HomeMy WebLinkAboutStaff Report 6.A 10/03/2005CITv OF PETALUNIA, CALIFORNIA
AGENDA BILL
Agenda Title:
Discussion and possible action regarding a recommendation from the
Planning Commission to approve a request for an amendment to the
Southgate Planned Unit District (PUD) and approval of a "Tentative
Subdivision Map to construct 26 affordable single family homes on a
2.51 -acre parcel within the Southgate Residential Development,
located at the corner of Frates Road and Lakeville Highway; APN
017-150-019; File O5 -TSM -0235 -CR. (Moore/Allsep)
5.A
Ortnhimr - m05
Meetine Date:
October 3, 2005
Meeting Time: ❑ 3:00 PM
❑ 7:00 PM
Cateeory (check one): ❑ Consent Calendar ❑ Public Hearing ❑ New Business
❑ Unfinished Business ❑ Presentation
Deuartment: Director: Contact Person: Phone Number:
Community Development Michael C. Moore Jayni Allsep .
Contract Pl l 415.433.1484
Cost of Proposal: U Account Number:
N/A N/A
Amount Budgeted: Name of Fund:
N/A N/A
Attachments to Agenda Packet Item:
I. Location Map
2. Staff Report from the August 9, 2005 Planning Commission meeting (without attachments).
3. Amended PUD Development Standards
4. Letter from City Engineer to Director of Community Development, July 21, 2005
5. Letter from Dowling Associates, July 18, 2005
6. Correspondence — E-mail from the Pedestrian and Bicycle Advisory Committee, May 25, 2005
7. Public Notice
S. Draft Ordinance amending the Southgate Planned Unit Development, Unit Development Plan and PUD
Development Standards
9, Draft Resolution approving the Tentative Map (includes conditions of approval)
10. Plans: Tentative Subdivision Map, Unit Development Plan /Site Plan; Strectscape, Fencing and Landscape
Plan; Architectural plans (Council only)
Summary Statement:
The Planning Commission reviewed this project at its August 9, 2005 meeting. After receiving staff and applicant
presentations, and public comments on the project, the Planning Commission voted to forward a recommendation to
the City Council to approve the PUD Amendment and Tentative Subdivision Map with conditions. The details of the
Planning Commission recommendation are outlined below.
Recommended Citv Council Action/Sw Bested Motion:
Should the City Council wish to approve the PUD Amendment and Tentative Subdivision Map, the Planning
Comm scion and staff recommend that the City Council: 1) introduce an ordinance amending the Southgate Planned
Unit Development, Southgate Unit Development Plan and PUD Development Standards; and 2) adopt resolution
approving the Tentative Subdivision Map for the Southgate Affordable Housing Development.
Reviewed by Finance Director Reviewed by City Attornev: Aaurpyed by City Manager:
_ ate: ��2� Date: y�i1 Date:
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�_Revised: File Cade.
Todav s iSate. Revision #and Date
September 26, 2005
CITY OF PETALUMA, CALIFORNIA
OCTOBER 3, 2005
AGENDA REPORT
FOR
SOUTHTGATE AFFORDABLE HOUSING DEVELOPMENT
1. ExECUTIVE SUMMARY:
On March 1, 2004, the Petaluma City Council adopted a Mitigated Negative Declaration and
approved entitlements, including a Planned Unit Development (PUD), for the Southgate
Residential Development, of which the first phase is now wider construction. The approved
Southgate PUD identifies the 2.51 -acre project site is as a future affordable housing site for
seniors, and the site is identified as a remainder parcel on the approved Southgate vesting
tentative map. The approved Southgate PUD Development Standards allow for between 25 and
80 units on the site, and identify minimum setbacks, building height limits (35 feet), landscaping
requirements, as well as a requirement that any proposed future development plan for affordable
housing on the site be subject to Site Plan and Architectural Review Committee (SPARC)
approval.
The applicant has submitted a request to amend the Southgate PUD in order to construct 26
affordable single-family homes on the site instead of affordable senior units previously
envisioned. A request to subdivide the property has also been submitted. The homes would be
managed by the Sonoma Housing Land Trust, who would also own the underlying land. The
homes are proposed to be two-story, 1,480 square -foot, four bedroom/2 '/ or 3 bath homes, with
two -car garages. Some of the garages are proposed to be tandem. Access would be from Frates
Road via internal streets previously approved as part of the Southgate Subdivision and PUD (no
direct access from Frates Road is proposed).
The Planning Commission reviewed this project at its August 9, 2005 meeting. Afler receiving
staff and applicant presentations, and public comments on the project, the Planning Commission
voted to forward a recommendation to the City Council to approve the project applications with
conditions.
2. BACKGROUND:
For a discussion of site history, conformance with General Plan policies, and project issues,
please refer to the staff report prepared for the August 9, 2005, Planning Commission meeting
(Attachment 2).
Plannine Commission Review
As noted above, on August 9, 2005, the Planning Commission conducted a public hearing on the
project. Issues discussed at the Planning Commission meeting are summarized below:
At the request of the Planning Commission, Sue Castellucci from the City's Housing
Division; Dev Goetschius, Executive Director of the Housing Land Trust of Sonoma
County; and Vin Smith, the applicant's representative, provided information on how the
affordable housing program would work for the project. Specific issues discussed included
the project's target for moderate -income families, criteria for eligibility, type and limitations
1
of improvements that can be made to home, and requirement to re -sell to family with same
income level.
Tandem garages. Examples were cited of other subdivisions in Petaluma where tandem
garages have been successful.
During the public comment period, Hal Chase, 817 Sartori Drive commented that he viewed
the proposed amendment as a significant shift that would increase the burden of
neighborhoods located in southeast Petaluma, especially with regard to schools, police
serves and traffic.
Improvements proposed along Frates Road, and the possibility of improving pedestrian
access along Frates Road for this portion of the subdivision. Comments submitted by the
Petaluma Pedestrian and Bicycle Advisory Committee, May 2005. The possibility of
providing a "staggered soundwall" while maintaining the integrity of the sound wall. Mr.
Smith indicated that he has had discussions with PBAC regarding their request for a break
in the sound wall, and explained why it would not work due to the noise barrier
requirements (see below under staff analysis).
Collection of impact fees (see below under staff analysis).
Pre -wiring for solar energy.
