HomeMy WebLinkAboutCC Resolution 10866 (McInnis Park Apartments)RESOLUTION NO. 10866
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN
ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED00-131), PARCEL MAP
(S00-11) AND TRIP PERMIT (TP00-03) FOR A 42 -UNIT, MULTI -FAMILY
RESIDENTIAL DEVELOPMENT LOCATED AT THE END OF NORTH AVENUE
(MCINNIS PARK APARTMENTS II) (APN's. 155-370-07 AND 155-370-08)
The City Council of the City of San Rafael finds and determines that:
WHEREAS, on October 19, 2000, planning applications were submitted by MHPII to the
Community Development Department, Planning Division, requesting approval of a Planned
Development District amendment, Environmental and Design Review Permit, Parcel Map, and
Trip Permit to allow the development of 42 multi -family residential units on a 2.2 -acre site; and
WHEREAS, on December 14, 2000, planning applications that were submitted were
reviewed and deemed complete for processing by the Planning Division; and
WHEREAS, by adoption of a separate Ordinance, the San Rafael City Council has adopted
a Planned Development (PD) Rezoning request (ZC00-12), which establishes the appropriate
development regulations and land use limitations for the proposed 42 -unit multi -family residential
development; and
WHEREAS, upon review of the application, an Initial Study/Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program was prepared for the project and
made available for public review on April 25, 2001 consistent with the requirements of the City of
San Rafael Environmental Review Procedures and the provisions of the California Environmental
Quality Act (CEQA). The City Council adopted the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program by adoption of a separate resolution; and
WHEREAS, on May 15, 2001, the City of San Rafael Planning Commission held a duly -
noticed public hearing on the proposed Environmental and Design Review Permit, Parcel Map, and
Trip Permit, accepting all oral and written public testimony and the written report of the
Community Development Department, Planning Division. On a vote of 5-0-1 (Commissioner Scott
absent), the Planning Commission adopted Resolution No. 01-25 recommending approval of the
project. The Commissioner's recommendation included revisions to project conditions, which have
been incorporated into the Resolution herein; and
WHEREAS, on June 18, 2001, the San Rafael City Council held a duly -noticed hearing on
the proposed Rezoning, Environmental and Design Review Permit, Parcel Map, and Trip Permit as
required by State law and has considered written correspondence, verbal testimony, and staff
reports.
�ako
� � '� L I°�
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San
Rafael hereby approves the Environmental and Design Review Permit, Parcel Map, and Trip
Permit based on the following findings and conditions of approval:
Environmental and Design Review Permit (ED00-131)
Findings
The project design is in accord with the San Rafael General Plan 2000, the objectives of the
City of San Rafael Zoning Ordinance, and the purposes of Chapter 25 in that: a) the project
proposes structures, site improvements, landscaping, parking, and architectural designs
appropriate for the setting and have been included in the proposed McInnis Park Aprartmetnts
II - Planned Development District Re -zoning proposal (ZC00-12); b) Zoning Ordinance
Chapter 25 — Design Criteria findings have been made below which, together with the
proposed PD standards, implement the General Plan design policies LU -19 through LU -36,
and; c) the the project has been reviewed by the Design Review Board to ensure that the design
is compatible with the neighborhood and surrounding environs.
2. The project design is consistent with all applicable site, architecture and landscaping design
criteria and guidelines for the Planned Development (PD) District in which the site is located in
that: a) a PD zoning ordinance has been prepared for the site containing regulations which
implement the applicable development ciriteria; b) the project has been reviewed by the Design
Review Board to ensure the project appropriately considered its setting consistent with the
Zoning Ordinance Chapter 25 — Design Review Criteria and was recommended for approval by
the Board; d) the site plan takes advantage of the existing site features for appropriate visual
screening and preservation the natural hillside and trees in the rear consistent with the General
Plan 2000 and Zoning Ordinance Chapter 25.
