DIR-2024-004, TR-2023-013 - Action LetterTo:
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
Mayor and City Council Members
C hairperson and Planning Commissioners
From: Luke Connolly, Assistant Director of Community DevelopmenW
Prepared by: Danielle Condit, Associate Planner
Date: May 16, 2024
Subject: Director's Minor Modification, DIR-2024-004, to allow exterior
improvements to an existing development. Improvements include
refreshed building paint, new attached trellis structures, replacement
of balcony railings per California Building Code compliance and
landscape improvements. Tree Removal Permit, TR-2023-013, to allow the
removal and replacement of thirty-nine Development Trees on site,
located at 19400 Sorenson Ave, APN 375 03 005.
Chapter 19.164 of the Cupertino Municipal Code allows for administrative
approval of minor change s in a project. The Director reports his decision
to the City Council and Planning Commission in time to allow an appeal
of the decision within 14 calendar days.
BACKGROUND The applicant, Wald Ruhnke & Dost Architects filed an application on
behalf of property owner Preg Emerson LLC, for modification to a previously approved
use permit for site improvements at the
G ardens of Fontainbleu Apartments.
DISCUSSION The proposed
improvements include interior remodel ""'
and renovation of the lobby and two
new exterior trellis features at Building
H, renovation of the interior courtyard
with removal and replacement of,
landscape and walkways, pool
resurfacing and safety fencing, new
common picnic and BBQ area, interior
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gym renovation, and surface parking restriping for ADA improvement.
In addition, all second story balcony railings throughout the site will be replaced, like for
like, with extended 42” steal railing height for compliance with California Building Code.
Tree removal permit TR-2023-013 assessed sixty-five trees within the proposed project
scope. The exterior landscape renovation includes the removal and replacement of thirty-
nine (39) development trees—with thirty (30) 24”-box & nine (9) 36”-box replacement
trees on site. None of the trees proposed to be removed are protected specimen trees listed
in Cupertino Municipal Code 14.18 Protected Tree Ordinance. However, all trees on
commercial sites are considered protected development trees—that require review for
removal and replacement per the standards outlined in CMC 14.18.160 Tree Replacement
ordinance. Furthermore, the project has demonstrated that the proposed replacement
trees and landscape plan are compliant with the City of Cupertino’s Water Budget
Worksheet and Water-Efficient Landscape Checklist.
ACTION
The Director of Community Development deems the project categorically exempt from
environmental review under CEQA Guidelines, Article 19, Section 15301: Existing
Facilities and further deems the modification minor and approves the project with the
following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits prepared by Wald Ruhnke & Dost Architects LLC,
consisting of sixty-six (66) sheets A001, A002, A100, A101, A102, A110, A201, A202,
A203, A211, A230, A400, A401, A402, A403, A830, C1.0, C1.1, C2.0, C2.1, C2.2, C2.3,
C2.4, C3.0, C3.1, C3.2, C3.3, C3.4, C4.0, C4.1, C4.2, C4.3, C4.4, C5.0, C5.1, C5.2, C5.3,
C5.4, C6.0, C6.1, C7.0, C8.0, C8.1, C8.2, C9.0, D201, A202, L0.01, L1.00, L1.01, L2.00,
L2.01, L3.00, L3.01, L4.01, L4.02, L6.00, L6.01, L6.02, L6.03, L6.04, photometric plan 1
& 2, T1, and T2, as provided to the City on 1/23/2024, and exhibits titled “Gardens of
Foutainbleu Development” prepared by Arbor MD Tree Care Inc., consisting of
twenty-eight PDF pages, except as may be amended by the conditions contained in
this resolution.
2. ACCURACY OF THE PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data
including but not limited to property boundary locations, building setbacks, property
size, building square footage, any relevant easements and/or construction records.
Any misrepresentation of any property data may invalidate this approval and may
require additional review.
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3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-1996-14 and TR-2022-034 shall be
applicable to this approval.
