreation Department. The terms and conditions of this Agreement shall control, govern, and precede any inconsistent or conflicting terms and conditions that City may be required to agree to while scheduling the Programs through District’s facility use online reservation system.

City shall submit to District the following documents from third-party users conducting the Programs in Exhibit “A” prior to their use of the athletic fields and school facilities:

1. Certificate of Liability insurance policy in the amount of the minimum limits required in this Agreement, naming District and City as additional insureds, and meeting the applicable insurance requirements set forth in this Agreement. City shall submit each Certificate of Liability for the Programs in Exhibit “A” to District prior to the Programs commencing its activities at any of the School Sites.

C. Third-Party Use Fees. City may charge to collect from and retain fees from the third parties conducting the Programs in Exhibit “A” for their use of the athletic fields and school facilities provided, however, that the third-party fees shall be consistent with the fees outlined in City’s Adopted Fee Schedule, adopted by the City Council, for City’s management and scheduling of the third-party use. Fees representing a third party’s share of City’s direct cost to maintain the athletic fields and operate programs. Any City fees charged beyond these limitations are prohibited under this Agreement.

D. Labor and Equipment. City shall pay for the cost of all labor, equipment, and supplies necessary to maintain, repair, replace and service the athletic fields.

E. Advertising and Promotion. City shall adhere to District’s Board policies and procedures currently in effect, and that may come into effect during the Term or any Renewed Term of this Agreement, that govern advertising and promotion, including, without limitation, banners on fences and the distribution of flyers at the athletic fields and school sites. Prior to the distribution, posting, or publishing of any promotional materials or advertisement on District property, City shall submit copies to District’s Chief Financial Officer or designee for review and preapproval in accordance with the criteria set forth in District’s Board policy.

F. Crossing Guards. City shall provide District with crossing guards as part of the Safe Routes to School initiative, as further described in the attached Exhibit “C.” City shall be responsible for the procurement and contracting for the crossing guard service, if applicable. City shall cover the cost for eleven (11) crossing guards at a not-to-exceed amount of Three Hundred Thousand and 00/100 Dollars ($300,000.00) for the School Year/Fiscal Year 2025-26, with an annual increase not to exceed three percent (3%) CPI each year for the Term of the Agreement. District shall use its good faith efforts to allocate funding for one (1) additional crossing guard, for a total of twelve (12) crossing guards for the School Year/Fiscal Year 2025-26, conditioned on District’s ability to secure funding, within the sole determination of District’s Board. City shall designate one (1) staff member to meet with District’s designated staff to review and provide input on City’s Request for Proposals, proposals submitted in response, and selection of the crossing guard

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San Carlos School District Joint-Use Agreement – City of San Carlos 4 service provider. City and District shall meet at least once per year to coordinate and discuss crossing guard services.

G. Section 5. District’s Use of City Facilities. During the Term and any Renewed Term of this Agreement, City will allow District to use City Sites described in Exhibit “A,” with no fees due and payable to City, subject to the terms and conditions set forth herein. Use of City Sites shall be for the sole purpose of conducting after school youth sports programs and school related functions. District and third-parties conducting the programs may generally use City Sites during park hours.

A. Priority of Use. City shall have priority of use of City Sites, consistent with City field use and facilities policies.

B. Scheduling Programs. City shall schedule, coordinate and communicate the use of City Sites for District programs, subject to the terms and conditions of this Agreement and any scheduling deadlines that may be provided in writing by City to District. The terms and conditions of this Agreement shall control, govern, and precede any existing terms and conditions that District may be required to agree to while scheduling the Programs through the City, including its facility use online reservation system, and field and facilities use policies.

C. Advertising and Promotion. District shall adhere to City’s policies and procedures currently in effect, and that may come into effect during the Term or any Renewed Term of this Agreement, that govern advertising and promotion, including, without limitation, banners on fences and the distribution of flyers at City Sites. Prior to the distribution, posting, or publishing of any promotional materials or advertisement at City Sites, District shall submit copies to City’s Parks and Recreation Director or designee for review and preapproval in accordance with the criteria set forth in City’s applicable policy.

Section 6. City’s Maintenance and Repair of District’s Athletic Fields A. City shall maintain and repair the athletic fields, and related improvements thereto, located at the School Sites in good order and repair and in neat, clean sanitary and safe condition in compliance with all applicable laws. Maintenance of the athletic fields shall include, without limitation, irrigation, mowing, cutting and shall be in conformance with the agreed upon maintenance standards attached hereto as Exhibit “B”. District will pay twenty percent (20%) of the City’s monthly cost for the maintenance of the athletic fields in accordance with the fee schedule in Exhibit “B” within thirty (30) days of receiving an itemized invoice from City. Annual increases in the fees for maintenance of the athletic fields in Exhibit “B” shall not take effect before July 1 of each year during the Term of this Agreement, and fee increases shall not exceed five percent (5%), with the exception of the cost of materials, which shall remain at the flat rate of Nine Hundred and 00/100 Dollars ($900.00) per month for the Term of this Agreement. City shall promptly, at City’s own cost and expense, make all necessary repairs, reasonable wear and tear excepted. City shall keep and maintain all portions of the athletic fields in a clean and orderly condition, safe for athletic use, free of accumulation of dirt, rubbish and graffiti.

B. On school days, City shall complete any maintenance and repairs of the athletic fields between the hours of 8:00 a.m.-1:30 p.m. and shall not disrupt school operations. City shall consult District in advance regarding any maintenance projects or activities that could potentially disrupt school operations at any of the

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San Carlos School District Joint-Use Agreement – City of San Carlos 5 School Sites. City will develop a maintenance schedule no later than August 1 for each school year with a District representative to identify specific maintenance work days and times for each school site and will notify District of any scheduled changes.

C. If following notice and the expiration of any applicable cure period, City fails to perform its obligations to maintain the athletic fields as required by this Agreement, District shall have the right, but not the obligation, to perform such work and City shall reimburse District for all reasonable expenditures District incurs in connection with such work. To remedy City’s failure to perform its maintenance obligations under this section, District shall also have the right to close the athletic fields if they are in a condition that pose a danger to the health, safety or wellbeing of District’s students and staff or threaten the condition of the athletic fields for future use. District’s election to undertake such obligation shall not operate as a waiver of any other right or remedy District may have.

Section 7. Condition of School Sites and City Sites.

A. City hereby acknowledges, understands, and agrees that the athletic fields and school facilities at the School Sites are made available to City on an “AS-IS”, “WHERE-IS” and “WITH ANY AND ALL FAULTS” basis, subject to any and all existing easements and encumbrances, without representation or warranty by District or its agents, whether express or implied, of any kind whatsoever, including, without limitation, any representation or warranty of fitness or suitability for the operation of City’s or any third-party recreational programs or activities, and City expressly waives all claims for damages by reason of any statement, representation, warranty, promise or agreement, if any, not contained in this Agreement. City acknowledges that prior to using any of the athletic fields or school facilities at the School Sites, City shall inspect the athletic field or school facility to be used by City, including appurtenant facilities or grounds thereto, and by entry onto the School Sites pursuant to this Agreement, City stipulates and agrees that the School Sites and their athletic fields and school facilities are clean, safe, and in usable condition, that City is satisfied with the condition, suitability, and fitness thereof, and accepts the athletic fields, and other shared spaces and common areas at the School Sites as being in good and sanitary order, condition, and repair. District shall not be required to make or construct any alterations including structural changes, additions, or improvements to the School Sites, including their athletic fields and school facilities for City’s and third-party use permitted by City. City expressly waives any and all claims for defects on the School Sites, athletic fields, and school facilities including any latent defects therein.

B. School District hereby acknowledges, understands, and agrees that the Fields and Courts at City Sites are made available to School District on an “AS-IS”, “WHEREIS” and “WITH ANY AND ALL FAULTS” basis, subject to any and all existing easements and encumbrances, without representation or warranty by City or its agents, whether express or implied, of any kind whatsoever, including, without limitation, any representation or warranty of fitness or suitability for the operation of District’s or any third-party recreational programs or activities, and School District expressly waives all claims for damages by reason of any statement, representation, warranty, promise or agreement, if any, not contained in this Agreement. District acknowledges that prior to using any of the Fields or Courts or at City Sites, District shall inspect the Field and Courts to be used by District, including appurtenant

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San Carlos School District Joint-Use Agreement – City of San Carlos 6 facilities or grounds thereto, and by entry onto City Sites pursuant to this Agreement, District stipulates and agrees that City Sites and their Fields and Courts are clean, safe, and in usable condition, that District is satisfied with the condition, suitability, and fitness thereof, and accepts the Fields and Courts, and other shared spaces and common areas at City Sites as being in good and sanitary order, condition, and repair. City shall not be required to make or construct any alterations including structural changes, additions, or improvements to City Sites, including their Fields and Courts for District’s and third-party use permitted by District. District expressly waives any and all claims for defects on City Sites, Fields, and Courts, including any latent defects therein.

C. Restoration of Areas of Use. Following City’s use of any of the athletic fields and school facilities at the School Sites pursuant to this Agreement, City shall be responsible for reasonably restoring the athletic fields school facilities that were solely damaged by City’s use, to a condition suitable for their intended use, reasonable wear and tear excepted. Following District’s use of any of City Sites pursuant to this Agreement, District shall be responsible for reasonably restoring City facilities that were solely damaged by District’s use, to a condition suitable for their intended use, reasonable wear and tear excepted.

C. Damage to School Sites and City Sites. City and District shall each promptly report any damage or disrepair known to City or District and/or caused or discovered by the use of the other Party’s facilities.