The project's environmental impacts have been addressed in the Mitigated Negative
Declaration prepared for the project, and the project design minimizes adverse environmental
impacts by minimizing site grading and tree removal; providing off-street parking which meets
the City's design standards; and proposes architecture, colors and materials, and landscaping
improvements that are appropriate for the setting. Furthermore, any potential environmental
impacts to air quality, cultural resources, hydrology/water quality, noise, or transportation
/traffic have been assessed pursuant to the provisions of the CEQA and mitigated though the
project redesign and conditions of approval.
4. The project design will not be detrimental to the public health, safety or welfare, nor materially
injurious to properties or improvements in the vicinity given that the project: a) satisfies the
applicable Zoning Ordinance standards; b) meets Environmental and Design Review Permit
finding # 3 above; and c) has been reviewed by the Design Review Board resulting in
modifications to the project, in particular to the project colors, retaining wall design, and
landscaping, to address concerns regarding harmony with the natural landscape and
surrounding development, visual relief and mass of the earthstone retaining wall, and views of
the project from the surrounding sites.
2
Parcel Map (500-11)
Findings
The Tentative Parcel Map (S00-11), as proposed and conditioned, complies with the
requirements of the Subdivision Map Act and with the City of San Rafael's Subdivision
Ordinance (Title 15), in that: a) no additional parcels are created through this combination of
parcels, no further subdivision of the parcels would be permitted, consistent with the zoning
district requirements, and the findings below have been satisfied.
2. As conditioned, the proposed subdivision, together with its design and improvements, is
consistent with the objectives, goals, policies and general land uses of the San Rafael General
Plan 2000 (as required by the Subdivision Map Act Section 66473.5) in that: a) the subdivision
will combine two parcels into one, creating a more developable parcel to implement land uses
and building intensities permitted under the Medium Density Residential land use designation,
and; b) the subdivision is consistent with open space plans and policies of the City in that the
proposal would maintain 51 percent of the site in a natural manner and allow for access by the
residents of this development to the public open space to the south.
3. The site is physically suitable for the proposed type and intensity of development based on the
following:
• The project was reviewed by the Design Review Board and Planning Commission, and
Environmental and Design Review Permit findings have been made determining that
the project is in conformance with the design criteria in the General Plan, Zoning
Ordinance Chapter 25, and the Development Standards established in the Planned
Development text;
• A Mitigated Negative Declaration was prepared for the project, which contains
information evaluating and supporting the suitability of the site for the proposed
development;
• Adequate services and utility systems are immediately accessible to the site from North
Avenue to serve the proposed development; and
• Adequate area is provided on-site for required parking, landscape and drainage
improvements.
4. The design of the subdivision and proposed improvements are not likely to cause substantial
environmental damage, or substantial and avoidable injury to fish, wildlife or their habitats or
cause serious public health problems. Based on the findings presented in the Mitigated
Negative Declaration, the proposed area of development does not contain sensitive habitat for
wildlife or waterways containing waterfowl. Secondly, 51 percent of the site would be
maintained in its natural manner. Mitigation measures are recommended as conditions of
approval to reduce potential impacts to less -than -significant levels.
5. As proposed and conditioned, the subdivision does not conflict with any existing or required
easements in that an existing improved roadway right-of-way exists that would provide
adequate and safe access and utility connections to the new parcel.
6. The City has balanced the regional housing needs against the public service needs of its
residents and available fiscal and environmental resources concluding that adequate public
services are available for this in -fill site based on existing service providers expressed ability to
provide service. Secondly, environmental resources can be protected, and the project meets an
identified housing need given that: a) the project would be developed on an in -fill site in an
urbanized area where public services are available; b) potential environmental impacts on the
previously graded site have been mitigated, as detailed in the Mitigated Negative Declaration
prepared for the project; c) the development of the 42 -unit multi -family residential project is
consistent with the San Rafael General Plan Land Use Designation; and d) the project provides
rental housing, including 9 below market rate units affordable to moderate, low, and very -low
income households.