4. BUILDING PERMIT REQUIRED
This approval does not constitute building permit approval; a separate building
permit review and approval is required.
5. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible for consulting other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
6. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
first page of the building plans.
7. SURFACE PARKING LOT
The new restriped surface parking lot areas shall:
a. Conform with the Department of Public Works City of Cupertino Standard Detail
document for drive aisle widths. Prior to final building permit issuance, the
applicant shall provide a revised site plan demonstrating compliance with the
minimum two-way drive aisle width of 24'.
b. Parking stall length may be decreased by up to two feet but must provide an
equivalent vehicle overhang into landscaped areas. The Landscaping Plan
demonstrate, prior to issuance of building permits, in a manner to indicate that
proposed landscaping does not conflict with the vehicle overhang.
c. Stalls adjacent to obstruction(s) shall provide an extra six-inches clearance on all
sides as required by the Municipal Code.
d. Landscape areas shall be enclosed by a six-inch wide continuous flat curb
allowing parking lot run off into landscaping area, infiltration islands or swales.
e. Landscape planter strips at the end of the parking aisles adjacent to a driveway
shall be enclosed by a six-inch raised concreted curb with drainage outlets to help
delineate the driveways or aisles.
f. Concrete wheel stops shall be placed on top of the flat curb and shall be provided
at a rate of one per two stalls.
g. Incorporate bio-swales in the required landscaping areas at the end of the parking
aisles.
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8. DARK SKY COMPLIANCE
Prior to issuance of Building Permits, the applicant/property owner shall submit final
plans in compliance with the approved lighting plans to comply with development
standards of Cupertino Municipal Code Section 19.102.040 Outdoor Lighting
Requirements. In the event changes are proposed from the approved plans, said
changes must be reviewed and approved by the Director of Community Development
or their designee. The applicant shall provide all documentation required to
determine compliance with the Municipal Code.
9. PARKING LOT LIGHTING
Prior to issuance of building final inspections/sign off, the applicant shall:
a. Provide lighting plan and photometric plans per the submittal requirements of
Chapter 19.102.040(A)
b. Indicate compliance with applicable requirements for the proposed lighting
pursuant to Chapter 19.102.040(B), including but not limited to the following:
i. All outdoor lighting shall be fully shielded fixtures, directed downward to
meet the particular need and away from adjacent properties and rights-of way
to avoid light trespass.
ii. No exterior light, combination of exterior lights, or activity shall cast light
exceeding zero point one (0.1) foot-candle onto an adjacent or nearby property,
with the illumination level measured at the property line between the lot on
which the light is located and the adjacent lot, at the point nearest to the light
source, except if two adjacent properties are non-residential.
iii. All light sources shall have a maintained correlated color temperature of 3,000
Kelvin or less.
iv. Floodlights shall not be permitted.
v. Parking lot lights shall not exceed a height of 21 feet, and any wall-mounted
lights shall not exceed a height of 12 feet, measured from the adjacent grade to
the bottom of the fixture.
vi. All outdoor lighting, including any landscape lighting, shall be fully
extinguished or be motion sensor operated by 11:00 p.m. or when people are
no longer present in exterior areas, except for any lighting at building
entrances, parking areas, walkways, and driveways area required to remain
illuminated after 11:00 p.m. by the California Building Code or state law.
c. Indicate on submitted plan how new lighting fixtures meet the following
requirements, in addition to the requirements of Chapter 19.102 outlined in
subsection (b) above. In the event of any conflict between the two requirements,
the more stringent of the two shall apply:
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i. Light Color: All lighting shall be 3,000 Kelvin or less unless otherwise
approved as part of a development plan for uniformity, not allowing any dark
areas in the parking lot.
ii. Lighting Glare:
1. The light fixtures shall be oriented and designed to preclude any light and
direct glare to adjacent residential properties.