The Commission voted to forward a recommendation to the City Council to approve the PUD
amendment and tentative map applications, subject to conditions. A complete record of the
Planning Commission meeting can be viewed on the City of Petaluma website at
llttD://T)etaluma.pranicus.com.
3. STAFFANALYSIS:
Impact Fees
During the Planning Commission, questions arose as to whether the 26 -unit affordable housing
project would be subject to the standard impact fees applied to all residential developments. It is
staffs position that the 26 proposed single family homes would be subject all of the standard
impact fees, with the exception of fees related to affordable housing, given that the units to be
constructed would be affordable. A condition is included in the draft resolution for approval of
the Tentative Subdivision Map to clarify that all of the usual impact fees would be collected with
the exception of the affordable housing fee.
Vehicular Access/Traffic Level of Service
The traffic study prepared for the Southgate Subdivision assumed that the affordable housing site
would be developed with up to 80 senior housing units (Dowling Associates 2004). Mitigation
measures identified in traffic study were adopted as conditions of approval to ensure acceptable
levels of service (LOS D) at all intersections within the project area. Given the proposed change in
the type of affordable housing now proposed on the project site, Dowling Associates reviewed the
current proposal and compared it to the traffic study previously prepared for the Southgate project.
The attached letter from Dowling Associates dated July 18, 2005 (Attachment F) indicates that on
a daily basis, the overall trip generation from the Southgate project, assuming the trip generation
0
from the proposed 26 single family homes currently proposed, would generate fewer trips than the
approved project that assumed 80 senior units on the site (2,446 trips versus 2,493 trips).
However, the number of peak hour trips would increase slightly (an increase of 5 trips in the AM
peak hour and 4 trips in the PM peak hour). It is the opinion of the traffic consultant that no
additional impacts would be created by the addition of these trips, and no additional traffic
mitigation would be required.
4. Environmental Review:
On March 1, 2004, the Petaluma City Council adopted a Mitigated Negative Declaration for the
Southgate Residential Development. The Mitigated Negative Declaration serves as the
environmental documentation required by CEQA for this project. A copy of the Mitigated
Negative Declaration is available for review at the City Hall Community Development
Department Planning Division.
5. ALTERNATIVES:
a. The City Council may approve the proposed PUD Amendment and Tentative Map
project with modifications to the conditions of approval;
b. The City Council may continue the item and request that the applicant provide additional
information and/or make revisions to the project applications; or
c. The City Council may deny the request for the PUD Amendment and Tentative Map.
6. FINANCIAL IMPACTS:
This is a private development project subject to standard cost recovery fees and any applicable
City Spacial Development Fees.
7. CONCLUSION:
The Planning Commission recommended that the City Council approve the PUD Amendment
and Tentative Subdivision Map for the Southgate Affordable Housing Site subject to certain
conditions. Should the City Council wish to approve the project applications, staff recommends
that the conditions contained in the attached Tentative Map resolution be adopted to ensure that
all PIanning Commission recommendations are implemented.
8. OUTCOMES OR PERFORMANCE MEASUREMENTS THAT WILL, IDENTIFY SUCCESS OR
COMPLETION:
The Planning Commission found that the proposed PUD Amendment and Tentative Subdivision
Map, with recommended conditions, would not create any significant environmental impacts and
that the proposed project, would be consistent with the General Plan, the Zoning Ordinance, the
Municipal Code, and recommended that the City Council approve the project, subject to
conditions contained in attached resolution.
9. RECOMMENDATION:
The Planning Commission and Staff recommend that the City Council: 1) introduce an ordinance
amending the Southgate Planned Unit Development, Southgate Unit Development Plan and PUD
Development Standards; and 2) adopt resolution approving the Tentative Map for the Southgate
Affordable Housing Development.
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ATTACHMENT 2
CITY OF PETALUMA, CALIFORNIA
MEMORANDUM
Conuttanity Developnietu Departatent, Planning Division, 11 English Street, Petaluma, CA 94952
(707) 778-4301 Fax(707)778-4498 E-itiail:ptannittg@ci.petaltima.ca.us
DATE: August 9, 2005 AGENDA ITEM NO. I
TO: Planning Commission
FROM: Jayni Allsep, Contract Planner
SUBJECT: SOUTHGATE AFFORDABLE HOUSING — PUD AMENDMENT AND
TENTATIVE MAP TO ALLOW 26 AFFORDABALE SINGLE FAMILY
HOMES ON A 2.51 -ACRE REMAINDER PARCEL OF THE SOUTHGATE
SUBDIVISION; FRATES ROAD AND LAKEVILLE HIGHWAY (SRI 16);
APN 017-150-019
Staff recommends that the Planning Commission forward a recommendation to the City Council
to approve the PUD Amendment and Tentative Subdivision Map, subject to the attached findings
and conditions.
PROJECT SUMMARY I
Project: Southgate Affordable Housing
Prates Road between Lakeville Highway and Ely Road
APN 017-150-019
Project File No. 05TSM0235CR
Project Planner: Jayni Allsep, Contract Planner
Project
Applicant/Owners: Delco Builders/Southgate Partners, LLC
Property Size: 2.51 acres
Site Characteristics: The 2.51 -acre site is located east of Frates Road and is part of the larger
40 -acre property currently being developed as the Southgate Residential Development, which is
comprised of 216 single-family homes, a 1.34 -acre park and a linear open space area/stormwater
Page i
1
I detention facility. The site is relatively flat with no trees or significant vegetation. In the past, the
2 property was used as pastureland and for hay production. Directly across Frates Road are single -
3 family (Del Oro Subdivision) and multi -family (Lakeville Apartments) residential
4 neighborhoods. The project site is located between two streets (Calle Ranchero and Southgate
5 Drive) being constructed east of Frates Road to serve as the primary access for the Southgate
6 development.