Section 8. City Improvements or Alterations. Except for the regular and routine maintenance of the athletic fields, City shall not construct or cause to be constructed on the School Sites any improvements or alterations of any kind without the prior written approval of District. District will indicate in its written approval whether such improvements or alterations to the athletic fields or other facilities will (a) become a part of District’s real property, owned by District, and remain in place upon expiration or termination of this Agreement, or (b) otherwise remain the personal property of City, and shall be removed with the athletic fields or other facilities restored to their original condition upon expiration or termination of this Agreement, and in accordance with this Agreement. City shall, at its own expense, obtain all necessary environmental and governmental approvals and permits, including, without limitation, any necessary approvals from the Division of the State Architect (“DSA”), and any local authority including any site, grading, zoning, design review, and other required permits or approvals, if applicable, prior to commencing construction, and shall provide District with evidence of approval by all applicable governmental agencies. All contractors and subcontractors of City, if any, shall be duly licensed and registered in the State of California. City shall be solely responsible for compliance with all applicable federal, state, and local laws, ordinances, rules, and regulations pertaining to the construction or installation of any improvements at the School Sites that are performed by City or on City’s behalf, including, without limitation, prevailing wage and bond requirements. District is in no manner responsible for damage or theft of City’s equipment or other personal property. District shall not construct or cause to be constructed on City Sites any improvements or alterations of any kind without the prior written approval of City.

Section 9. Termination.

A. Termination for Convenience.

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San Carlos School District Joint-Use Agreement – City of San Carlos 7

1. District shall have the right to terminate this Agreement, without liability on the part of District except as otherwise provided herein, by giving City written notification at least one-hundred-and-twenty (120) days prior to the effective date of the termination.

2. City shall have the right to terminate this Agreement, without liability on the part of City except as otherwise provided herein, by giving District written notification at least one-hundred-and-twenty (120) days prior to the effective date of the termination.

3. Neither Party shall be required to provide just cause for termination for convenience in the written notification.

B. Termination for Cause. Either Party may terminate this Agreement immediately after the expiration of any applicable cure period for cause. Cause shall include, without limitation the following, and the Parties shall have the cure periods provided below:

1. A default or material violation of this Agreement by either Party if such violation shall continue for thirty (30) days after written notice is given by either Party to the other Party of such violation; or

2. If, in the reasonable judgment of District, City’s acts or omissions: (i) interfere with the educational programs or activities of District or any school or class conducted on the School Sites or in any building; (ii) represent an immediate threat to the health, welfare or safety of District’s students, staff, or the public; (iii) violate applicable laws, codes, rules, regulations, or ordinances; (iv) subject or expose District and/or its Board to liability to others for personal injury or property damage; or (v) unduly disrupt the residents in the surrounding neighborhood, then District shall have the right, in its sole discretion, to terminate this Agreement immediately, unless, at District’s sole option, City cures such default within twenty-four (24) hours of notice of termination, or longer in District’s sole discretion; or

3. City is adjudged bankrupt, City makes a general assignment for the benefit of creditors, or a receiver is appointed on account of City’s insolvency.

Any termination under this Section shall not release City from the payment of any sum then due to District or from any claim for damages previously accrued or then accruing against City.

C. No Limitation of Rights. The foregoing provisions are in addition to and not a limitation of any other rights or remedies available to District and/or City.

Section 10. Title to and Removal of City’s Equipment.

Unless otherwise agreed to in writing by District, title to City’s equipment, personal property, chattels, fixtures and/or improvements (“City’s Equipment”) brought on to the School Sites during City’s use shall be held solely by City. All of City’s Equipment shall remain the personal property of City and shall not be treated as real property or become a part of a School Site.

Following use of any of the athletic fields or school facilities, City shall remove City’s Equipment, at its sole expense. City shall repair any damage to the areas of use, caused by said removal and restore the area of use to reasonable condition, suitable for their intended use, reasonable wear and tear excepted.

In the event that City fails to timely remove City’s Equipment from any School Site within thirty (30) days of the expiration or earlier termination of this Agreement, District, upon fifteen

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San Carlos School District Joint-Use Agreement – City of San Carlos 8 (15) days written notice, may, without liability on the part of District to City or any person or entity claiming under City, either (1) accept ownership of City’s Equipment with no cost to District, or (2) remove and/or dispose of City’s Equipment at City’s sole cost. In the event that District chooses to accept ownership of City’s Equipment, City shall execute any necessary documents to effectuate the change in ownership of City’s Equipment to District. In the event that District removes and/or disposes of City’s Equipment, City shall pay all costs for the removal and/or disposal of City’s Equipment within thirty (30) days of receipt of an invoice.

Section 11. Program Staffing and Background Verification.

City represents that it is duly authorized to administer and operate its Programs, and City shall be responsible to ensure third-party users are duly authorized to conduct their athletic or recreational activities at the athletic fields or school facilities at the School Sites. At District’s request, City shall provide copies of relevant license(s), permit(s), accreditation(s), and/or certification(s) to District, as applicable to City or any third-party users. City and third-party users shall be solely responsible for obtaining all necessary permits, licenses, and approvals from any and all applicable State, local or other regulatory agencies related to the operation of its programs or otherwise connected to City’s use of the School Site, including without limitation, use permits and compliance with the California Environmental Quality Act (“CEQA”).

City shall be solely responsible for the administration and operation of the permissible uses and activities at the athletic fields and school facilities, including the hiring of all employees.

City shall be responsible for verifying the qualifications, credentials, certificates, and licenses of its employees, staff, agents, volunteers, consultants, and/or subcontractors who may provide services in conjunction with City’s operation and administration of its activities on the School Sites. Prior to commencement of any use of a School Site for its Programs, City shall complete a Criminal Background Investigation/Fingerprinting Certification process and shall be responsible for ensuring compliance with all applicable fingerprinting and criminal background investigation requirements described in Education Code section 45125.1. City shall not allow any person for whom District has not received satisfactory written verification of compliance to enter a School Site for any purpose related to or arising out of this Agreement at any time that District pupils may be present or otherwise have contact with District pupils.

Section 12. Prohibited Uses and Restrictions.

A. City shall include the following prohibited uses and restrictions in City’s agreements with or use permits issued to any third-party users of the athletic fields and school facilities. City understands and agrees that the following uses and types of activities are prohibited on any School Site: (1) Any use or activity which involves the possession, serving, consumption, use, and/or sale of alcoholic beverages, illegal drugs, narcotics, intoxicants, marijuana or synthetic marijuana, tobacco products, including, without limitation, vaporized or e cigarettes, and/or other restricted substances; (2) Any use or activity which involves gambling and/or the conducting of games of chance; (3) Any use or activity which is inconsistent with the use of the School Sites for the Programs expressly stated herein, the use of the School Sites for school purposes, or which otherwise interferes with school or District activities or the regular conduct of schoolwork; (4) Any use or activity which is discriminatory against any group or individual protected under local, state, or federal antidiscrimination laws or District policy; (5) Any use or activity that includes fighting, quarrelling, abusive language, or noise which may be offensive to other uses, activities, or the neighborhood; (6) Any use or activity for the commission of any crime or any act prohibited by law or District policy, nor shall the School Sites

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San Carlos School District Joint-Use Agreement – City of San Carlos 9 be used for any unlawful purpose; (7) Any use or activity which is inimical or contrary to public morals, good manners, taste and/or welfare or which is morally objectionable as unsuitable for a public educational facility; (8) Any use or activity which would, in the sole discretion of District, unduly disrupt the residents in the surrounding neighborhood; (9) Any use or activity which would, in the sole discretion of District, injure or damage the School Sites, school facilities, grounds, equipment, or other school or District property; (10) Any use or activity which may cause an increase in the existing rate of insurance upon the School Sites or cause the cancellation of any insurance policy covering the School Sites; (11) No animals of any kind are allowed on the School Sites except for certified service animals or unless otherwise required by law; (12) Firearms, including pellet guns, BB guns, or sling shots, and other weapons or explosive devices are prohibited on any District property, including the School Sites; and (13) City shall not commit or suffer to be committed, any waste upon the School Sites, or place any harmful substances, whether solid, liquid or gaseous, in the plumbing, sewer, or storm water drainage systems of the School Sites.

B. No waste materials or refuse shall be dumped upon or permitted to remain upon any part of the School Sites except in trash containers designated for that purpose.

Additionally, City shall comply with all environmental and hazardous materials laws, and shall not cause or permit any Hazardous Material to be generated, brought onto, used, stored, or disposed of in or about any of the School Sites. As used herein, the term “Hazardous Materials” means any hazardous or toxic substance, material or waste which is or becomes regulated by any local governmental authority, the State of California, or the United States Government. The term “Hazardous Materials” includes, without limitation, petroleum products, asbestos, PCBs, and any material or substance which is: (i) defined as hazardous or extremely hazardous pursuant to Title 22 of the California Code of Regulations, Division 4.5, Chapter 11, Article 4, section 66261.30, et seq.; (ii) defined as “hazardous waste” pursuant to section (14) of the federal Resource Conservation and Recovery Act, 42 U.S.C. 6901, et seq., or (iii) defined as a “hazardous substance” pursuant to section 10 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. 9601, et seq. As used herein, the term “hazardous materials law” means any statute, law, ordinance, or regulation of any governmental body or agency, including, without limitation, the U.S. Environmental Protection Agency, the California Regional Water Quality Control Board, and the California Department of Health Services, which regulates the use, storage, release, or disposal of any Hazardous Material.

C. If parking on any of the School Sites, City and its contractors, subcontractors, participants, employees, agents, volunteers, licensees, and invitees must park in designated parking locations and drive on designated roadways. Under no circumstances shall City or its contractors, subcontractors, participants, employees, agents, volunteers, licensees, and invitees drive or park on lawns, fields, pedestrian pathways, corridors, tracks, landscaping, courtyards, sidewalks, or any other areas not intended for vehicles. Parking in designated fire lanes is prohibited. City shall be solely responsible for any and all property damage or other losses resulting from unauthorized use or parking of vehicles in prohibited areas on any of the School Sites by City or its contractors, subcontractors, participants, employees, agents, volunteers, licensees, or invitees. District shall have no responsibility for the safety of the vehicles or their contents parked at any of the School Sites, and City assumes the entire risk of loss and theft with respect to property placed at any of the School

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San Carlos School District Joint-Use Agreement – City of San Carlos 10 Sites by City or on its behalf.