2. No direct off-site glare from a light source shall be visible above three feet
at a public right-of-way.
iii. Lighting Intensity: Parking lots, sidewalks and other areas accessible to
pedestrians and automobiles shall be illuminated with a uniform and adequate
intensity. Typical standards to achieve uniform and adequate intensity are:
1. Average Horizontal Maintained Illumination: Between one and three foot-
candles
2. Average Maximum to Minimum Ratio: Should be generally between six
and ten to one
3. Minimum Intensity above Parking Lot Surface: Minimum three foot-
candles vertically above the parking lot surface shall be maintained.
iv. Critical Areas: Such as stairways, ramps and main walkways may have a
higher illumination.
v. Shatter Resistant Lenses: Shatter resistant lenses shall be placed over the light
to deter vandalism.
10. TRASH, RECYCLING AND COMPOST ENCLOSURES
Trash enclosure plans must be designed to the satisfaction of the Environmental
Services Division. Clearance by the Public Works Department is required prior to
issuance of any City of Cupertino permits.
11. FUGITIVE DUST CONTROL
Prior to issuance of the any demolition, grading, or building permit, include on all
permit plans, the full text of each of the Bay Area Air Quality Management District's
Basic Control Measures from the latest version of BAAQMD's CEQA Air Quality
Guidelines, as subsequently revised, supplemented, or replaced, to control fugitive
dust (i.e., particulate matter PM2.5 and PM10) during demolition, ground disturbing
activities and/or construction.
12. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
a. All grading activities shall be limited to the dry season (April 15 to October 1),
unless permitted otherwise by the Director of Public works.
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b. Construction hours and noise limits shall be compliant with all requirements of
Chapter 10.48 of the Cupertino Municipal Code.
c. Grading, street construction, underground utility and demolition hours for work
done more than 750 feet away from residential areas shall be limited to Monday
through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m.
Grading, street construction, demolition or underground utility work within 750
feet of residential areas shall not occur on Saturdays, Sundays, holidays, and
during the nighttime period as defined in Section 10.48.053(b) of the Municipal
Code.
d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m.
and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed
on holidays as defined in Chapter 10.48 of the Municipal Code. Night time
construction is allowed if compliant with nighttime standards of Section 10.48 of
the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and subcontractors
of said construction restrictions.
The applicant shall comply with the above grading and construction hours and noise
limit requirements unless otherwise indicated.
13. NOISE AND VIBRATION NOTICE
a. At least 10 days prior to the start of any demolition, ground disturbing, or
construction activities, the project applicant/contractor shall send notices of the
planned activity by first class mail to off-site businesses and residents within 500
feet of the project site.
b. The City will provide a template notice and mailing addresses for the Applicant’s
use. The final notice must be approved by City staff prior to sending.
c. The project applicant shall provide the City with evidence of mailing of the notice,
upon request.
d. Please note that, if pile driving, the requirements for noticing and monitoring
outlined in City Code Section 17.04.050 G (3) shall apply.
14. NOISE AND VIBRATION SIGNAGE
At least 10 days prior to the start of any demolition, ground disturbing, or
construction activities, the project applicant/contractor shall ensure that a sign
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measuring at least four feet by six feet shall be posted on construction fencing at the
entrance(s) to the job site, clearly visible to the public, and include the following:
a. Permitted construction days and hours;
b. A description of proposed construction activities;
c. Telephone numbers of the City’s and contractor’s authorized representatives that
are assigned to respond in the event of a noise or vibration complaint; and
d. Contact information for City’s and contractor’s authorized representatives that are
assigned to respond in the event of a complaint related to fugitive dust, pursuant
to the requirements for compliance with BAAQMD’s CEQA Air Quality
Guidelines.
If the authorized contractor’s representative receives a complaint, they shall
investigate, take appropriate corrective action, and report the complaint and the
action taken to the City within three business days of receiving the complaint.