7. The design of the subdivision balances the need to create a design compatible with the
neighborhood with solar energy needs and provides, to the extent feasible, for future passive or
natural heating or cooling opportunities based on the fact that the size, shape and topography of
the parcels provide for building orientation and design which can satisfy building code, Title 24
requirements.
8. Approval of the proposed subdivision would not be detrimental to the health, safety or welfare
of the surrounding development in that: a) there are adequate services for site development; b)
the subdivision has been designed to be sensitive to the character and improvements of the
multi -family residential neighborhood; and c) the potential environmental impacts have been
assessed pursuant to the provisions of the CEQA and mitigated to a less than significant level
through the project design and conditions of approval.
Trip Permit (TP00-03)
Findings
The 42 -unit multi -family development as proposed would not exceed traffic level of service
(LOS) standards established by the General Plan for local streets in the North San Rafael area
or the Lucas Valley Road/Smith Ranch Road/U.S. Highway 10 interchange.
2. The proposed use of 18 bonus trips from the General Plan affordable housing reserve is
consistent with the specific purposes as described in Circulation Policy C-6 of the General Plan
in that the project is considered a "high priority" project because the project provides 9 below
market rate units.
3. The granting of 18 P.M. peak hour trips to the subject property from the General Plan
affordable housing reserve will not under the circumstances of the particular case, materially
affect the health or safety of persons residing or working in the neighborhood and will not,
under the circumstances of the particular case, be materially detrimental to the public welfare
or injurious to property or improvements in the neighborhood or to the general welfare of the
City because the project: a) would result in minimal impact on Lucas Valley Road/Smith
Ranch Road/U.S. Highway 101 Interchange; b) would not result in a change in the existing
4
LOS conditions; and c) does not propose a use or development that would pose significant
impacts to the subject property or those surrounding.
Environmental and Design Review Permit (ED00-131)
Conditions of Approval
General Project Conditions
Plannina Division
1. Project plans submitted for building permit and site development shall conform with the
building techniques, materials, elevations and appearance of this project, as presented for
approval. Any future revisions, additions, expansions, remodeling, etc., shall be subject to the
review and approval of the Community Development Department, Planning Division.
Approved design plans, exhibits and reports which are on file with the Department of
Community Development include:
• Site Plan - McInnis Park Apartments II, Drawing A.1, James Guthrie & Associates,
1/25/01.
• Site & Vicinity Photographs - McInnis Park Apartments II, Drawing A.1, James
Guthrie & Associates, 1/25/01.
• Building Plan, Elevations, Roof Plan, and Sections, Site Plan - McInnis Park
Apartments II, Drawings A.3 — A.12, James Guthrie & Associates, 1/25/01.
• Trash Enclosure - McInnis Park Apartments II, Drawings A.14, James Guthrie &
Associates, 3/23/01.
• Lighting Fixture Cut Sheets - McInnis Park Apartments II, Drawings A.13 — A.15,
James Guthrie & Associates, 1/25/01.
• Landscape Plan and Construction Details — McInnis Park Apartments, Drawings 1.1 —
L.2, Pedersen Associates, 3/23/01.
• Tentative Parcel Map, McInnis Park Apartments II, Oberkamper and Associates, Sheet
1.
• Existing Site Features and Contours - McInnis Park Apartments II, Oberkamper and
Associates, Sheet 1, 8/00
• Contextual Map - McInnis Park Apartments II, Oberkamper and Associates, Sheet 2,
8/00
• Preliminary Grading and Drainage Plan - McInnis Park Apartments II, Oberkamper and
Associates, Sheet 3, 8/00.
• Photomontage - McInnis Park Apartments II.
• Oberkamper & Associates Drainage Report Analysis Letter — McInnis Park Apartments
II, pages 1-2,12/12/00.
• McInnis Park Apartments II PPP Study, Fehr & Peers, 9/99.