Section 13. Hold Harmless/Indemnification. To the fullest extent permitted by California law, City shall defend, indemnify, and hold harmless District, its Board and members of the Board, agents, representatives, officers, consultants, employees, trustees, and volunteers (the “Indemnified Parties”) from any and all losses, liabilities, claims, suits, damages, expenses, costs, recourses, penalties, fines, liabilities, and actions of any kind, nature, and description, including, but not limited to, attorneys’ fees and costs, directly or indirectly arising out of, connected with, or resulting from the performance of this Agreement, City’s or any third party’s use of or presence in, on, or about any of the School Sites, including the athletic fields and school facilities, or from any activity, work, or thing done, permitted, or suffered by City, its employees, volunteers, participants, partners, officers, students, clients, members, agents, contractors, customers, guests, attendees, invitees, staff, representatives, servants, concessionaires, invitees, or visitors in conjunction with the performance of this Agreement, including, but not limited to, personal or bodily injuries, illnesses, infectious diseases, or bacterial or viral infections, death, property damage, theft, or loss, or any non-compliance with any federal, state, or local laws, orders, regulations, or health and safety guidelines unless caused wholly by the sole negligence or willful misconduct of the Indemnified Parties; and in case any action or proceeding be brought against District or the Indemnified Parties, City, upon notice from District, shall defend the same at City’s expense.

To the fullest extent permitted by California law, District shall defend, indemnify, and hold harmless City, its City Council and members of the Council, agents, representatives, officers, consultants, employees, trustees, and volunteers (the “Indemnified Parties”) from any and all losses, liabilities, claims, suits, damages, expenses, costs, recourses, penalties, fines, liabilities, and actions of any kind, nature, and description, including, but not limited to, attorneys’ fees and costs, directly or indirectly arising out of, connected with, or resulting from the performance of this Agreement, District’s or any third party’s use of or presence in, on, or about any of City Sites, including the Tennis Courts and Athletic Fields, or from any activity, work, or thing done, permitted, or suffered by District, its employees, volunteers, participants, partners, officers, students, clients, members, agents, contractors, customers, guests, attendees, invitees, staff, representatives, servants, concessionaires, invitees, or visitors in conjunction with the performance of this Agreement, including, but not limited to, personal or bodily injuries, illnesses, infectious diseases, or bacterial or viral infections, death, property damage, theft, or loss, or any non-compliance with any federal, state, or local laws, orders, regulations, or health and safety guidelines unless caused wholly by the sole negligence or willful misconduct of the Indemnified Parties; and in case any action or proceeding be brought against City or the Indemnified Parties, District, upon notice from City, shall defend the same at District’s expense.

Section 14. Insurance.

A. Commercial General Liability Insurance. City and District shall maintain and require third-party users to maintain in force, during the Term or any Renewed Term of this Agreement, a combined, single-limit liability commercial general insurance policy with a $2 million per occurrence and $4 million aggregate limit of liability for bodily injury and property damage, including products and completed operations, and personal and advertising injury. District, City, its Board, officers, officials, employees, agents and volunteers shall be named as additional insureds at City’s/District’s or the third-party user’s expense under such policy. Such policy shall provide for a thirty (30) day written notice to City/District of any cancellation or reduction of coverage. City and District agrees to provide an original certificate of insurance evidencing this coverage in a form satisfactory to City/District upon

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San Carlos School District Joint-Use Agreement – City of San Carlos 11 execution of this Agreement, upon each policy renewal, and upon request of both City and District during the Term or any Renewed Term of this Agreement.

B. Automobile Insurance. City and District shall maintain and require third-party users to maintain in force, during the Term or any Renewed Term of this Agreement, a comprehensive auto liability policy naming District, City, its Board, employees, and agents, at City’s/District’s or third-party user’s expense, as additional insured under such policy. The policy shall provide for a thirty (30) day written notice to City/District of any cancellation or reduction of coverage. City/District agrees to provide an original certificate of insurance evidencing this coverage, including all required amendatory endorsements and a copy of the Declarations and Endorsement Page of the CGL policy listing all policy endorsements, in a form satisfactory to both City and District upon execution of this Agreement, upon each policy renewal, and upon request of City/District during the Term or any Renewed Term of this Agreement.

C. Workers’ Compensation and Employer’s Liability Insurance. During the Term or any Renewed Term of this Agreement, City/District and any third-party users shall comply with all provisions of law applicable to City/District and the third-party users with respect to obtaining and maintaining workers’ compensation insurance as required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limits of no less than $1 million per accident for bodily injury, illness, or disease. Prior to commencement and any renewal of this Agreement and City’s/District’s or third party’s use of any School Site, City/District shall provide, as evidence of this required coverage, a certificate in a form satisfactory to District on or before the commencement or renewal date, providing that insurance coverage shall not be canceled or reduced without thirty (30) days prior written notice to City/District.

D. Sexual Molestation and Abuse Insurance. City/District shall maintain and require third-party users to maintain in force, during the Term or any Renewed Term of this Agreement, sexual molestation and abuse coverage with a $3 million per occurrence, $6 million aggregate limit of liability for City’s/District’s recreational activities and the Programs that involve contact with City’s/District’s students.

District, City, its Board, officers, officials, employees, agents and volunteers shall be named as additional insureds at City’s/District’s or the third-party user’s expense under such policy. Such policy shall provide for a thirty (30) day written notice to City/District of any cancellation or reduction of coverage. City/District agrees to provide an original certificate of insurance evidencing this coverage in a form satisfactory to City/District upon execution of this Agreement, upon each policy renewal, and upon request of City/District during the Term or any Renewed Term of this Agreement.

E. Property Insurance. City and District acknowledges and understands that the insurance to be maintained by both City and District on the School Sites will not insure any of City’s/District’s Equipment, property, improvements, or betterments made by City/District. Accordingly, City/District shall, at its own expense, maintain in full force and effect an insurance policy on all of its fixtures, equipment, improvements and betterments made by City/District, and personal property in, about, or on the School Sites, as may be applicable. Said policy is to be for “All Risk” coverage insurance, at full replacement cost with no coinsurance penalty provision.

F. Other. If City/District maintains broader coverage and/or higher limits than the

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San Carlos School District Joint-Use Agreement – City of San Carlos 12 minimums shown above, City/District requires and shall be entitled to the broader coverage and/or the higher limits maintained by City/District. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to City/District. Each insurance policy required by this Agreement shall: (i) be placed with insurers authorized to conduct business in the State of California with a current A.M. Best’s rating of no less than A: VII; (ii) not be canceled, limited in scope of coverage or non-renewed until after thirty (30) days written notice has been given to City/District; and (iii) contain a clause waiving all rights of subrogation against District, City, its Board, members of the Board, and elective or appointive officers or employees, when acting within the scope of their employment or appointment. City/District agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not City/District has received a waiver of subrogation endorsement from the insurer. The Parties agree that any insurance maintained by City/District will apply in excess of, and not contribute with, insurance provided by the policies required by this Agreement. With respect to self-insured retentions, self-insured retentions must be declared to and approved by City/District. At the option City/District, either: (i) City/District shall obtain coverage to reduce or eliminate such self-insured retentions as respects District, City, its Board, its officers, officials, employees, agents and volunteers; or (ii) City/District shall provide a financial guarantee satisfactory to City/District guaranteeing payment of losses and related investigations, claim administration, and defense expenses. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City/District. City and District reserves the right to modify the requirements of this Section at any time, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.

Section 15. Cooperation with Other Occupants of the School Sites. It is understood and recognized by City that the School Sites will be used by other parties, including District, and City shall cooperate with the other parties in reaching amicable arrangements regarding matters of concern, such as use of common areas, security measures, and similar matters.

Section 16. Tuberculosis Risk Assessment/Testing and Immunizations. City agrees to have its employees and employees of its contractors or subcontractors that are working in contact with children in City’s youth sports programs, summer program, or other recreational program or activity for children submit to a Pre-K and K-12 Tuberculosis Risk Assessment Questionnaire and Certificate of Completion Form from the California Department of Public Health. A licensed healthcare provider, including registered nurses, must administer the assessment within 60 days of hire. If tuberculosis risk factors are identified, a TB test is required. City shall maintain written documentation that all employees have satisfied this requirement and shall make such records available, upon request of District. City further agrees to comply with all federal, state, and local regulations and laws regulating child immunization requirements applicable to City’s programs and activities for youth.

Section 17. Notice. Any notice required or permitted to be given under this Agreement shall be deemed to have been given, served and received if given in writing and personally delivered or deposited in the United States mail, postage prepaid, return receipt required, or sent by overnight delivery service, addressed as follows:

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San Carlos School District Joint-Use Agreement – City of San Carlos 13 SCHOOL DISTRICT:

San Carlos School District
1200 Industrial Road
San Carlos, CA 94070
Attn: Superintendent
CITY:

City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: Parks and Recreation Director
Any notice personally given shall be effective upon receipt. Any notice sent by overnight delivery service shall be effective the business day next following delivery thereof to the overnight delivery service. Any notice given by certified or registered mail shall be effective five (5) days after deposit in the United States mail.

Section 18. Sublease and Assignment. With the exception of those community programs listed in Exhibit “A” that are arranged by City and conducted by third parties at the athletic fields and school sites, or third-party use that is permitted by City pursuant to this Agreement, City shall not assign its rights, duties or privileges under this Agreement, nor shall City sublease or attempt to confer any of its rights, duties or privileges under this Agreement on any third party, without the written consent of District. Any such attempt without District written consent shall be void.

Section 19. Independent Status. This Agreement is by and between two independent entities and is not intended to and shall not be construed to create the relationship of agent, servant, employee, partnership, joint venture, or association.

Section 20. Entire Agreement of Parties. This Agreement constitutes the entire agreement between the Parties in regard to City’s maintenance, management and joint use of the athletic fields and school facilities at the School Sites, and District’s use of the facilities at City Sites, and supersedes all prior discussions, negotiations and agreements, whether oral or written pertaining to City’s maintenance, management and joint use of any District athletic field, facility, school site or other property, and District’s use of the facilities at City Sites. This Agreement may be amended or modified only by a written instrument executed by both Parties.