15. NOISE DURING CONSTRUCTION
Prior to issuance of any demolition, grading or building permit, include on plans a
note that, during project construction, the project applicant shall incorporate the
following measures to reduce noise during construction and demolition activity:
a. The project applicant and contractors shall prepare and submit a Construction
Noise Control Plan to the City’s Planning Department for review and approval
prior to issuance of the first permit. The Construction Noise Plan shall demonstrate
compliance with daytime and nighttime decibel limits pursuant to Chapter 10.48
(Community Noise Control) of Cupertino Municipal Code. The details of the
Construction Noise Control Plan shall be included in the applicable construction
documents and implemented by the on-site Construction Manager. Noise
reduction measures selected and implemented shall be based on the type of
construction equipment used on the site, distance of construction activities from
sensitive receptor(s), site terrain, and other features on and surrounding the site
(e.g., trees, built environment) and may include, but not be limited to, temporary
construction noise attenuation walls, high quality mufflers. During the entire
active construction period, the Construction Noise Control Plan shall demonstrate
that compliance with the specified noise control requirements for construction
equipment and tools will reduce construction noise in compliance with the City’s
daytime and nighttime decibel limits.
b. Select haul routes that avoid the greatest amount of sensitive use areas and submit
to the City of Cupertino Public Works Department for approval prior to the start
of the construction phase.
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c. Signs will be posted at the job site entrance(s), within the on-site construction
zones, and along queueing lanes (if any) to reinforce the prohibition of
unnecessary engine idling. All other equipment will be turned off if not in use for
more than 5 minutes.
d. During the entire active construction period and to the extent feasible, the use of
noise producing signals, including horns, whistles, alarms, and bells will be for
safety warning purposes only. The construction manager will use smart back-up
alarms, which automatically adjust the alarm level based on the background noise
level or switch off back-up alarms and replace with human spotters in compliance
with all safety requirements and law.
16. TREE REMOVAL AND REPLACEMENTS
Thirty-nine replacement trees and associated irrigation, per the landscape plans and
as identified in the exhibits, shall be planted and installed to mitigate the
development trees removed.
17. TREE AND LANDSCAPE MAINTENANCE
The property owner shall be responsible for ensuring that all trees and landscaping is
properly maintained including but not limited to ensuring that there is adequate soil
drainage, that the soil is well-aerated, and irrigation systems are thoroughly tested to
provide sufficient water to landscaped areas while reducing water waste.
18. PROJECT ARBORIST – COMPLIANCE AND VERIFICATION
a. The property owner shall indicate compliance with all Planning conditions related
to landscaping/trees on the building permit plans and shall retain a certified
arborist to ensure the project conforms these conditions. Prior to final building
permit issuance, the applicant shall provide a letter from an ISA Board Certified
Master Arborist that the plans conform to the conditions of approval.
b. Prior to Final Occupancy, an ISA Board Certified Master Arborist shall confirm in
writing that all replacement trees have been planted and transplanted trees have
been installed per the procedures outline in the arborist report.
19. TREE AND LANDSCAPE PRESERVATION
As part of the demolition or building permit drawings, a tree protection plan shall be
prepared by a certified arborist for the trees to be retained. In addition, the following
measures shall be added to the protection plan:
a. For trees to be retained, chain link fencing and other root protection shall be
installed around the dripline of the tree prior to any project site work. The ground
under and around the tree canopy area shall not be altered.
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b. No parking or vehicle traffic shall be allowed under root zones, unless using
buffers approved by the Project Arborist.
c. No storage of material, topsoil, vehicles or equipment shall be permitted within
the tree enclosure area.
d. No trenching within the critical root zone area is allowed. If trenching is proposed
in the vicinity of trees to be retained, the City’s consulting arborist, at the
applicant’s cost, shall be consulted before any trenching or root cutting beneath
the dripline of the tree.
e. Wood chip mulch shall be evenly spread inside the tree projection fence to a four-
inch depth.
f. Tree protection conditions shall be posted on the tree protection barriers.
g. Retained trees shall be watered, aerated and maintained as necessary to maintain
them in good health and ensure survival.
h. All landscape material shall be well maintained and replaced, if necessary, to the
satisfaction of the Director of Community Development.
i. A covenant on the property shall be recorded that identifies all the protected trees,
prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified arborist
prior to issuance of building permits. The Project Arborist shall inspect the trees to be
retained and shall provide written reviews, prior to issuance of demolition, grading
and/or building permits. A report ascertaining the good health of the trees mentioned
above shall be provided prior to issuance of final occupancy.