• Exterior Materials and Colors board prepared by James Guthrie a& Associates
Architects showing the following treatments: Composition Shingle Roof (Elk Prestique:
Weatheredwood), Horizontal Lap Siding (2200-0300 Ext. Flat color, Color EP -1 Body)
and Wood Trim (2200-0110 Ext. Flat, Color Stick Sample Match)
2. This Environment and Design Review Permit approval shall be valid for a period of two years,
or until June 18, 2003, and shall be null and void unless a building permit has been issued or a
time extension has been applied for.
3. To mitigate the loss of 8 young trees at the toe of the slope, tree replacement shall be consistent
with the approved landscaping plan. Drip irrigation shall be extended to replacement plantings
to ensure they will become established.
4. All landscaping shall meet the requirements of the Marin Municipal Water District
Conservation Ordinance.
5. This Environmental and Design Review Permit (ED00-131) approving development a multi-
family residential development and associated site improvements shall run concurrently with
the Parcel Map (S00-11) and Trip Permit (TP00-03). If either entitlement expires, this Design
Review Permit shall also expire and become invalid.
Building Division
6. All utility services shall be underground.
7. A grading permit shall be required.
8. Any work in the public right-of-way requires an encroachment permit
Fire Department
9. The net overhead vertical clearance for all access roadways and driveways shall be greater than
13 feet and 6 inches.
10. Based on Uniform Building Code or Fire Code requirements, an automatic fire sprinkler
system shall be installed throughout conforming to NFPA Standard 13R
11. A permit application shall be submitted to the Fire Prevention Bureau with two sets of plans for
review prior to installation of all automatic and fixed fire extinguishing and detection systems.
Specification sheets for each type of device shall also be submitted for review.
12. Due to the wildland fire interface area, fire retardant roof covering shall be required with a
minimum Class "A" listing.
13. UL/SFM smoke detectors and openable bedroom windows shall be installed, conforming to the
Uniform Building Code.
14. Spark arrestors shall be installed conforming to the UBC.
Conditions Required to be Satisfied Prior to Issuance of a Grading Permit
Planning Division
15. Pursuant to Mitigation Measure III.b.1 to Ell.b.6, the following requirements shall be noted on
the final grading plans prepared for the project or on a separate construction logistics plan
submitted for review and approval by the Community Development Department and
implemented during all phases of construction.
• All active construction areas shall be watered at least twice daily. A water truck or
equivalent method shall be in place prior to commencing grading operations.
• All trucks hauling soil, sand, and other loose materials shall be covered and maintain at
least two feet of freeboard.
• All paved access roads, parking areas and staging areas at construction sites shall be
swept daily with water sweepers and adjacent public streets shall be swept if visible soil
material is carried onto adjacent public streets.
• Excavation and grading activity shall be suspended when wind gusts exceed 25 miles
per hour.
• The project proponent shall inform the contractor, general contractor or site supervisor
of these requirements and shall be responsible for informing subcontractors of these
requirements and for implementing these measures on the site.
Public Works
16. The project shall employ best management practices (BMP's) during site construction and
grading. A standard BMP sheet shall be attached to construction plans submitted for building
permit.
17. The applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP).
Conditions Required to be Satisfied Prior to Issuance of a Building Permit
Planning Division
18. The applicant shall comply with conditions of the Marin Municipal Water District to obtain
water service to the project. Verification of compliance shall be submitted at time of building
permit application.
19. Any outstanding Planning Division application processing fees shall be paid, including state
Fish and Game fees for filing a Notice of Determination with the County Clerk.
20. The applicant/owner shall secure an reciprocal easement to allow for shared parking, use of
recreational facilities, and access between the this project and the adjacent McInnis Park
Apartments I complex. Documentation of compliance with this condition shall be submitted to
the Planning Division.
21. Roof venting and all mechanical equipment proposed for the roof of the structures shall be
reviewed to the satisfaction of the Design Review Board.
