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Landscaping Landscape plans have been provided for the subject site showing existing and new planted areas around Building 1 and for the remainder of the subject site, including planting of the vacant Phase 2/3 areas of the subject site with native grass and wildflower mix and shrubs until such time those subsequent phases move forward. The landscape plan would provide a variety of trees, shrubs, and groundcover on the subject site. Planting plan details would be determined at the time of building permit review and be finalized in consultation with the City's Landscape Architect to ensure an attractive landscape that will also meet the City's Water Efficient Landscaping Ordinance. In Phases 2/3, more detailed plans will be developed and submitted for proposed landscaping and hardscape areas around future buildings, also subject to review and approval by the City. Staff believes the proposed landscape plan is attractive and contains sufficient landscape area around the perimeter of the structures, parking areas, and along the street frontages. Staff also believes, once finalized with the City's Landscape Architect, the density and species of trees indicated would be appropriate. Since the quantities and spacing of the shrubs and groundcover is not shown, a condition of approval requires these be shown on the plans provided at the building permit review stage, subject to the consideration of the City's Landscape Architect. Tree Removal A tree report has been prepared that specifies the species, size, health, and value of the existing trees on the site that exceed six inches in diameter. There are approximately 159 existing trees over six inches in diameter on the subject site, including 70 defined as a "Heritage Tree" by the PMC (i.e., a tree which measures 35 feet or greater in height or which measures 55 inches or greater in circumference). In Phase I, approximately 61 of 159 (including 5 Heritage) existing trees would be removed. At build out of all Phases, an additional approximately 34 of the remaining 98 (including one Heritage) existing trees would be removed. The removed trees are primarily parking lot trees and interior trees. No new trees (except in existing planter areas in the parking lot where dead trees will be replaced with new ones) would be planted in Phase 1; however, at buildout, approximately 249 new trees of varying sizes would be planted on the subject site. Conditions of approval are included to mitigate the off-set for tree removal versus the new trees to be planted. Development Agreement State law authorizes cities to enter into binding development agreements with any person having a legal or equitable interest in real property for the development of the property. A development agreement is a commitment between the City and a property owner or developer to proceed with a specific development in accordance with the terms of an agreement that describes what land use and related processes shall apply to the application. In essence, a development agreement locks in the laws in existence at the time of entering into the agreement and the City agrees not to change its planning or zoning laws applicable to the specific development project for a specified period. Therefore, future land use decisions regarding such a development project would not be based on then current planning and zoning law, but rather they would be based on the laws in existence at the time the development agreement was executed. The developer gains certainty, through the development agreement, of the continuity of regulations in force at the time of entering into the development agreement and prior to a commitment of a substantial investment for project improvements. In exchange, PUD-139 and P20-0973, 10x Genomics, Inc. Planning Commission 30 of 32 and primary)). PUD-139 and P20-0973, 10x Genomics, Inc. Planning Commission 19 of 32