7
8 Existing Use: Vacant
9
to Proposed Use: Residential
11
12 Current Zoning: PUD -Planned Unit Development
13
14 Proposed Zoning: PUD -Planned Unit Development
15
16 Current General Plan Land Use: Urban Diversified (5-10 dwelling units per acre)
17
18 Proposed General Plan Land Use: Urban Diversified (5-10 dwelling units per acre)
19
20 Subsequent Actions Required:
21 • City Council review and approval of PUD Amendment and Tentative Map
22 • Site Plan and Architectural Review
23 • Improvement Plans/Final Map
24 • Building Permits
25
26 PROJECT DESCRIPTION
27
28 The project site is identified as a future affordable housing site for seniors in the approved
29 Southgate PUD, and is identified as a remainder parcel on the approved Southgate vesting
30 tentative map. The approved Southgate PUD Development Standards allow for between 25 and
31 80 units on the site, and identify minimum setbacks, building height limits (35 feet), landscaping
32 requirements, as well as a requirement that any proposed future development plan for affordable
33 housing on the site be subject to Site Plan and Architectural Review Committee (SPARC)
34 approval.
35
36 The proposed project would construct 26 affordable single-family homes on site instead of
37 affordable senior units previously envisioned. The homes would be managed by the Sonoma
38 Housing Land Trust, who would also own the underlying land. The homes are proposed to be
39 two story, 1480 square foot, four bedroom/2 %s or 3 bath homes, with two -car garages. Some of
40 the garages are proposed to be tandem. Access would be from Frates Road via internal streets
41 previously approved as part of the Southgate Subdivision and PUD (no direct access from Frates
42 Road is proposed). A master streetscape and fence plan has been submitted, which proposes
43 street trees as well as landscaping on Parcel N, where a 10 -foot precast concrete perimeter noise
44 wall is proposed along Frates Road, consistent with noise barriers along Frates Road approved as
45 part of the Southgate Subdivision. In addition, typical front yard landscaping is proposed for
46 each of the homes, along with a wood fence and gate.
0
Page 2
1
2 The project entitlements include:
3 • An amendment to the Southgate Planned Unit Development (PUD) and Development
4 Standards to allow for development of affordable single family homes instead of
5 affordable senior housing units;
6 • Approval of a Unit Development Plan for the site; and
7 • A Tentative Subdivision Map that would divide the site into 26 single -family parcels and
8 one parcel for landscaping and perimeter wall along Frates Road (Parcel N).
9
to The applicant has indicated previously that development of the affordable housing site (Phase
11 IV) may occur concurrently with one of the three single -family phases approved as part of the
12 original Southgate Subdivision, or it may occur following the completion of all single -family
13 homes.
14
15 STAFF ANALYSES
16
17 General Plan Consistenev:
18 The project has been reviewed for consistency with the Petaluma General Plan. As part of the
19 entitlements approved for the Southgate Subdivision, the general plan land use designation was
20 changed from Specific Plan to the "Urban Diversified" designation, which allows residential
21 densities of 5 to10 units per acre, and invites flexibility in site design and unit type. Single-
22 family homes, duplexes, and multi-family units are permitted. The project, which proposes 26
23 affordable single -family homes, would conform to the proposed Urban Diversified designation.
24 General Plan Elements containing policies that apply specifically to the site and/or require more
25 detailed analysis to determine compliance are summarized below=:
26
27 Conzraarrity Character Element
28
29 Policy 2 - Within the context that growth will occur, every effort shall be made to preserve and
30 enhance the views ofsurrounding lands, hills, and ridges.
31
32 Policy 6 - Well-designed developments that will be harmonious with their setting and/or enhance
33 the city's image shall be encouraged.
34
35 Preliminary architecture and landscape plans submitted for the proposed affordable housing
36 project applications demonstrate that the applicant has made an effort to design the single -family,
37 affordable homes as an integral part of the Southgate neighborhood. The architectural plans
38 show a use of materials that would be harmonious with the other homes in the subdivision, and
39 the streetscape and fencing plan submitted with the application proposes street trees in front of
40 the homes and a variety of trees, shrubs and vines that would enhance the front yards and
41 streetscape.
42
43 Policy 27 - The City shall require the provisions of privately owned open space in residential
44 developments of more that 15 tants where made necessay by project density or design, or lack or
45 proximity to public parks and open space.
46
Page 3
I A1.34 -acre park and the 4.6 -acre linear open space area dedicated to the City as part of the
2 Southgate Subdivision responds to the goal of the General Plan to provide open space and
3 useable recreational areas.
4
5 Policy 28 - The City shall support residential development only in those areas where adequate
6 Cit), facilities are available or will be provided with development.
7
8 The project would be served by infrastructure approved as part of the Southgate Subdivision.
9 Comments from various City departments are included in the draft conditions of approval to
to ensure that adequate City services will be imposed at the appropriate stages of the project
11 entitlement and building permit review process.
12
13 Open Space, Conservation, and Energy Element
14
15 Policy 25 - Developers shall provide adequate drainage and erosion control during
16 construction.
17
18 The developer will be required to conform to City and State regulations by providing an erosion
19 control and storm water pollution prevention plan, which shall be adhered to throughout project
20 construction.
21
22 Community Health and Safety (Chapter 11)
23
24 Policy 25 — Strictly enforce local noise standards.
25
26 The Community Health and Safety Chapter of Petaluma General Plan, which includes the State
27 mandated Noise Element, establishes acceptable noise levels for different land uses. For the
28 purpose of assessing noise impacts associated with the proposed project, an interior noise level
29 of Ld„ 45, and an Ld„ 60 for exterior use areas in single-family residential development were used
30 as the significance thresholds.
31
32 Based on the Noise Mitigation Study previously prepared by Rosen Goldberg & Der Acoustical
33 Consultants, the proposed 10 -foot precast concrete perimeter wall proposed along Frates Road
34 (Parcel N) would provide the noise mitigation necessary to achieve General Plan noise standards.
35
36 Zonine District Consistencv:
37
38 The project site, along with the rest of the 40 -acre property that makes up the Southgate
39 Subdivision, was rezoned Planned Unit District (PUD). As noted previously, the project site is
40 identified as a future affordable housing site for seniors in the approved Southgate PUD, and the
41 approved Southgate PUD Development Standards allow for between 25 and 80 units on the site,
42 and identify minimum setbacks, building height limits, etc. for site. The applicant has submitted
43 an amended set of PUD Development Standards to accommodate the proposed single-family
44 homes (Attachment D).