22. A traffic mitigation fee of $3,052.00 dollars shall be paid for each P.M. peak hour trip
generated by the project. Total fees paid for all 42 units shall be $109,872.00, adjusted
according to the Lee Saylor Construction Index to take into account changes in construction
costs. This fee amount is based on a fee of $3,052.00 times 36 P.M. peak hour trips in January
2001 dollars.
23. All mechanical equipment such as air conditioning units, meters and transformers, and
appurtenances not entirely enclosed within the structure shall be screened from public view.
The method used to accomplish the screen shall be indicated on the building plans and
approved by the Planning Division prior to issuance of the building permit.
24. Interior noise standards for bedrooms shall be consistent with State Administrative Code
Standards Title 25, Part 2.
25. Landscape plans shall be revised to illustrate the Design Review Board's recommendations,
including: the inclusion of an intermediate plant where the earthstone wall is broken up (bench
of the wall), a native plant be placed adjacent to the open space for a transition as a step plant
between the two walls and the planting identified as a ground cover on the landscape plan be
changed to a vine.
Building Division
26. An engineered site improvement plan showing all existing and proposed site conditions shall
be submitted with the application for a building permit, including all existing and proposed
drainage facilities, sanitary sewer facilities, and utilities.
27. A level "B" soils report shall be submitted with the application for a building permit.
28. Grading, drainage, and foundation plans shall be reviewed by the project soils engineer for
compliance with the project soils report.
29. An erosion control plan shall be submitted with the application for a building permit. The
erosion control plan shall be based on the "Best Management Practices" of the Regional Water
Quality Control Board. The project shall employ best management practices (BMP's) during
site construction and grading.
30. The erosion control plan shall show methods for controlling erosion both during and after
construction.
31. The parcel merger shall occur prior to issuance of any construction permits.
32. A stormwater pollution prevention program permit (SWPPP) shall be obtained for site
development, as required by the RWQCB.
Conditions Required to be Satisfied During Construction/Grading
Planning Division
33. Pursuant to Mitigation Measure V.b.1, in the event that archaeological features, such as
concentrations of artifacts or culturally modified soils deposits including trash pits older than
fifty years of age, are discovered at any time during grading, scraping, or excavation within the
property, all work shall be halted in the vicinity of the find, the Planning Division shall be
notified, and a qualified archaeologist shall be contacted immediately to make an evaluation. If
warranted by the concentration of artifacts or soils deposits, further work in the discovery area
shall be monitored by an archaeologist.
34. Pursuant to Mitigation Measure V.d.1, if human remains are encountered during grading and
construction, all work shall stop in the immediate vicinity of the discovered remains and the
County Coroner and a qualified archaeologist shall be notified immediately so that an
evaluation can be performed. If the remains are deemed to be Native American and prehistoric,
the Coroner shall contact the Native American Heritage Commission so that a "Most Likely
Descendant" can be designated.
35. Pursuant to Mitigation Measure XI.A.1, construction hours shall be limited to 8 a.m. - 5 p.m.,
Monday through Friday. Construction shall not be permitted on Saturday, Sunday or City -
observed holidays. Construction activities shall include delivery of materials, start up of
construction equipment engines, arrival of construction workers, playing of radios and other
noises caused by equipment and/or construction workers arriving at or on the site.
Building Division
36. The site shall be winterized prior to the first day of October.
Conditions Required to be Satisfied Prior to Building Occupancy
Plannin2, Division
37. All landscaping as identified on the landscape plans and amended through these conditions of
approval, shall be installed.
38. Any invasive exotic plants such as gorse and broom shall be removed from the site prior to
occupancy of the building.
39. All landscaping shall be maintained in a healthy and thriving condition, free of weeds and
debris. The applicant shall provide a two-year maintenance contract for landscaping or post a
two-year maintenance bond to ensure landscaping conditions are met and plantings have
established. The maintenance contract shall address maintenance of exotic removal and fire
clearance landscaping improvements.
40. Lighting provided to illustrate any parking facility shall be designed to reflect away from
residential uses.