20. LANDSCAPE PLAN CHANGES
Revisions and/or changes to plans before or during construction shall be reviewed
and responded to by the (a) project site arborist, or (b) landscape architect with written
letter of acceptance before submitting the revision to the Building Department for
review by Planning and City Consulting Arborist at the cost of the property owner.
21. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full Landscape
Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape
Ordinance, for projects with landscape area 500 square feet or more or elect to
submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C for
projects with landscape area between 500 square feet and 2,500 square feet. The
Landscape Documentation Package or Prescriptive Compliance Application shall be
reviewed and approved to the satisfaction of the Director of Community
Development prior to issuance of building permits, and additional requirements per
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sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required to be
reviewed and approved prior to final inspections.
22. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC,
Chapter 14.15). A landscape installation audit shall be conducted by a certified
landscape professional after the landscaping and irrigation system have been
installed. The findings of the assessment shall be consolidated into a landscape
installation report.
The landscape installation report shall include, but is not limited to: inspection to
confirm that the landscaping and irrigation system are installed as specified in the
landscape and irrigation design plan, system tune-up, system test with distribution
uniformity, reporting overspray or run-off that causes overland flow, and preparation
of an irrigation schedule.
The landscape installation report shall include the following statement: “The
landscape and irrigation system have been installed as specified in the landscape and
irrigation design plan and complies with the criteria of the ordinance and the permit.”
23. NESTING BIRDS
Prior to issuance of the any demolition, grading and building permit, indicate
the following on all construction plans:
a. Demolition, construction, ground-disturbing, and tree removal/pruning
activities shall be scheduled to be completed prior to nesting season
(February 1 through August 31), if feasible.
b. If demolition, construction, ground-disturbing, or tree removal/pruning
activities occur during the nesting season (February 1 and August 31),
preconstruction surveys shall be conducted as follows:
i. No more than 7 days prior to the start of demolition, construction,
ground- disturbing, or tree removal/pruning activities, in order to
identify any active nests with eggs or young birds on the site and
surrounding area within 100 feet of construction or tree removal
activities.
ii. Preconstruction surveys shall be repeated at 14-day intervals until
demolition, construction, ground-disturbing, or tree removal/pruning
activities have been initiated in the area, after which surveys can be
stopped. As part of the preconstruction survey(s), the surveyor shall
inspect all trees and other possible nesting habitats in, and immediately
adjacent to, the construction areas for active nests, while ensuring that
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they do not disturb the nests as follows:
1) For projects that require the demolition or construction one single-
family residence, ground disturbing activities affecting areas of up
to 500 square feet, or the removal of up to three trees, the property
owner or a tree removal contractor, if necessary, is permitted to
conduct the preconstruction surveys to identify if there are any
active nests. If any active nests with eggs or young birds are
identified, the project applicant shall retain a qualified ornithologist
or biologist to identify protective measures.