Section 21. California Law. This Agreement shall be governed by, and the rights, duties and obligations of the Parties shall be determined and enforced in accordance with, the laws of the State of California. The Parties further agree that any action or proceeding brought to enforce the terms and conditions of this Agreement shall be maintained in the County of San Mateo, California.

Section 22. Attorneys’ Fees. In the event of any dispute under this Agreement, or the default by any Party of that Party’s obligations hereunder, then the prevailing Party shall be entitled to recover, in addition to all other sums which may be due under the terms of this Agreement, all costs of suit, including reasonable attorneys’ fees.

Section 23. Waiver. The waiver by either Party of any breach of any term, covenant, or condition herein contained shall not be deemed to be a waiver of such term, covenant, condition, or any subsequent breach of the same or any other term, covenant, or condition herein contained.

Section 24. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the Parties and respective heirs, legal representatives, successors, and assigns.

Section 25. Counterparts. This Agreement and all amendments, addendums and supplements to it may be executed in counterparts and transmitted by facsimile, and all counterparts together, whether original or facsimile, shall be construed as one document.

Section 26. Captions. The captions contained in this Agreement are for convenience only and

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San Carlos School District Joint-Use Agreement – City of San Carlos 14 shall not in any way affect the meaning or interpretation hereof nor serve as evidence of the interpretation hereof, or of the intention of the Parties hereto.

Section 27. Severability. Should any provision of this Agreement be determined to be invalid, illegal or unenforceable in any respect, such provision shall be severed and the remaining provisions shall continue as valid, legal and enforceable.

Section 28. Incorporation of Recitals and Exhibits. The Recitals and Exhibits “A” through “C” attached hereto are hereby incorporated herein by reference and made part of this Agreement.

Section 29. Non-Discrimination. City and its employees shall not discriminate against any person because of race, color, ancestry, national origin, religion, creed, age, mental or physical disability, sex, gender, sexual orientation, gender identity or expression, medical condition, genetic information, marital status, or military or veteran status. City shall not discriminate against any employee or applicant for employment because of race, color, ancestry, national origin, religion, creed, age, mental or physical disability, sex, gender, sexual orientation, gender identity or expression, medical condition, genetic information, marital status, or military or veteran status. City covenants to meet all requirements of District pertaining to non-discrimination in employment. If City is found in violation of the non-discrimination provision of the State of California Fair Employment Practices Act or similar provisions of federal law or executive order in the conduct of its activities under this Agreement by the State of California Fair Employment Practices Commission or the equivalent federal agency or officer, it shall thereby be found in default of this Agreement.

Section 30. Authority. Each person signing this Agreement represents and warrants that he/she is duly authorized and has legal capacity to execute this Agreement. Each Party represents and warrants to the other that the execution and delivery of this Agreement and the performance of such Party’s obligations hereunder have been duly authorized, and this Agreement is valid and a legal agreement binding on such Party and is enforceable in accordance with its terms.

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San Carlos School District Joint-Use Agreement – City of San Carlos 15 IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the dates indicated below.

ACCEPTED AND AGREED:

DISTRICT: CITY:

SAN CARLOS SCHOOL DISTRICT,
a California public school district
June ___, 2025
By: ______________________
Jennifer Frentress,
Superintendent

CITY OF SAN CARLOS,
a California municipal corporation
June ___, 2025
By: ________________________
Jeff Maltbie,
City Manager

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San Carlos School District Joint-Use Agreement – City of San Carlos 16 EXHIBIT “A”
Shared Facility Use of School Sites and City Sites
School Site City’s Uses
Central Middle School Classrooms Club Ed Summer Enrichment Camps Central Middle School Parking Lot Community Events
Arroyo School Parking Lot Community Events
Central Middle School Field Community Sports Field Use
Heather School Field Community Sports Field Use
Tierra Linda Middle School Field Community Sports Field Use City Site District’s Uses
Highlands Park Tennis Courts After School Sports Program Youth Center Gym After School Sports Program
Crestview Park Field After School Sports Program
Highlands Park Field After School Sports Program
Burton Park After School Sports Program
City Park Picnic Sites School Picnics
School Sites, City Sites, facilities and uses listed above are current as of the Effective Date of this Agreement, and may be modified by the Parties in a signed, written amendment to this Agreement, as approved by each Party’s respective governing board.

City will be charged District's direct cost for the custodial fees and supplies resulting from City’s use of the District’s facilities. City’s classroom use for summer programs will include 8- 10 classrooms for 7-9 weeks for youth summer programs.

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San Carlos School District Joint-Use Agreement – City of San Carlos 17 EXHIBIT “A”
(continued)
Scheduled City of San Carlos Custodial Cost: Summer Facility Use Fiscal Year (FY) 2025-26
Hourly Rate $89.10*
Number of Program Use Days 35 days (7 weeks), 40 days (8 weeks), 45 days (9 weeks) Number of Hours Per Day 2
Total Custodial Rate per day $178.20
Total Materials Costs per day $10.00
Grand Total for Summer Use $6,587 (7 weeks), $7,528 (8 weeks), $8,469 (9 weeks) *Fees based on 2025-26 Board Approved Facility Use Fee Schedule, no more than 3% annually The District will provide access to facilities including parking lots, classrooms, gyms, basketball courts, and fields. During the summer, 8 to 10 classrooms will be made available for youth programs over a period of 7 to 9 weeks. The estimated annual cost for 2025 summer classroom use is approximately $88,000, which is incorporated into this Joint Use Agreement (JUA).

The City will be charged two hours of custodial services per day, as well as daily custodial material costs, based on the annually board-approved Facility Use Rate for Group B. At the conclusion of the summer period, the City will be responsible for deep cleaning all facilities used.

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San Carlos School District Joint-Use Agreement – City of San Carlos 18 EXHIBIT “B”

ATHLETIC FIELD MAINTENANCE STANDARDS FOR SCHOOL SITES
These new fees will go into effect July 1, 2025, with a signed JUA with each organization.

COLA/CPI increases in the maintenance contract allow no more than a 5% increase each year of the agreement. Materials shall remain $900 per month for the Term of the Agreement.

Scheduled School District Cost
Fiscal Year (FY) 2025-26
Rate Per Month 20% of Monthly Cost
Paid by District
Tierra Linda School $3,632.22 $726.44
Central Middle School $1,938.24 $387.65
Heather School $3,724.81 $744.96
Total Field Landscape &
Infield Maintenance
Costs
$9,295.27 $1,859.05
Total Materials Costs $900 $900
Grand Total $10,195.27 $2,759.05

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San Carlos School District Joint-Use Agreement – City of San Carlos 19 EXHIBIT “B”
(continued)

FIELD MAINTENANCE SCOPE OF SERVICES
Field maintenance work to be conducted by City at the School Sites shall occur two (2) days per week between the hours of 8:00 a.m.-1:30 p.m. on days preapproved by District.

AREAS TO BE

MAINTAINED

SERVICE TYPES FREQUENCY
Tierra Linda School
Fields Only (No Dugout) Mowing 2x/week
Edging 2x/week
Litter Pick-Up 2x/week on field only
Fertilize Up to 6x/year as directed by the Public
Works Superintendent.

Infield
Maintenance
2x/week
Pest Control See City’s IPM policy (City will not use
pesticides of any kind unless mutually
agreed upon by School District and City.

During field closures, City will hire pest
control for gophers and moles.)
Field Closure Minimum of six weeks during calendar
year. Schedule to be mutually
determined by School District and City.

During closure, City will perform
irrigation checks, modifications, and/or
repairs, aerate the field, provide
topseeding as needed, and top off infield
mix.

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San Carlos School District Joint-Use Agreement – City of San Carlos 20 Central Middle School Mowing 2x/week
Fields Only (No Dugout)
Edging 2x/week
Litter Pick-Up 2x/week on field only
Fertilize Up to 6x/year as directed by the Public
Works Superintendent.

Infield
Maintenance
2x/week
Pest Control See City’s IPM policy (City will not use
pesticides of any kind unless mutually
agreed upon by School District and City.

During field closures, City will hire pest
control for gophers and moles.)
Field Closure Minimum of six weeks during calendar
year. Schedule to be mutually
determined by School District and City.

During closure, City will perform
irrigation checks, modifications, and/or
repairs, aerate the field, provide
topseeding as needed, and top off infield
mix.

Heather School Fields
Only (No Dugout) Mowing 2x/week
Edging 2x/week
Litter Pick-Up 2x/week on field only
Fertilize Up to 6x/year as directed by the Public
Works Superintendent.

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San Carlos School District Joint-Use Agreement – City of San Carlos 21 Infield
Maintenance
2x/week
Pest Control See City’s IPM policy (City will not use
pesticides of any kind unless mutually
agreed upon by School District and City.

During field closures, City will hire pest
control for gophers and moles.)
Field Closure Minimum of six weeks during calendar
year. Schedule to be mutually
determined by School District and City.

During closure, City will perform
irrigation checks, modifications, and/or
repairs, aerate the field, provide
topseeding as needed, and top off infield
mix.