45
q
Page 4
I In recommending approval of an amendment to the PUD and development standards, the
2 following findings must be made, as required by Article 19A, Section 19A-300 of the City of
3 Petaluma Zoning Ordinance:
4
5 • The PUD provides for a suitable relationship to one or more thoroughfares with adequate
6 capacity to cant' any additional traffic generated by the development;
7 • The development would result in a unified and organized arrangement of buildings, facilities,
8 and landscaping to ensure compatibility with nearby properties;
9 • The natural and scenic qualities of the site are protected, with adequate available public and
10 private spaces; and
11 • Development of the property will not be detrimental to the public welfare and will be in
12 keeping with the general intent of the Petaluma General Plan, the Zoning Ordinance, and
13 other applicable plans adopted by the City.
14
15 The amended Development Standards submitted by the applicant specify setback requirements
16 for the proposed single-family homes. Where rear yards would be adjacent to other phases of
17 Southgate homes, the amended standards propose a minimum 15 -foot setback for a two-story
18 building and a 10 -foot setback for a one-story building or building element. This setback would
19 be applicable to Lots 1-7 and Lots 20-26. The minimum setback from the Frates Road property
20 line is proposed to be 10 feet. The minimum side setback is proposed to five feet.
21
22 Project Issues:
23
24 Vehicular Access/Traffic Level of Service. The traffic study prepared for the Southgate
25 Subdivision assumed that the affordable housing site would be developed with up to 80 senior
26 housing units (Dowling Associates 2004). Mitigation measures identified in traffic study were
27 adopted as conditions of approval to ensure acceptable levels of service (LOS D) at all
28 intersections within the project area. Given the proposed change in the type of affordable housing
29 now proposed on the project site, Dowling Associates reviewed the current proposal and compared
30 it to the traffic study previously prepared for the Southgate project. The attached letter from
31 Dowling Associates dated July 18, 2005 (Attachment F) indicates that on a daily basis, the overall
32 trip generation from the Southgate project, assuming the trip generation from the proposed 26
33 single family homes currently proposed, would generate fewer trips than the approved project that
34 assumed 80 senior units on the site (2,446 trips versus 2,493 trips). However, the number of peak
35 hour trips would increase slightly (an increase of 5 trips in the AM peak hour and 4 trips in the PM
36 peak hour). It is the opinion of the traffic consultant that no additional impacts would be created
37 by the addition of these trips, and no additional traffic mitigation would be required.
38
39 PUBLIC NOTICE AND COMMENT
40
41 A notice of public hearing was published in the Argus Courier, and notices were sent to residents
42 and property owners within 500 feet of the subject property. As of the writing if this report, staff
43 has not received any written correspondence from members of the public.
44
to
Page 5
1 1 ENVIRONMENTAL REVIEW
2
3 On March 1, 2004, the Petaluma City Council adopted a Mitigated Negative Declaration for the
4 Southgate Residential Development. The Mitigated Negative Declaration serves as the
5 environmental documentation required by CEQA for this project. A copy of the Mitigated
6 Negative Declaration is available for review at the City Hall Community Development
7 Department Planning Division.
8
9 ATTACHMENTS
10
11 A. Draft Findings
12 B. Draft Conditions of Approval
13 C. Location Map
14 D. Amended PUD Development Standards
15 E. Letter from City Engineer to Director of Community Development, July 21, 2005
16 F. Letter from Dowling Associates, July 18, 2005
17 G. Tentative Subdivision Map, Unit Development Plan /Site Plan (Commission only)
18 H. Streetscape, Fencing and Landscape Plan (Commission only)
19 I. Architectural plans (Commission only)
20
Page 6
AT'TACHMEWr 3
SOUTHGATE PUD DEVELOPMENT STANDARDS
(As AMENDED FOR AFFORDABLE HOUSING SITE)
SINGLE FAmmy Lm/HoMEs
The Southgate Development Plan is generally organized to provide three different lot
widths of 45 feet, 55 feet and 60 feet. For each Lot Width Type, there are 3 to 4 different
home floor plans with two to three different architectural treatments for each floor plan.
Below are the development standards for each lot type:
45 Foot Wide Lot
55 Foot Wide Lot
60 Foot Wide Lot
Front Setback' I Side Yards` I Side Setback' 1 Rear Yard
10 feet
( 5 feet
10 feet
5 feet
10 feet
5 feet
10 feet
20 feet
10 feet
( 20 feet
10 feet
+ 20 feet
Height
32 feet
32 feet
32 feet
I — Front Setback shall he measured to the main part of house. Porches may extend up to 7 feet into the front setback.
2 —Chimneys, bay windows and other architectural projections may extend 2 feet into the side yard.
3 — Side Setback shall be measured to the main part of house. Porches may extend up to 4 feet into the side setback.
4 —A minimum of 17 feel shall be provided for Phase 1 Lots 35-64 (Plan reference: 8/26/04 SPARC Site Plan)
Parking: Each single-family home shall have a minimum of a two -car garage served by
a minimum 18 foot long driveway allowing for two parking spaces on the driveway.
Street parking will be provided in a manner to ensure a minimum 20 foot wide
continuous travel way on all streets for emergency vehicles.
Landscaping: Front yard landscaping (and side setback for comer lots) will be designed
and installed prior to the first occupant of each home. The landscaping shalt be
maintained in good growing conditions by the homeowner and may be modified in the
fixture to suit the homeowners' needs.
Grading: Lots will be graded using Type I standards (i.e. flat pads with surface drainage
from back to front of lot). The lots will surface drain to the street and drainage will be
directed into the project storm drain system.
Permitted Principal Uses: The following are the principal uses permitted at Southgate:
1. Detached single-family dwellings.
2. Multifamily dwellings on the designated affordable housing site (Shown as Parcel
A on the Final subdivision Map).
3. Small Residential Care Facilities.
4. Small Family Day Care Homes.
la�
Southgate PUD Standards
Permitted Accessory Uses:
1. Rooming and Barding of not more than three (3) persons per dwelling unit.
2. Private swimming pools, exclusively for the use of the residents and guests, in
accordance with the provisions of Section 21-203.
3. Signs in accordance with the provisions of Section 21-204
4. Home occupations, subject to the approval by the Zoning Administrator -Director
of a home occupations questionnaire and statement to assure compliance with the
provisions of Section 21-202.
5. Other accessory uses and accessory buildings customarily appurtenant to a
permitted use, in accordance with the provisions of Sections 21-201.
6. Exempt telecommunication facilities in accordance with all applicable provisions
of Chapter 14.44 of the Petaluma Municipal Code.
