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<br />would memorialize the purchase/sale agreements designed to allow the <br />development of the Auto Mall Site to proceed; (4) would set forth the <br />mechanism for transfer of roadway and park land dedication; and (5) <br />would set development fees and affordable housing requirements (if <br />any) for the senior continuing care community and future retaiVoffice <br />uses on the balance of the property. <br /> <br />b. PUD Zoning: PUD zoning for Staples Ranch sufficient to meet <br />LAFCO's pre-zoning requirements for armexation and may include: <br />i. final discretionary development review for the Auto Mall site; <br />ii. final discretionary development review for the senior <br />community; and <br />iii. final discretionary development review for the balance of the <br />site. <br /> <br />c. Annexation: CITY will apply to LAFCO for annexation of Staples <br />Ranch and adjoining roadways and drainage channels if it approves the <br />pre-zoning/Specific Plan applications described above; SPA shall bear <br />all costs associated with the LAFCO application and, if the application <br />is approved, subsequent armexation; and CITY'S application shall be <br />contingent upon the tax-sharing agreement with Alameda County <br />being the same as that agreed upon for the annexation of the Bernal <br />Property. SPA shall make best faith efforts to have Alameda County <br />approve such an agreement. <br /> <br />d. Subdivision: SPA will submit and CITY will review a tentative and <br />final map for the Staples Ranch project that will, at a minimum, <br />subdivide the Staples Ranch property as conceptually illustrated in <br />Exhibit B. The map will show required public improvements for the <br />Staples Ranch project, but will not include an extension of Stoneridge <br />Drive to El Charro Road. SPA will dedicate to CITY in fee a right of <br />way, as shown on Exhibit B, (the "right of way") that would be <br />sufficient to construct a fully improved, four-lane extension of <br />Stoneridge Drive to EI Charro, and CITY will accept and hold the <br />right of way for this purpose. The right of way may be used for public <br />utilities, emergency access or other purposes that are mutually agreed <br />upon by City and SPA; provided that the right of way shall not be used <br />in any way that would impair its ultimate use as a public roadway. <br />CITY may permit interim uses of the right of way that are appurtenant <br />to adjacent land uses (e.g., if there is an automobile dealership adjacent <br />to the right of way, CITY may allow interim parking and landscaping <br />for the dealership within the right of way), but not for use by the <br />general public. In the event CITY removes the Stoneridge Drive <br />Extension from its General Plan, the right of way shall be immediately <br />reconveyed to SPA. This MOU does not limit the CITY's discretion <br />to remove the Stoneridge Drive Extension from its General Plan nor <br /> <br />5 <br />