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San Carlos School District Joint-Use Agreement – City of San Carlos 22 EXHIBIT “C”
Crossing Guard Program
As part of the Safe Routes to School initiative, City shall provide eleven (11) Crossing Guards at the eleven (11) intersections, depicted below, and as follows:

1. Woodland Avenue & Arroyo Avenue

2. Brittan Avenue & Cedar Street

3. Arroyo Avenue & Cedar Street

4. Bay View Drive & Club Drive

5. Dartmouth Avenue & San Carlos Avenue

6. Dartmouth Avenue & Wellington Drive

7. Dartmouth Avenue & Tierra Linda Middle School Campus Driveway

8. Club Drive & Exeter Avenue

9. San Carlos Avenue & Wellington Drive

10. Cordilleras Avenue & Belle Avenue

11. Melendy Drive & Heather Drive

12. San Carlos Avenue & Club Drive*
*To be provided by District’s successful good faith effort to secure funding for 12th guard

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San Carlos School District Joint-Use Agreement – City of San Carlos 23 Tierra Linda/Mariposa/Charter Learning Center/Carlmont HS (6 Intersections)

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San Carlos School District Joint-Use Agreement – City of San Carlos 24 Arundel School
(1 Intersection)

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San Carlos School District Joint-Use Agreement – City of San Carlos 25 Heather School
(1 Intersection)

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San Carlos School District Joint-Use Agreement – City of San Carlos 26 Central Middle School/Arroyo School
(3 Intersections)

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San Carlos School District Joint-Use Agreement – City of San Carlos 27 Brittan Acres School
(1 Intersection)

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Approving the Amended Project Proposal for The Children’s Place’s Request for Grant Funding to Utilize Funds Collected through the Childcare Development Impact Fees.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution approving the amended project proposal for The Children’s Place for a project completed in October 2024, which resulted in two new licensed childcare spots with the option for a third, as well as new heating and air conditioning equipment. If approved, the revised grant amount to the Children’s Place would be $90,075.

FISCAL IMPLICATIONS:

Approval for a $100,000 grant was awarded to The Children’s Place at the November 25, 2024 City Council meeting. Since that time, the Children’s Place has prepared a modified proposal which would result in eligibility for grant funds totaling $90,075, rather than the previous $100,000 granted. The original $100,000 in funds have already been appropriated by the City Council.

Therefore, this amended proposal would result in $9,925 allocated back into Fund 26 (the Childcare Development Impact Fee Fund).

BACKGROUND
In August 2024, the Council established the City of San Carlos’ Childcare Grant Program and appropriated $250,000 for fiscal year (FY) 2024-25. The program was designed in accordance with the City’s Childcare Development Impact Fee Ordinance (Ord. 1585) to support the City’s strategic goals and objectives to encourage and support the creation and expansion of quality childcare spaces.

In November 2024, the Council approved appropriating an additional $250,000, for a total of $500,000, allocated for FY 24/25. The Council also approved five grant applications for five childcare providers, each in the amount of $100,000.

At the time, the only non-profit applicant, The Children’s Place, requested $322,840 which exceeded the grant's maximum funding limit; however, the Council approved their application for the maximum allowable amount under the Notice of Funding Availability (NOFA) of $100,000.

Subsequently, The Children’s Place was unable to secure the additional funding needed to complete the project as proposed, and as a result have submitted an updated proposal for consideration. No additional funding is requested. Rather, the Council is considering a revised project proposal which, under the NOFA guidelines, would result in approximately $10,000 less

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in grant funding than originally approved. Specifically, if approved, $9,925 could be allocated back into the Childcare Impact Fee Fund for use in future grant requests.

ANALYSIS:

The Children’s Place’s original proposal included converting a garage on the property into a new classroom, fire alarm improvements, construction materials for expansion, and classroom furnishings and required $322,840 to complete.

The revised proposal amounts to $130,150 for a project that was completed in October 2024 and resulted in two new childcare spaces with the option of a third.

The NOFA guidelines allow applicants to apply for grant funding retroactively for any capital improvements made after November 27, 2022 (effective date of the adopted impact fee) contingent on required documentation. This project falls within the allowable timeframe.

The remodel completed in October 2024 included:
• Replacement of all cabinets in classrooms, maximizing hanging cabinet space to allow for more floor space
• Purchase of functional storage, shelving, and carpet
• Installation of cabinets and countertops in staff room to allow for a food prep area • Addition of fans and lights to porch area to allow use of space during short winter days • Removal of tree stumps and build out of a deck with running water to allow for a dedicated space for picnic tables for all-school lunches, and creation of an outdoor classroom • Addressing fire code requirements including upgraded electrical service, installation of lighted exit signs, service and certification of the local fire alarm • Installation of a washer and dryer
• Installation of motion lighting on back of building
• Replacement of aging light fixtures and removal of the drop ceiling in classrooms and bathroom
• Replacement classroom furnishings to allow for adequate space and supplies for increase in capacity
In addition to the retroactive request, the preschool is proposing to install heating and air conditioning, the cost of which is included in the total request.

NEXT STEPS:

If the City Council chooses to approve the amened project proposal, staff will then execute the Agreement for Receipt of Grant Funds with the Children’s Place and distribute the funds.

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ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution approving the amended project proposal for The Children’s Place, resulting in an amended grant award of $90,075; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Al Savay, Community Development Director
Approved for submission by:

_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Draft Resolution

2. Child Care Grant Notice of Funding Availability

3. Update Project Proposal - The Children's Place

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS APPROVING THE AMENDED PROJECT PROPOSAL FOR THE CHILDREN’S PLACE

REQUEST FOR GRANT FUNDING TO UTILIZE FUNDS COLLECTED THROUGH THE CHILDCARE DEVELOPMENT IMPACT FEES.

WHEREAS, on August 22 2022, the City Council adopted Ordinance 1585 and Resolution 2022-104 under the authority of Sections 66000 et seq. of the California Government Code (“Mitigation Fee Act”), establishing a Childcare Development Impact Fee for new nonresidential development in the City of San Calos as part of the 2022 City Council strategic goals to help encourage and support the creation and expansion of quality childcare spaces available to residents and employees in San Carlos; and WHEREAS, the City Council reprioritized childcare in its 2024 strategic goals and objectives, with a key objective of developing a plan on how to utilize the childcare funds collected through the Childcare Impact Fees; and
WHEREAS, the implementation measures associated with the Childcare Development Impact Fees include the establishment of a Childcare Grant Program; and WHEREAS, on August 2024, the City Council established the Childcare Grant Program available to any childcare provider (commercial, in-home, and non-profit) located within the City of San Carlos; and
WHEREAS, the Childcare Grant Program would provide funds for capital improvements that lead to the expansion of childcare spaces in accordance with the Childcare Development Impact Fee requirements; and
WHEREAS, the total available funding for the grant program for fiscal year 2024-25 is $250,000 and the maximum grant award limit per applicant is $100,000; and WHEREAS, the Notice of Funding Availability (NOFA) for the Childcare Grant Program, open from August 26 to October 18, 2024, received competitive applications from five local providers—three for-profit commercial centers, one non-profit center, and one in-home provider—all of whom met the baseline qualifications and were eligible for the maximum grant amount of $100,000 each; and
WHEREAS, on November 25, 2024, City Council approved the appropriation of an additional $250,000 for FY 2024-25, bringing the budget to $500,000 and approving the following grants:

1. Learn & Play Montessori: $100,000

2. Happy Campers: $100,000

3. Challenge School: $100,000

4. The Children’s Place: $100,000

5. Little Troopers Childcare: $100,000
WHEREAS, The Children’s Place has requested to submit an alternate proposal; and

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WHEREAS, the grant program allows applicants to retroactively apply for grant funding for those expenses that were incurred after the date of adoption of the Childcare Impact Fee on November 27, 2022; and
WHEREAS, The Children’s Place submitted an amended project proposal on February 25, 2025 requesting $90,075 for a remodel project completed in October 2024 which resulted in two new licensed childcare spots with the option of a third, and is also proposing a new heating and air conditioning unit.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the City Manager to execute the Agreement for Receipt of Grant Funds with The Children’s Place for a total of $90,075 in place of the previously approved grant for $100,000 approved on November 25, 2024.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May 2025, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carloss
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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City of San Carlos
Notice of Funding Availability (NOFA)
Childcare Grant Program
Issued: Monday, August 26, 2024
Responses Due: Friday, October 18, 2024, by 5:00 p.m.

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Program Overview. The City of San Carlos invites local childcare centers, family childcare homes, and non-profit centers providing childcare services to submit a request for funding as part of the Childcare Grant Program. The Childcare Development Impact Fee Fund (“Impact Fee Funds”) contains monies that shall be used to support the creation of childcare spaces within the City. The Fund monies shall be used in accordance with the City’s Childcare Development Impact Fee Ordinance (Ord. 1585) and 2024 San Carlos Strategic Plan Goals and Objectives to encourage and support the creation and expansion of quality childcare spaces available to residents and employees in San Carlos.

Types of Eligible Applicants.
• For-profit or commercial providers
• Nonprofit providers
• Faith-based organizations
• Family childcare homes
*Public school district is ineligible
Permissible Uses. Per State Law, the grant funds can only be used to fund capital improvement costs (not maintenance or operations). It is important to note that these funds cannot be used to subsidize operations or direct assistance with childcare costs. Types of eligible projects may include but are not limited to:
• Land acquisition
• Center acquisition
• New construction of center
• Tenant improvements to prepare existing structure for childcare uses • Tenant improvements to modify existing childcare center to accommodate a different age group (i.e. toddlers to infants or infants to toddlers or between any age groups that the childcare provider deems fit)
• Expansion of currently operating center
• Improvement to establish new small or large family childcare homes • Center within corporate campus
• Center within new or existing commercial development
• Childcare within new housing developments
• Other pursuits associated with increasing childcare spaces Eligible expenses do not include general operating costs, but may include:
• Development or construction related costs
• Capital equipment including but not limited to furniture, play equipment, learning materials, safety equipment, kitchen equipment, technology, outdoor play equipment, and restroom fixtures.
• Fixed furnishings including but not limited to built-in storage units, sinks, faucets, changing stations, partition walls, flooring, lighting fixtures, HVAC systems, and safety features.

Funding Priorities. All applicants must be located within the City of San Carlos. Applications will

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be accepted until the deadline on Friday October 18, 2024 at 5p.m. The NOFA will be subsequently released on a quarterly basis. The grant program will be active until grant funds are expended. Each applicant must submit a grant request that best supports the adopted purpose, goals, policies and provisions of the City’s Childcare Development Impact Fee Ordinance (Ord. 1585) and 2024 San Carlos Strategic Plan Goals and Objectives to encourage and support the creation and expansion of quality childcare spaces available to residents and employees in San Carlos.