7. Mini telecommunications facilities, in accordance with all applicable provisions
of Chapter 14.44 of the Petaluma Municipal Code, which have received site plan
and architectural review and approval by the Planning Director.
8. Temporary tract offices, model homes, and tract signs, in accordance with the
provisions of Section 21-406.
Conditional Uses:
1. Large Residential Care Facilities.
2. Day Care Center.
3. Any proposed building over two -stories
AFFORDABLE HOUSING SITE
The 2.4 -acre site labeled Parcel A on the Vesting Tentative Subdivision Map is reserved
for a future affordable housing development. The total number of units permitted for the
site shall be between 25 and 80. The following development standards shall apply to the
affordable housing site:
1. The minimum rear setback from the adjacent single family homes within
Southgate (occurring in two areas on the development plan) shall be a minimum
of 15 feet for a two story building and 10 feet for one story buildings/elements.
2. The minimum setback from the Frates Road property line shall be a minimum of
10 feet for a two story building.
3. The minimum side setbacks shall be 5 feet.
4. The maximum height limit for future development shall be 35 feet for two story
buildings.
5. Landscaping shall be required within all setback areas described above.
6. Any proposed future development plan for affordable housing on this site shall be
subject to Site Plan and Architectural Review Committee approval.
Southgate PUD Standards
PHASING PLAN
The Southgate single-family residential homes will be developed in three phases over a
5 -year period. Phase I is anticipated to commence in late spring/early summer of 2004
and it is anticipated that development will occur at a rate of 50 homes built per year. It is
anticipated that all single-family home construction will be completed by late 2009.
Phase IV of the Southgate neighborhood will be developed as a senior affordable housing
project of up to 80 units. This phase may occur concurrently with one of the three single-
family phases or it may occur following the completion of all single-family homes.
It should be noted that the phasing tuning and construction rates are estimates based on
the demand for residential housing today. Significant changes in the economy and/or
housing demand will influence the rate of home construction,
A-TTACHME=—EV-r 4
CITE' OF PETALi. MA
POST OFFICE Box 61
PETALUMA, CA 94953-0062
David Glass
Southgate PUD Amendment
Mayor
Tentative Map Conditions
Community Development _
Department
July 21, 2005
Keith Canevaro
APN 017-150-019
Mike Harris
Tentative Ma date stamped April 27, 2005
Mike Healy
2. Hydrologic and hydraulic calculations and storm drains stem design shall
Karen Nau
be reviewed and approved by the Sonoma County Water Agency.
Mike O'Brien
Petaluma Planning Commission
Pamela Tornernb
C/O Community Development Department
('ounctlmemGers
4. Individual water services shall be 1.5 -inches in diameter with 1 -inch
City Hall
Planning
Phone (707) 778-4301
Petaluma, CA 94952
Attention: Michael Moore, Community Development Director
Subject:
Southgate PUD Amendment
Phone (707) 778-4555
Fax (707) 778-4586
Tentative Map Conditions
Community Development _
Department
Frates Road (Southgate Subdivision)
r1 English street
APN 017-150-019
Petaluma, cn 91957
E -egad
Tentative Ma date stamped April 27, 2005
eddgrr Petaluma ca, us
2. Hydrologic and hydraulic calculations and storm drains stem design shall
Code Enforcement
Phone (707) 778-4469
Fax (707) 778-4498 Dear Commissioners:
E -Mail
codeenforceman a
cr petahuna ca us
Engineering Section 20.16.420 of the Subdivision Ordinance specifies that the City Engineer
Phone (707) 7,s-4301 shall prepare a written report of recommendations on the tentative map in relation
Fax(707)778-4498 to the public improvement requirements of the Subdivision Ordinance and the
acs, provisions of the Map Act.
Phone f707) 778-4301
Fos (707) 778-4498
Rousing Division
The following conditions shall be address at final map and improvement plan
Phone (707) 778-4555
Fax (707) 778-4586
application.
E -glad
GgnebrerCa, petahmta.co as
1. Grading and compaction shall conform to the Geotechnical Investigation
Inspection services
Report for Southgate Subdivision Phase 1.
Phone (707) 778-4301
Fos (707) 778-4498
2. Hydrologic and hydraulic calculations and storm drains stem design shall
To schedule Inspections
be reviewed and approved by the Sonoma County Water Agency.
Phone (707) 778-4479
3, The proposed water main system shall be capable of delivering a
Permits
continuous fire flow as required by the Fire Marshal.
Phone (707)
Fax
Fax(707) 778-1.198
4. Individual water services shall be 1.5 -inches in diameter with 1 -inch
meters.
Planning
Phone (707) 778-4301
5. The proposed streets shall have a minimum street section of 4 -inches of
Fax (707) 778-4498
asphalt concrete over 12 -inches of class 2 aggregate base.
t�
OPIO N UN't,
OPIORi11NIfY t
6. Sidewalks shall be continuous and on both sides of "A" Street. A sidewalk
easement shall be dedicated at the 90 degree turn bulbs.
7. The distance from the garage door to the back of sidewalk shall be at least
19 -feet.
S. Parking shall not be allowed on the Frates Road side of "A" Street. "No
Parking" signs and a red curb shall be installed along this section of "A"
Street. Parking shall be allowed in the outside radius of the 90 degree tum
bulbs.
9. The project shall comply with requirements set forth in the City of
Petaluma Storm Water Ordinance, Grading and Erosion Control
Ordinance and Storm Water Management Plan. The project shall also
comply with other county, state and federal agencies having storm water
management jurisdiction.
10. Prepare the final map and improvement plans per the latest policies,
standards, codes, resolutions and ordinances.
11. Parcel "N" shall be offered for dedication to the City of Petaluma.
Sincerely,
Copy: J. Allsep
SAEngineering Drvision\Development Processing FolderNlammng Project Referrals\TSM\05TSNI0235 Fortes Rd
(Southgate).doc
21
Dowling Associates, Inc.
Transportation Engineering • Planning • Research • Education
Mr. Vin Smith
Basin Street Properties
1318 Redwood Way, Suite 140
Petaluma, California 94954
RE: Southgate — Revised Project Traffic Impacts
Dear Mr. Smith:
I �
July 18, 2005
Dowling Associates, Inc, was requested to address the potential traffic impacts for a revised
project description for the Southgate project on Frates Road in the City of Petaluma. This
letter addresses this request.