2) For any other demolition, construction and ground disturbing
activity or the removal of four or more trees, a qualified ornithologist
or biologist shall be retained by the project applicant to conduct the
preconstruction surveys.
iii. If the preconstruction survey does not identify any active nests with eggs
or young birds that would be affected by demolition, construction,
ground- disturbing or tree removal/pruning activities, no further
mitigating action is required. If an active nest containing eggs or young
birds is found sufficiently close to work areas to be disturbed by these
activities, their locations shall be documented, and the qualified
ornithologist or biologist shall identify protective measures to be
implemented under their direction until the nests no longer contain eggs
or young birds.
iv. Protective measures may include, but are not limited to, establishment of
clearly delineated exclusion zones (i.e., demarcated by identifiable
fencing, such as orange construction fencing or equivalent) around each
nest location as determined by the qualified ornithologist or biologist,
taking into account the species of birds nesting, their tolerance for
disturbance and proximity to existing development. In general, exclusion
zones shall be a minimum of 300 feet for raptors and 75 feet for passerines
and other birds. The active nest within an exclusion zone shall be
monitored on a weekly basis throughout the nesting season to identify
signs of disturbance and confirm nesting status. The radius of an
exclusion zone may be increased by the qualified ornithologist or
biologist, if project activities are determined to be adversely affecting the
nesting birds. Exclusion zones may be reduced by the qualified
ornithologist or biologist only in consultation with California
Department of Fish and Wildlife. The protection measures and buffers
shall remain in effect until the young have left the nest and are foraging
independently or the nest is no longer active.
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v. A final report on nesting birds and raptors, including survey
methodology, survey date(s), map of identified active nests (if any), and
protection measures (if required), shall be prepared by the qualified
ornithologist or biologist and submitted to the Director of Community
Development or his or her designee, through the appropriate permit
review process (e.g., demolition, construction, tree removal, etc.), and be
completed to the satisfaction of the Community Development Director
prior to the start of demolition, construction, ground-disturbing, or tree
removal/pruning activities.
24. ARCHAEOLOGICAL RESOURCES AND TRIBAL CULTURAL RESOURCES
Prior to the issuance of any demolition, grading or building permit involving soil
disturbance, the project applicant shall indicate compliance with the City’s
requirements related to Archaeological Resources and Tribal Cultural Resources as
adopted in Chapter 17.04.
25. HUMAN REMAINS AND NATIVE AMERICAN BURIALS
Prior to the issuance of any demolition, grading or building permit involving soil
disturbance, the project applicant shall, include on plans a note that, during project
construction, the project applicant shall comply with California Health and Safety
Code Section 7050.5, California Public Resources Code Section 5097.98 and indicate
compliance (via notes on the project plans) with the adopted standards related to
Human Remains and Native American Burials in Chapter 17.04.
26. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless
the City, its City Council, and its officers, employees, and agents (collectively, the
“indemnified parties”) from and against any liability, claim, action, cause of action,
suit, damages, judgment, lien, levy, or proceeding (collectively referred to as
“proceeding”) brought by a third party against one or more of the indemnified parties
or one or more of the indemnified parties and the applicant related to any Ordinance,
Resolution, or action approving the project, the related entitlements, environmental
review documents, finding or determinations, or any other permit or approval
authorized for the project. The indemnification shall include but not be limited to
damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’
fees, and other costs, liabilities, and expenses incurred in connection with such
proceeding whether incurred by the Applicant, the City, or the parties initiating or
bringing such proceeding.
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The applicant shall agree to (without limitation) reimburse the City its actual
attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and
costs shall include amounts paid to the City’s outside counsel and shall include City
Attorney time and overhead costs and other City staff overhead costs and any costs
directly related to the litigation reasonably incurred by City. The applicant shall
likewise agree to indemnify, defend, and hold harmless the indemnified parties from
and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees
awarded under Code of Civil Procedure section 1021.5, assessed or awarded against
the indemnified parties. The Applicant shall cooperate with the City to enter a
Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary by
proceedings challenging the project approvals and related environmental review, if
the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
27. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of
a statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements
of Section 66020, you will be legally barred from later challenging such exactions.
This Director’s approval is effective May 16th, 2024. The 14-calendar-day appeal period
will expire on May 30th, 2024.
Enclosures:
Attachment A: Approved Exhibits
DIR-2024-004,
TR-2023-013
05/15/24
Danielle Condit