Qualification Criteria. To be considered for a grant, the childcare provider must meet the following criteria:
• Must be a commercial childcare center, family childcare home, faith-based childcare center, or non-profit childcare center located within the City of San Carlos; Public school district is ineligible
• Must be a childcare center that serves children aged 5 and under • Existing childcare providers must provide copy of State of California license; new childcare providers must provide planned schedule for licensing upon start up and provide State license once obtained
• Must provide a copy of current business registration with the City of San Carlos (unless exempt from business registration requirements).
• Must demonstrate how funds will be used for capital improvement costs (not maintenance or operations)
• Must provide proper documentation for reimbursement which will be determined at the grant pre-approval stage
• Must agree to the terms in the “Agreement for Receipt of Grant Funds” Project Commitment. To demonstrate long-term commitment to the childcare center, applicants must provide additional documentation including but not limited to:
• Existing childcare providers must submit financial statements (income statement, balance sheet, or cash flow statements) to demonstrate financial viability and long-term commitment to the childcare center; new providers may submit a business plan • Copy of property deed or lease, as applicable
• If nonprofit, must provide proof of nonprofit status
• Must submit annual reporting and/or tracking for five years from receipt of final grant payment to demonstrate how grant funds were used to increase childcare spaces • Copy of appropriate license or planned schedule for licensing upon facility start up Application Priorities. An application may be prioritized if a childcare provider meets one or more of the criteria below in addition to the qualification criteria above:
• Serves the infant children group (birth-2 years old)
• Creates a higher number of childcare spaces as a result of the grant funds • Accepts vouchers
• Serves children with special needs

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Funding Availability. The approved budget for grant expenditures from this fund for Fiscal Year (FY) 2024-25 is $250,000. Each applicant may apply for a maximum of $100,000 in grant funding for the capital improvement project. The funding request should be appropriate for the proposed project size. Qualified applicants will receive full funding for the first $50,000 of the capital improvement project cost. For any cost amount over $50,000, the grant will cover 50% of the excess. For example, if a project costs $75,000, the applicant would receive $62,500 ($50,000 + $12,500) in funding. If a project costs $100,000, the applicant would receive $75,000 in funding ($50,000 + $25,000). Final grant amount will be determined at grant pre-approval stage.

Funds are expected to be distributed amongst a few eligible candidates that best demonstrate the ability to meet the City’s childcare needs. A childcare provider may reapply for the grant after being a recipient in the previous year, contingent upon availability and qualifications. They may reapply 12 months after receiving the last grant payment. To reapply, there must be a new capital improvement project and new anticipated childcare spaces. Applicants may apply for grant funding retroactively for any capital improvements made after November 27, 2022 (effective date of the Impact Fee) contingent on required documentation. The City retains sole discretion to evaluate and make grants available and is under no obligation until an agreement is executed.

Application Requirements. Applicants must submit a complete Childcare Grant Funding Request Application in the form attached.

Funding Distribution. The selected applicants will be required to enter into an Agreement for Receipt of Grant Funds with the City. Reimbursement and timing of payments will vary per applicant based on the specifics of the capital improvement project. Payment schedule will be finalized at the grant pre-approval stage.

Application Review Process. Applications will be reviewed by City of San Carlos staff to determine if they are complete and responsive to the request. City Staff will evaluate qualified applications against the permissible uses and priorities identified above or any other relevant criteria developed and consistently applied. Grants will be offered to applicants proposing projects and/or programs that best meet the goals and requirements of this NOFA.

Application Deadline. Written requests for funding shall be mailed or hand delivered to the attention of Sajuti Haque, Sr. Management Analyst, at City Hall, 600 Elm Street, San Carlos, CA 94070 or emailed to [email protected]. Responses to this NOFA are due on Friday, October 18 by 5:00 p.m.

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Childcare Center Name:

Childcare Center Address:

Funding Amount Requested:

Number of Anticipated New
Childcare Spaces Created:

Contact Person & Title:

Phone Number:

Email Address:

Childcare Website
(if applicable):

CALIFORDS
Childcare Grant Funding
Request Application
The Children's Place
1336 Arroyo St. Ban Carlos CA
90,074.81 94070
3 (confirmed witn ECL)
Michelle Myhre
[email protected]
650 465 1056
TEPPRESChOOl. org
Type of Childcare:

For-profit or commercial
Nonprofit
Faith-based Organization
Family childcare homes
Application Priorities- Check all the apply:

Serves infant children group (birth-2 years old)
Accepts vouchers
Serves children with special needs
can accomodiate para
Application Checklist:

Copy of State of California License; or schedule for licensing, as applicable Copy of City of San Carlos business registration unless exempt Proper documentation for reimbursement
Copy of financial statements
Copy of property deed or lease, as applicable
Proof of nonprofit status, as applicable
Applicant must acknowledge the following requirements:

X Applicant has reviewed and understands the terms in the "Agreement for Receipt of Grant Funds" attached The City will request five years of reporting from the receipt of the final grant payment to limited to the following: ensure the increased childcare spaces are maintained. Reporting may include, but not be Proof of current insurance and license, as applicable
Number of total childcare spaces
? Submittal of annual financial statement
* The City retains sole discretion to evaluate and make grants available and is under no obligation until an agreement is executed.
*Please use additional pages to respond to the following request:

Provide a detailed description of the capital improvement activities to be funded. Include how the capital improvement project will help meet the adopted purpose, goals, policies and provisions of the City's Childcare Development Impact Fee Ordinance (Ord. 1585) and 2024 San Carlos Strategic Plan Goals and Objectives to encourage and support the creation and expansion of quality childcare spaces available to residents and employees in San Carlos. Include detail project plan with project schedules, site plans (as applicable), and itemized cost estimate.

Signature: Date: 13 May 25
Applicant Information:

The Children’s Place
1336 Arroyo Ave.

Building B
San Carlos, CA 94070
Contact Information:

Michelle Myhre, Board of Directors Chair
Phone: 650-465-1056
Email: [email protected]
Application for Grant Funds for Expansion
Provide a detailed description of the capital improvement activities to be funded.

Include how the capital improvement project will help meet the adopted purpose, goals, policies and provisions of the City’s Childcare Development Impact Fee Ordinance (Ord. 1585) and 2024 San Carlos Strategic Plan Goals and Objectives to encourage and support the creation and expansion of quality childcare spaces available to residents and employees in San Carlos. Include detail project plan with project schedules, site plans (as applicable), and itemized cost estimate.

1. Executive Summary:

On behalf of the Children’s Place and the San Carlos Community families we proudly serve, we are pleased to submit this capital improvement project request to support significant expansion of childcare capacity and resources for low-income families in the City of San Carlos.

For four decades, The Children’s Place has been the sole provider of affordable, accessible and early childhood-focused child care programs, specifically serving working families and employees in the City of San Carlos. We are seeking reimbursement of our expansion project completed in October 2024, as well as funds to replace our aging furnace with electric heat pumps.

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2. About The Children’s Place:

Founded in 1981, The Children's Place was established to offer a loving and engaging environment where children can learn through play—a concept that was innovative at the time, especially given the limited resources available for local dual-income families.

Today, The Children's Place continues to fulfill a crucial role in our community as the sole provider of affordable, high-quality, play-based early childhood education for low-income, working families in San Carlos. Prior to the remodel completed in October, the facility was equipped to serve 36 children; we were approved to increase our capacity to 39 in October 2024.

The Children’s Place Board of Directors continues to prioritize provision of quality and affordable care to local San Carlos families who need us most. In recent years, we have been able to improve staff salaries, ensuring competitive compensation and benefits.

This has helped us maintain better child/staff ratios, reduce turnover, enhance caregiver professionalism and engagement, and create a thriving, positive environment for students, families, and staff.

We invite you to learn more about The Children’s Place at www.tcppreschool.org.

3. Project Summary
The Children’s Place completed an extensive remodel resulting in the approval for 2-3 additional child care spots. The remodel created more functional spaces, ensured our spaces met safety standards of today, created a cohesive and welcoming environment throughout the preschool as well as maximized our square footage to increase our capacity.

Our remodel included:
● Replacing all cabinets in classrooms, maximizing hanging cabinet space ● Purchased functional storage and shelving as well as new carpets to fit newly designed space
● Install cabinets and countertop in staff room to allow for a food prep area ● Convert all doors to farm doors to allow for the removal of dangerous baby gates ● Added fans and lights to porch area to allow use of space during short winter days
● Removed stumps and built out a deck with running water to allow for a dedicated space for picnic tables for all school lunch and creation of an outdoor classroom ● Upgraded electrical to meet fire code requirements
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● Installed lighted exit signs
● Serviced and certified the local fire alarm
● Replaced paper on all bulletin boards with fire resistant paper ● Washer and dryer
● Installed motion lighting on back of building to ensure safety of preschool students and families
● Replaced aging light fixtures and removed drop ceiling in classrooms and bath ● Replaced classroom furnishings to allow for adequate space and supplies for increase in capacity.
● Air Conditioning for Preschool
○ There are numerous students that support rising temperatures that are detrimental to staff, teachers and our students. The last few years we have been acutely aware of the high temperatures, we have seen extreme temperatures, which have reached well into the high 90’s this past summer, and can severely impact young children's learning, sleep, and mental health. A climate-controlled environment is crucial for their development and overall well-being.
○ A recent study highlights the significant impact of heat waves on both children and educators in preschools:
■ Children's Well-being:
● Symptoms: Children exhibited lethargy, fatigue, and were less able to participate in activities. Many showed changes in sleeping patterns, with less quality but more quantity of sleep. Issues with eating, hydration, and comfort were
observed, especially among the youngest children.
● Behavioral Effects: Increased conflicts, crying, and a heightened need for comfort and attention were reported.