The original approved project included 230 single-family residential units and up to 80
senior housing units and a small park. The retised project replaces the 80 senior units
with 26 single-family units. In addition, the overall project has been reduced such that the
new total is 242 units. A comparison of the approved and current project found that the
new project would generate slightly more traffic than the approved development. However,
the number of new trips is only 5 trips in the AM peak hour and 4 trips in the PM peak
hour. On a daily basis, the current project would generate fewer trips than the approved
project (2,446 versus 2,493). Upon reviewing the original intersection level of service
calculations, it is our professional judgment that no additional impacts will be created by
the addition of the new project trips. Table 1 detailed the trip generation for the original
and revised project.
Table 1- Trip Generation Comparison
Project I Land Use ( Amount Daily
AM Peak PM Peak
Description ( Traffic
Hour Hour
Original Project
Single -Family 230 units 2,201
172 232 f
Senior Units 80 units 162 I
5 1 8 1
Park 1.3 acres 130
22 1
j Totals 310 2,493
179 I 242 f
Revised Project
I
l
i Single -Family 242 units 2,316
182 I 244
Park 1.3 acres 130
2 2
Totals 2,446
184 246 l
The mitigation measures identified in the original traffic have
been incorporated into the
project requirements. Therefore, no additional significant impacts
will occur with the
revised project description. If you have questions, please call.
Sincerely,
John N. Dowden
Vice President
180 Grand Avenue.Suite 250. Oakland, CA 94612 . (510) 639-1742 . FAX (510) 839-0871
ATl"ACHMaNT 6
City of Petaluma
Pedestrian & Bicycle Advisory Committee
Project: Southgate (affordable housing portion)
Planner: Jayni Allsep tallsenin edaw.com1415-433-1484
PBAC Comments — May 25, 2405
THROUGH TRAVEL
+ To provide pedestrian and bicycle access to Frates Road from `A' Street, there
shall be a 20-11 easement with an 8 -ft trail for multi -use travel along the sound
wall connecting Calle Ranchero Drive to Southgate Drive.
The access shall be from Parcel F through Lot 7, through Parcel N, through Lot
20, and through Parcel G.
• The trail shall be built with permeable concrete with specs from City Planner
Scott Duiven per IvleNear Peninsula Project.
1�
David Class
ila4 or
Keith Canevaro
Alike Harris
Alike Healy
Karen Nan
Alike O'Brien
Pamela Torliatt
counc,Lnembers
Connnnni(y Developineut
Department
11 English Street
Petaluma, C4 94952
E -Mail
cddCaci.petahimaca.us
Code Enforcement
Phone (707) 778-4469
Fay (707) 778-4498
E•Afad
codeeriforcen:entn
ci.peiahuuaoa.us
^-T—r^C:HMEN-1 7
CITY OF PETALUMA
POST OFFICE Box 61
PETALUMA, CA 94953-0061
Notice of Public Nearing of Proposed Project:
Southgate Affordable Housing Site
Frates Road
File# 05 -TSM -0235 -CR
Publish on or before September 21. 2005
**You are invited to attend a City Council meeting
on a project in your neighborhood.**
NOTICE 1S HEREBY GIVEN that an application has been received from Vincent Smith
of Smith, Sickler & Associates for approval of a tentative subdivision map and an
amendment to the Southgate Planned Unit District (PUD) to construct 26 affordable single
family homes on a 2.51 -acre parcel within the Southgate Residential Development. The
site, identified previously as Parcel A, is located east of Frates Road and was approved for
future affordable senior housing as part of the Southgate PUD. The 26 homes are proposed
to be managed by the Sonoma Housing Land Trust, who would own the underlying land.
The homes are proposed to be two story, 1480 square foot, four bedroom/2 % or 3 bath
homes, with two -car garages. Some of the garages are proposed to be tandem. Access
would be from Frates Road via internal streets previously approved as part of the
Southgate Subdivision and PUD (no direct access from Frates Road is proposed).
Engineering The Planning Commission heard this project at its August 9, 2005 meeting and
Phare (707) 778-4491
rax (797) 778.4494 recommended approval of the project to the City Council, subject to certain conditions.
GIS NOTE: March 1, 2004, the Petaluma City Council adopted a Mitigated Negative
Phone (707) 778-4301
rar (707) 778-4498 Declaration for the Southgate Residential Development. The Mitigated Negative
Declaration serves as the environmental documentation required by CEQA for this project.
Housing 78-4555 A ca of the Mitigated Negative Declaration is available for review at the Ci Hall
1011
Phone (707j 778-4555 PY g g
Fax (707) 778.4586 Community Development Department, Planning Division.
F.-Alail
bgaeblerajcnpetahmraca. us Meeting Date/Time: Monday, October 3, 2005 at 3:00 P.M.
Inspection Services
Phone (707) 778.4301
Location: City Council Chambers, City hall of Petaluma,
fax (707) 778-4498
11 English Street, Petaluma, California 94952
To Schedule Inspecttmas:
Phone (707) 778-4479
WHAT WILL HAPPEN: You can comment on the project. The City Council will consider
Permits
all public testimony and decide whether to approve, conditionally approve, or deny the
Phone (707) 778.4301
Far (707) 778.4498
project. Efforts will be made to accommodate disabilities. The City Manager's office must
be notified at (707)778-4345 within 5 days from date of publication of this notice if you
Planning
Phone (707) 778.4301
need special accommodations.
ray (707) 778-4498
For accessible meeting infarmalion,
please call (707) 778-121 1 ar
TDD (707) 778-4480
ff
I�
Wu Lfl=.o
CP100.Tlni1TT
In accordance with the Americans with Disabilities Act, if you require special assistance to participate in this
meeting, please contact the City Clerk's Office at (707) 778-4360 (voice) or (707) 778-4480 (TDD).
Translators, American Sign Language interpreters, and/or assistive listening devices for individuals with
hearing disabilities will be available upon request. A minimum of 48 hours is needed to ensure the
availability of translation services. In consideration of those with multiple chemical sensitivities or other
environmental illness, it is requested that you refrain from wearing scented products.