The heat contributed to these challenges, with some children showing severe reactions while others were less affected. ■ Educators' Well-being:
● Physical and Mental Health: Educators experienced fatigue, headaches, dizziness, and general exhaustion. The heat led to physical discomfort and mental stress, impacting their ability to concentrate, remain patient, and perform their duties effectively.
● Work Impact: The educators' ability to plan and manage was hindered, increasing their workload and stress. The need for heightened care for children during the heatwave also led to a decline in their own well-being.

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○ This study illustrates how heat waves exacerbate the challenges faced by preschools, affecting both children's health and educators' ability to perform their duties. A well-regulated environment is crucial for optimal functioning.
○ The grant will enable us to provide a comfortable, safe learning environment for our students and teachers, year round without placing additional financial burdens on families.

4. Result of improvements
We are thrilled to share that through our efforts, on October 23, 2024 we were approved for a maximum capacity of 39 students. The increase in capacity has allowed us greater flexibility for student enrollment, as well as allowed us the opportunity to enroll 6 additional children when Little Learners sadly closed their doors in December 2024.

5. Attachments - On File with Community Development Department DSS Report of approved capacity
Extreme Makeover Proposal presented to TCP Board
Itemized list of expenses
Copies of invoices and receipts
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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt a Resolution Approving a Second Sewer Connection for 1235 Edgewood Road, Unincorporated Redwood City, Assessor’s Parcel Number (APN) 058-040-310.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution approving a second sewer connection for 1235 Edgewood Road (“Property”), Unincorporated Redwood City, Assessor’s Parcel Number (APN) 058-040-310.

FISCAL IMPLICATIONS:

The Property will pay the City sewer service assessment fees and a back charge for the past three years, the legal limit for back charges, for the existing sewer connection. If approved, the Property will pay for a sewer service connection fee for the second connection in accordance with the 1985 sewer transport, maintenance, and treatment agreement.

BACKGROUND:

This item is brought before the City Council to approve a second sewer connection requested by the property owner for the proposed subdivision of 1235 Edgewood Road, Unincorporated Redwood City, APN 058-040-310.

The City granted a single sewer connection to the Property in an agreement titled “Contract for Sewage Connections” dated December 11, 1956. The Property connected to the sewer line on Edgewood Road known as the Hassler Line, which eventually connects to the City sewer system.

After the connection, the Property was not annexed to any sewer district and did not pay any sewer service fee.

The Hassler Line was originally constructed in about 1940 by the City and County of San Francisco and known as the Hassler Health Home sewer. In 1958, ownership of this sewer was transferred to the Scenic Heights County Sanitation District.

In 1985, an agreement related to responsibilities for maintenance, transport, and treatment of the wastewater conveyed by the Hassler line was executed between the County of San Mateo, Scenic Heights County Sanitation District, Emerald Lake Heights Sewer Maintenance District, and the City of San Carlos.

The Property Owner has now petitioned to annex into the Emerald Lake Heights Sewer Maintenance District (ELHSMD) and subdivide. According to the 1956 “Contract for Sewage Connections” agreement, City Council approval is required to provide a second sewer connection

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for the subdivision.

The San Mateo Local Agency Formation Commission held a public hearing on May 21, 2025 on the annexation of 1235 Edgewood Road to the Emerald Lake Heights Sewer Maintenance District. After annexation, the Property will pay a sewer service fee according to the 1985 sewer transport, maintenance, and treatment agreement.

ANALYSIS:

Approval of the City Council is required to provide a second sewer connection for the Property to subdivide.

As documented in a letter dated March 15, 2011, the County informed the City that a sanitary sewer main replacement project constructed by ELHSMD in 1997 redirected a total of 83 parcels from the area that eventually connect the City sewer system to the Redwood City sewer system.

Due to this reduction in flow, granting a second connection for subdivision of the Property will not exceed the City’s sewer capacity.

Therefore, staff recommend the City Council approve a second sewer connection for 1235 Edgewood Road, Unincorporated Redwood City, APN 058-040-310, as described and shown in Exhibit A to the proposed Resolution.

ALTERNATIVES:

The options available to the City Council include:

1. Adopt a Resolution approving a second sewer connection for 1235 Edgewood Road, Unincorporated Redwood City, Assessor’s Parcel Number (APN) 058-040-310; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution
Exhibit A – Geographic Description

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May 27, 2025 Packet Pg. 94
RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS APPROVING A SECOND SEWER CONNECTION FOR 1235 EDGEWOOD ROAD, UNINCORPORATED REDWOOD CITY, APN 058-040-310.

WHEREAS, the City granted a single sewer connection to 1235 Edgewood Road (“Property”), Unincorporated Redwood City, Assessor’s Parcel Number (APN) 058-040-310 in an agreement titled “Contract for Sewage Connections” dated December 11, 1956. The Property connected to the sewer line on Edgewood Road known as the Hassler Line, which eventually connects to the City sewer system. After the connection, the Property was not annexed to any sewer district and did not pay any sewer service fee; and WHEREAS, the Hassler Line was originally constructed in about 1940 by the City and County of San Francisco and known as the Hassler Health Home sewer. In 1958, ownership of this sewer was transferred to the Scenic Heights County Sanitation District; and WHEREAS, in 1985 an agreement related to responsibilities for maintenance, transport, and treatment of the wastewater conveyed by the Hassler Line was executed between the County of San Mateo, Scenic Heights County Sanitation District, Emerald Lake Heights Sewer Maintenance District, and San Carlos; and
WHEREAS, the Property owner has now petitioned to annex into the Emerald Lake Heights Sewer Maintenance District (“ELHSMD”) and subdivide. According to the 1956 “Contract for Sewage Connections” agreement, City Council approval is required to provide a second sewer connection for the subdivision; and
WHEREAS, the San Mateo Local Agency Formation Commission held a public hearing on May 21, 2025 on the annexation of 1235 Edgewood Road to the Emerald Lake Heights Sewer Maintenance District. After annexation, the Property will pay sewer service fees according to the 1985 sewer transport, maintenance, and treatment agreement; and WHEREAS, the Property will pay the City sewer service fee and a back charge for the past three years, the legal limit for back charges, for the existing sewer connection. If approved, the Property will pay sewer service fee for the second connection in accordance with the 1985 sewer transport, maintenance and treatment agreement; and
WHEREAS, as documented in a letter dated March 15, 2011, the County informed the City that a sanitary sewer main replacement project constructed by ELHSMD in 1997 redirected a total of 83 parcels from the area that eventually connects to the City sewer system to the Redwood City sewer system. Due to this reduction in flow, granting a second connection for subdivision of the Property will not exceed the City’s sewer capacity; and
WHEREAS, staff recommend the City Council approve a second sewer connection for 1235 Edgewood Road, Unincorporated Redwood City, Assessor’s Parcel Number (APN) 058-040-310, as described and shown in Exhibit A.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council approves a second sewer connection for 1235 Edgewood Road, Unincorporated Redwood City, APN 058- 040-310, as described and shown in Exhibit A.

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* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 27th day of May 2025, by the following vote:

AYES, COUNCILMEMBERS: ___________________________________________ NOES, COUNCILMEMBERS: ___________________________________________ ABSENT, COUNCILMEMBERS: ___________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
Exhibit A – Geographic Description

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MAR 10 2025
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GEOGRAPHIC DESCRIPTION
The land referred to herein below is in Township 5 South, Range 4 West, and is situated in an unincorporated area of the City of Redwood City, County of San Mateo, State of California and is described as follows:

Portion of lot lettered "C''i as designated on the map entitled "Whipple tract being a re-subdivision of lots 6 and 7 the Johnson Subdivision, Redwood City, San Mateo County, California", which map was filed in the Office of the Recorder of the County of San Mateo, State of California on May 19, 1922 in book 11 of maps at page 8, more particularly described as follows:

Beginning at a point of the north corner of parcel with APN: 058-040-300, also being the existing emerald lake heights sewer maintenance district boundary;
Thence, (1) South 44°55'00" East 95.00 feet along the existing boundary; Thence, leaving the existing district boundary, (2) North 42°48'00" East 136.97 feet; Thence, (3) North 44°55'00" West 95.00 feet;
Thence, (4) South 42°
48'00" West 136.97 feet to the Point of beginning and containing 0.30 acres of land more or less.

APN: 058-040-310
For assessment purposes only. This description of land is not a legal property description as defined in the Subdivision Map Act and may not be used as the basis for an offer for sale of the land described.

EXHIBIT A

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© Latitude Geographics Group Ltd.

0.04 THIS MAP IS NOT TO BE USED FOR NAVIGATION
WGS_1984_Web_Mercator_Auxiliary_Sphere

0.04 Miles This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
0 0.02
1,128
Vicinity Map for 1235 Edgewood Rd.
1:

San Mateo County

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May 27, 2025 Packet Pg. 99

CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt Ordinance 1622 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 to Planned Development 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).

RECOMMENDATION:

The Planning and Transportation Commission and staff recommend that the City Council amend the Zoning Map to change the Zoning of the site from IH – Heavy Industrial Zoning district to PD – Planned Development Zoning District and approving the associated Planned Development Plan for the Alexandria Center for Life Sciences Project (“Project”).

FISCAL IMPLICATIONS:

The applicant has paid the appropriate application fees and provided deposit funds to pay for expenses related to the environmental review and other reports and analyses associated with the Project. The Project will be required to pay building permit fees and City impact fees. City impact fees total over $89 million and include: commercial linkage (affordable housing), childcare, sewer, and traffic fees. The proposed development agreement includes community benefits, which are outlined in the analysis section below and are valued at $50,300,00.

The proposed development will also benefit the City with increased property tax, increased sales tax revenue, and new job creation. The estimated increased revenue to the City is $3,500,000 per year in additional property and sales tax revenue.

BACKGROUND:

The Planning and Transportation Commission, at its April 21, 2025 meeting, conducted a public hearing and adopted Resolution PTC2025-03, recommending the City Council certify the EIR and adopt the associated Mitigation Monitoring and Reporting Program (MMRP) and adopted Resolution PTC2025-04, recommending the City Council adopt the Planned Development Zoning, Planned Development Plan, Sign Program and Development Agreement. The Commission also approved the Design Review and Grading and Dirt Haul for the first two buildings, the Transportation Demand Management Plan, the Protected Tree Removal request, and the Tentative Parcel Map, which would all become effective if the City Council approves the forementioned items.