IF YOU CANNOT ATTEND: You can send a letter to the Community Development Department, Planning
Division, City of Petaluma, I I English Street, Petaluma California, 94952. You can also hand deliver it prior
to the meeting. This meeting and all City Council meetings are televised on the Petaluma Community Access
Cable Channel 28 and viewable via streaming video at www cityofpetaluma,net (via the City Clerk's welt
page).
FOR ivIORE INFORMATION: You can contact Jayni Allsep, the project planner, at (415) 433-1484 or
(707)778-4301, or e-mail eddawci.oetaluma.ca.us. You can also come to the Community Development
Department to look at the application. The office is located in City Hall, 11 English Street. The office is open
from 8:00 am to 5:00 pm weekdays.
If you challenge in court the matter described above, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence delivered at,
or prior to, the above -referenced public hearing. {Government Code Section 65009(6)(2)). Judicial review of
an administrative decision of the City Council must be filed with the Court not later than the 90th day
following the date of the Council's decision. (Code of Civil Procedure Section 1094.6)
Petaluma City Council
.A
ORDINANCE NO. N.S.G.
Introduced by Councilmember Seconded by Councilmember
AMENDMENT TO ORDINANCE NO. 2178 ADOPTING PLANNED UNIT
DEVELOPMENT (PUD) TO ALLOW FOR DEVELOPMENT OF 26
AFFORDABLE SINGLE FAMILY HOMES ON SOUTHGATE AFFORDABLE
HOUSING SITE, AND APPROVAL OF THE REVISED PUD DEVELOPMENT
STANDARDS AND UNIT DEVELOPMENT PLAN AND FOR THE
SOUTHGATE SUBDIVISION LOCATED AT EAST OF FRATES ROAD
BETWEEN LAKEVILLE HIGHWAY AND ELY ROAD; APNS 017-150-019 AND
017-030-022
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUM A AS
FOLLOWS:
Section 1. The City Council finds that the Planning Commission filed with the City
Council its report set forth in its minutes of August 9, 2005, recommending the adoption
of an amendment to the Southgate PUD and associated changes to PUD Development
Standards to allow a change in the type of number and type of affordable housing units to
be constructed on the Affordable Housing Parcel Assessor's Parcel No. 017-150-019.
Section 2. The City Council further finds that said PIanning Commission held a public
hearing on said proposed amendment on August 9, 2005, after giving notice of said
hearing, in the manner, for the period, and in the fowl required by said Ordinance No.
1072 N.C.S., as amended,
Section 3. Pursuant to the provisions of Zoning Ordinance No. 1072 N.C.S., as amended,
the City Council finds as follows:
1. The proposed Amendment to the Southgate Planned Unit Development (PUD),
will result in a more desirable use of land and a better physical environment than
would be possible under any single zoning district or combination of zoning
districts.
The proposed uses comply Mth the Urban Diversified land use designation of the
General Plan, which allows for residential densities of 5-10 units per acre and
invites flexibility in site design and unit type. In addition, this proposal
incorporates the policies and guidelines of the Planned Unit Development of
Article 19A of the Zoning Ordinance.
a
2. The public necessity, convenience and welfare clearly permit and will be
furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
rezoning the project site to Planned Unit Development.
The PUD Development Standards (as revised) for the Southgate Residential
Development identifies permitted and conditional uses allowed within the
approved PUD.
3. The requirements of the California Environmental Quality Act (CEQA) have been
satisfied through the preparation of an Initial Study and Draft Mitigated Negative
Declaration to avoid or reduce to a level of insignificance, potential impacts
generated by the proposed Southgate Residential Development.
In compliance with the requirements of the California Environmental Quality Act,
all Initial Study was prepared for the Southgate Residential Development. Based
upon the Initial Study, a determination was made that no significant
environmental effects would result. A copy of this notice was published in the
Araus Courier and provided to residents and occupants within 500 feet of the site,
in compliance with CEQA requirements.
Section 4. Pursuant to tine provisions of Zoning Ordinance No. 1072 N.C.S., and based
upon the evidence it has received and in accordance writln the findings made, the City
Council hereby adopts an amendment to said Zoning Ordinance No. 1072 N.C.S., so as to
amend the Southgate PUD, in accordance with the recommendation of the Planning
Commission.
Section 5.
The City Council hereby approves the Unit Development Plan and Residential
Development standards finding that:
Tine Unit Development Plan, including the Development Standards will result in
appropriate and compatible uses in the district.
The PUD is proposed on property which has suitable relationship to one or more
thoroughfares, and that said thoroughfares are adequate to carry any additional
traffic generated by development.
3. The plan for the proposed development presents a unified and organized
arrangement of buildings and service facilities which are appropriate in relation to
adjacent or nearby properties, and that provisions for adequate landscaping and/or
screening are included to ensure compatibility. Conditions have been incorporated
requiring design and development standards that are compatible with neighboring
developments.
VIA
4. The natural and scenic qualities of the site are protected, with adequate available
public and private spaces designated on the Unit Development Plan.
The development of the subject property in the manner proposed by the applicant,
and as conditioned, will not be detrimental to the public welfare, will be in the best
interests of the City, and will be in keeping with the general intent and spirit of the
zoning regulations of the City of Petaluma, and with the Petaluma General Plan.
6. The project, as conditioned per the resolution approving the Tentative Map
(Resolution No. __) complies with the applicable provisions of the Municipal
Code and the General Plan.
The Unit Development Plan for, the Southgate Affordable Housing Site shall be
subject to the applicable conditions of Tentative Subdivision Map, including
Mitigation Measures adopted as conditions of approval.
Section 6. The City Clerk is hereby directed to post this Ordinance for the period and in
the manner required by the City Charter.
IF ANY SECTION, subsection, sentence, clause or phrase or word of this Ordinance is
for any reason held to be unconstitutional, unlawful or othenvise invalid by a court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions
of this Ordinance. The City Council of the City of Petaluma hereby declares that it would
have passed and adopted this Ordinance and each and all provisions thereof irrespective of
the fact that any one or more of said provisions be declared unconstitutional, unlawful or
otherwise invalid.
INTRODUCED and ordered Posted/Published this day of
ADOPTED this day of . 2005, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attomey
I
ATTACHMENT 9
RESOLUTION NO. N.C.S.
APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR THE SOUTHGATE
AFFORDABLE HOUSING SITE WHICH WOULD ALLOW FOR 26 RESIDENTIAL
SINGLE-FAMILY LOTS FOR 26 AFFORDABLE SINGLE FAMILY HOMES
LOCATED AT LAKEVILLE HIGHWAY (SR116) AND FRATES ROAD; 017-150-019;
File 05TSM023SCR
WHEREAS, by Ordinance No. 2178 N.C.S., Assessor's Parcel Number (APN) 017-030-022 &
017-150-019 comprising 40 acres, has been zoned to Planned Unit Development; and
WHEREAS, by Ordinance No. N.C.S., an amendments to Ordinance 2178 N.C.S.
adopting the Southgate Planned Unit Development PUD has been adopted to allow for 26
affordable single-family homes on the affordable housing site; and
WHEREAS, by action taken on August 9, 2005, the Planning Commission considered the
proposal and forwarded a recommendation to the City Council to approve the Tentative
Subdivision Map for the Southgate Affordable Housing site subject to certain revisions; and
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption
of Resolution No. 2004-029 N.C.S., approving a Mitigated Negative Declaration to address the
impacts of the Southgate project; and
WHEREAS, the City Council considered the Tentative Subdivision Map for the Southgate
Affordable Housing Site on October 3, 2005, and considered all written and verbal
communications concerning potential environmental impacts resulting from the project before
rendering a decision;
NOW, THEREFORE BE IT RESOLVED that the City Council approves a Tentative
Subdivision Map for the Southgate Affordable Housing Site subject to the following Findings
and Conditions:
FINDINGS:
The proposed Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and
the State Subdivision Map Act.
2. That the proposed subdivision, together with provisions for its design and improvements,
is consistent with the General Plan, and will not be detrimental to the public health,
safety, or welfare in that adequate public facilities exist or will be installed, including
roads, sidewalks, water, sewer, storm drains, and other infrastructure.
,5
3. That the site is physically suitable for the density and the type of development proposed.
4. That the design of the subdivision and the proposed improvements will not cause
substantial environmental damage, and that no substantial or avoidable injury will occur
to fish or wildlife or their habitat. An Initial Study was prepared indicating that there
would be no significant, environmental impacts that could not be mitigated.
CONDITIONS OF APPROVAL:
From the Planning Division:
The plans submitted for building permit review shall be in substantial compliance
with the Tentative Map, Unit Development Plan and Preliminary Grading Plan,
dated April 5, 2005, except as modified by these conditions.
2. All mitigation measures adopted in conjunction with the Mitigated Negative
Declaration for the Southgate Residential Development, revised February 20,
2004, are herein incorporated by reference as conditions of project approval.
3. The landscape and architectural plans shall be reviewed and approved by the Site
Plan and Architecture Review Committee (SPARC) prior to the issuance of a
building permit. As part of the SPARC review process, the applicant shall explore
ways to improve pedestrian access along Frates Road into and out of this portion
of the Southgate Subdivision.
4. Prior to the submittal of application for review by Site Plan and Architecture
Review Committee (SPARC), the applicant shall submit revised PUD
development standards which include the following changes:
Affordable Housing Site (Page 2)
First two sentences shall be deleted and replaced with the following sentence:
"A total of 26 units shall be permitted on the 2.51 -acre affordable
housing site."
Phasing Plan (Page 3)
Second paragraph shall be deleted and replaced with the following:
"Phase IV of the Southgate neighborhood will be developed with 26
affordable single-family homes. This phase may occur concurrently
with one of the other phases or may occur following completion of
the first three phases.
From the City Engineer:
5. Grading and compaction shall conform to the Geotechnical Investigation Report
for Southgate Subdivision Phase I.
WN
6. Hydrologic and hydraulic calculations and storm drain system design shall be
reviewed and approved by the Sonoma County Water Agency.
7. The proposed water main system shall be capable or delivering a continuous fire
flow as required by the Fire Marshal.
8. Individual water services shall be 1.5 -inches in diameter with 1 -inch meters.
9. The proposed streets shall have a mininmm street section of 4 -inches of asphalt
concrete over 12 -inches of class 2 aggregate base.
10. Sidewalks shall be continuous and on both sides of "A" Street. A sidewalk
easement shall be dedicated at the 90 degree turn bulbs.
11. The distance from the garage door to the back of sidewalk shall be at least 19 -feet.
12. Parking shall not be allowed on the Frates Road side of "A" Street. "No Parking"
signs and a red curb shall be installed along this section of "A" Street. Parking
shall be allowed in the outside radius of the 90 degree turn bulbs.
13. The project shall comply with requirements set forth in the City of Petaluma
Storm Water Ordinance, Grading and Erosion Control Ordinance and Storm
Water Management Plan. The project shall also comply with other county, state
and federal agencies having storm water management jurisdiction.
14. Prepare the final map and improvement plans per the latest policies, standards,
codes, resolutions and ordinances.
15. Parcel "N" shall be offered for dedication to the City of Petaluma.
From the Water Resources & Conservation Department:
16. The utility plan submitted with the Tentative Map shall be revised to show the 16 -
inch water line along the Frates Road frontage. The trees proposed above this
utility line shall be relocated so as to maintain a minimum of five (5) feet between
trees and the utility line.
17. The Landscape Plan submitted with the improvement plans shall show all utility
lines, and a minimum of five (5) feet between trees and utility lines shall be
maintained.
18. A storm drain catch basin on the northwest corner of Tessa Way and Southridge
Drive shall be included on the utility plan submitted with the improvement plans.
3 dJ
Other
19. Homes constructed under this Tentative Map shall be subject to all impact fees
typically applied to single-family homes, with the exception of affordable housing
fees.
20. The applicant shall defend, indemnify, and hold harmless the City or any of its
boards, commissions, agents, officers, and employees from any claim, action, or
proceeding against the City, its boards, commissions, agents, officers, or
employees to attack, set aside, void, or annul any of the approvals of the project,
including the certification of associated environmental documents, when such
claim or action is brought within the time period provided for in applicable State
and/or local statutes. The City shall promptly notify the applicants/developers of
any such claim, action, or proceeding. The City shall coordinate in the defense.
Nothing contained in this condition shall prohibit the City from participating in a
defense of any claim, action, or proceeding and if the City chooses to do so
appellant shall reimburse City for attorney fees by the City.
4
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