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The City Council, at its May 12, 2025 meeting, conducted the public hearing and adopted Resolution 2025-040 certifying the EIR and adopting the Mitigation Monitoring and Reporting Plan, introduced Ordinance 1622 to rezone the site from Heavy Industrial (IH) to Planned Development Zoning and approving the Planned Development Plan, and introduced Ordinance 1623 approving the Development Agreement as amended at the meeting.

ANALYSIS:

The Planned Development Ordinance authorizes the new life sciences campus subject to the IH Zoning district regulations with the following site-specific development standards:

1. Height: Exceed the maximum height of 50’ allowed in the IH District. The applicant proposes six new life science buildings, ranging in height from five stories at 82’ to roofline and 100’ to mechanical street to seven stories at 114’ to roof line and 132’ at the mechanical screen.

2. Floor Area: Exceed the maximum site floor area ratio of 1.0. The applicant proposes total building square footage of 2,409,119 square feet resulting in a floor area ratio (FAR) of

2.18. This includes the usable research and development building square footage of 1,603,879 square feet, amenity building area of 24,689 square feet, and the above grade parking structure building area of 780,550 square feet.

When considering the usable research and development building area of 1,603,879 square feet, the resulting FAR would be 1.43.

3. Use: All uses as allowed in the Heaving Industrial (IH) zoning district would govern the permitted and conditional uses at the site. All future tenants will be required to comply with the biosafety regulations in effect at the time a business registration or building permit is issued for tenant lab space. A conditional use permit is required for any future childcare use.

4. Master Sign Program: Tenant signage is limited to no more than 150 square feet per sign and no more than two signs per building façade.

5. Parking: Establish a maximum parking ratio of two parking spaces per 1,000 square feet of floor area, excluding designated public parking. This parking ratio is consistent with the TDM requirements.

Environmental Review
The City Council adopted Resolution 2025-040 certifying the EIR and adopting the Mitigation Monitoring and Reporting Plan prepared in accordance with CEQA guidelines. With implementation of the mitigation measures, the project will not result in a significant impact to the environment.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt Ordinance 1622 amending the Zoning Map to change the Zoning of the site from IH – Heavy Industrial zoning district to PD – Planned Development zoning district and

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approve the associated Planned Development Plan for the Alexandria Life Science Campus Project; or

2. Do not adopt Ordinance 1622; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Ordinance 1622 with Exhibit A – Zoning Map
Exhibit B to Ordinance – Planned Development Plan
Exhibit C to Ordinance – Findings for PD

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ORDINANCE NO. 1622

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 2025-040, 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 27th day of May, 2025 by the following vote:

Exhibits:

A. Zoning Map
B. Planned Development Plan
C. Findings for PD
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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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)

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EXHIBIT B - PLANNED DEVELOPMENT PLANS

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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,
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&($1'
7(&+12/2*<
&200(5&,$/
675((7
3$9,1*
6,*1$*($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-R0.21

OLD COUNTY RD SIGNAGEAND STRIPING 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&($1'
7(&+12/2*<
2/'&2817<
52$'
6,*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-R0.22

COMMERCIAL STSTORMWATER MANAGEMENTPLAN (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((767250:$7(5
0$1$*(0(173/$1
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REFERENCE DRAWING
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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

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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

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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

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B4B6 PG-1
B5

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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-R0.26

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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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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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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• 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.

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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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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Adopt Ordinance 1623 Approving a Development Agreement with the Alexandria Real Estate Equities, for the Alexandria Life Science Campus Project.

RECOMMENDATION:

The Planning and Transportation Commission and staff recommend that the City Council adopt Ordinance 1623 approving a Development Agreement with Alexandria Real Estate Equities for the Alexandria Life Science Campus Project (“Project”).

FISCAL IMPLICATIONS:

The applicant has paid the appropriate application fees and provided deposit funds to pay for expenses related to the environmental review and other reports and analyses associated with the Project. The Project will be required to pay building permit fees and City impact fees. City impact fees total over $89 million and include: commercial linkage (affordable housing), childcare, sewer, and traffic fees. The proposed development agreement includes community benefits, which are outlined in the analysis section below and are valued at $50,300,000.

The proposed development will also benefit the City with increased property tax, increased sales tax revenue, and new job creation. The estimated increased revenue to the City is $3,500,000 per year in additional property and sales tax revenue.

BACKGROUND:

The Planning and Transportation Commission (PTC), at its April 21, 2025 meeting, conducted a public hearing and adopted Resolution PTC2025-03, recommending the City Council certify the EIR and adopt the associated Mitigation Monitoring and Reporting Program (MMRP) and adopted Resolution PTC2025-04, recommending the City Council adopt the Planned Development Zoning, Planned Development Plan, Sign Program and Development Agreement. The PTC also approved the Design Review and Grading and Dirt Haul for the first two buildings, the Transportation Demand Management Plan, the Protected Tree Removal request, and the Tentative Parcel Map, which would all become effective if the City Council approves the forementioned items.

The City Council, at its May 12, 2025 meeting, conducted the public hearing and adopted Resolution 2025-040 certifying the EIR and adopting the Mitigation Monitoring and Reporting Plan, introduced Ordinance 1622 to rezone the site from Heavy Industrial (IH) to Planned Development Zoning and approving the Planned Development Plan, and introduced Ordinance 1623 approving the Development Agreement as amended at the meeting.

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May 27, 2025 Packet Pg. 195
ANALYSIS:

The development agreement (“Agreement”) is for a 15-year term and includes vesting of City laws and impact fee provisions. The Agreement includes the community benefits as outlined below with a total value of $50,300,000:
 Fiscal contribution of $43,050,000
 Credit for off-site creek improvements – valued at $2,850,000  Creekside trail credit of $2,000,000
 Credit for the formation of a Transportation Management Association (TMA) – valued at $100,000. The project is also required to participate in the TMA once formed.  On-site art credit of $300,000
 Credit for previous contribution of $2,000,000 to the San Carlos Elementary School District. The contribution was made during a critical period when the District was facing dire financial circumstances.

In addition to the community benefits listed above, the developer has offered the following without assigning a community benefit value:
 On-site landscaped/open spaces will be publicly accessible  City/non-profit group use of amenity building at no cost 12 times per year and an additional 6 times per year at a reduced rate
 Provide a cafe/restaurant open to the general public
 Sixty publicly accessible parking spaces on nights and weekends  Public access easement across bridge connecting to public access easement at 1030 Brittan Avenue site
 Install purple pipe in buildings and landscape for future recycled water.  Install solar on parking structures
The City Council, at its May 12, 2025 meeting, introduced Ordinance 1623 approving the Agreement with the following amendments:
 Section 2.4.4b “an alternative design for a bike and pedestrian trail along Pulgas Creek, which must be approved be approved by the Director following consultation with the City Council.”
 Section 2.7 School District Contribution. In 2020, Developer contributed Two One Million Dollars ($2,000,000.00 $1,000,000) to the San Carlos Education Foundation School District to help San Carlos schools address the challenges of the COVID-19 pandemic.

Developer has also contributed Five Hundred Thousand Dollars ($500,000) to the San Carlos Education Foundation and has an agreement with the San Carlos Education Foundation to contribute an additional Five Hundred Thousand Dollars ($500,000.00) by 2031.”
 Section 2.9.1 Use of Campus Parking. “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 daily from 8:00 a.m. to 10:00 p.m.”

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Environmental Review. The City Council adopted Resolution 2025-40 certifying the EIR and adopting the Mitigation Monitoring and Reporting Plan prepared in accordance with CEQA guidelines. With implementation of the mitigation measures, the project will not result in a significant impact to the environment.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt Ordinance 1623 approving a Development Agreement with Alexandria Real Estate Equities for the Alexandria Life Science Campus Project; or

2. Do not adopt Ordinance 1623; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Ordinance 1623 with Exhibit A – Findings
Exhibit B to Ordinance – Development Agreement

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May 27, 2025 Packet Pg. 197
ORDINANCE NO. 1623

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 27, 2025 Packet Pg. 198
WHEREAS, by Resolution 2025-040, 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 27th day of May, 2025 by the following vote:

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_______________________________
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 27, 2025 Packet Pg. 200
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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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. 1623 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. 2025-40 (certifying EIR) and Resolution No. 2025-40 (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. 1623, 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. 1622, 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 Ordinance No. 1622, approved Planned Development Plan No. PD-32 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 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 Developer’s commencement of

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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 One Million Dollars ($1,000,000.00) to the San Carlos School District to help San Carlos schools address the challenges of the COVID-19 pandemic. Developer has also contributed Five Hundred Thousand Dollars ($500,000) to the San Carlos Education Foundation and has an agreement with the San Carlos Education Foundation to contribute an additional Five Hundred Thousand Dollars ($500,000) by 2031.

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

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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%) 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 daily from 8:00 a.m. to 10:00 p.m. Such designated spaces shall be excluded for purposes of determining whether the parking provided at the Project complies with the Applicable Law.

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

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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 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

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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 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).

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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 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

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

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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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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
FREYER & LAURETA, INC. Page 1 of 2

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EXHIBIT B

MAP OF PROPERTY
[ATTACHED]

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EXHIBIT C

CONCEPTUAL CREEK/TRAIL IMPROVEMENTS

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EXHIBIT D
BRIDGE
[ATTACHED]

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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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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)
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.

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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)
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.

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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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088919\14178297v25

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 daily from 8:00 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 control over the Public Parking Area for the exclusive use of the Owner, Owner’s tenants, and

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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, which shall not be unreasonably withheld, conditioned or delayed. Owner’s request shall include

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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 Liability limits with limits not less than $1,000,000 per each accident for bodily injury or

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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 hereunder. In the event any Mortgage encumbering the Property shall be foreclosed, the Owner

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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.