41. Driveway and parking lot lighting shall be shielded downward and shall not produce undue
glare off-site. After issuance of a certificate of occupancy, all exterior lighting shall be subject
to a 30 -day lighting level review by the Planning Division staff to insure compatibility with the
surrounding area.
42. A below market rate (BMR) agreement shall be established and approved by the City Council.
Consistent with Priority Projects Procedure approval and General Plan Policy, the BMR units
shall be constructed on site and shall consist of the following units and affordability
requirements: 9 below market rate units for 40 years composed of the following: 3 units
affordable to very low-income households, 4 units affordable to low-income households and 2
units affordable to moderate -income households.
43. The compact spaces, as identified in the approved site plan, shall be labeled as "compact."
Building Division
44. All earth and foundation work shall be done under the direction of the project soils engineer
and a final construction compliance soils report shall be submitted prior to occupancy.
Police Department
(Address)
45. Each separate building of a multi -structure complex shall display street numbers in a prominent
location on the street side of the property in such a position that the number is easily visible to
approaching emergency vehicles. The numbers shall be no less than 24 inches in height,
illuminated during darkness, and be of a contrasting color to the background to which they are
attached.
46. There shall be positioned at each entrance of multi -family dwelling complex, an illuminated
diagram (scaled schematic drawing of the complex) which shows the location of the viewer and
each individual building within the complex.
47. Each individual unit within the complex shall display a prominent identification number not
less than 6 inches in height, which is easily visible to approaching vehicular and/or pedestrian
traffic.
10
48. The street address and any internal complex addresses shall be in a sequence with the
numerical order of the rest of the streetibuilding.
49. No garages or carport shall be marked with the same number or letter as the dwelling unit.
(Exterior Lighting)
50. All exterior lighting shall be sufficient to establish a sense of well-being to the pedestrian and
sufficient to facilitate recognition of persons at a reasonable distance. Type and placement of
lighting shall be to the satisfaction of the Police Department.
51. All garden and exterior lighting shall be vandal resistant.
52. All exterior lighting shall be on a master photoelectric cell set to operate during the hours of
darkness.
53. The minimum of one -foot candle at ground level overlap shall be provided in exterior
doorways, vehicle parking areas, and outdoor pedestrian walkways.
54. Lights inside laundry rooms shall remain lighted during the hours of darkness.
(Exterior Fixtures)
55. All exposed roof vents and ducts shall be grated or constructed of an impact resistant material
to the satisfaction of the Police Department. Skylights shall be secured and hatch openings
shall be burglary -resistant. Glazing shall be of a burglary -resistant glass or glass -like material.
(Exterior Doors)
56. All exterior man doors shall be of solid core construction with a minimum thickness of one and
three-fourths (1-3/4) inches or with panels not less than nine -sixteenths (9/16) inches thick.
Side garage doors and doors leading from garage areas to multiple -family dwelling residences
shall be included in this requirement.
57. Exterior man doors and doors leading from garage areas into the multiple family dwelling
residences shall have dead -locking latch devise with a minimum throw of one-half (1/2") inch.
A secondary lock is required and shall be a dead -bolt lock with a cylinder guard and a hardened
steel throw a minimum of one (1) inch long. Both locking mechanisms shall be keyed the same.
58. Both locking mechanisms shall be interconnected so that both may be disengaged by turning
the door knob from inside.
59. Exterior jambs for doors shall be so constructed or protected so as to prevent violation of the
function of the strike plate from outside. The strike plate shall be secured to the jamb by a
minimum of two (2) screws which must penetrate into the solid backing beyond the jamb.
60. Exterior doors that swing outward shall have non -removable hinge pins.
11
61. In -swinging exterior doors shall have rabbeted jambs.
62. Glass sliding doors shall have a secondary type locking device to the satisfaction of the Police
Department. The secondary lock shall be a dead -bolt lock and shall be no less than one-eighth
(1/8) inch in thickness and shall have a minimum hardened steel throw of one-half (1/2) inch.
63. Metal -framed glass doors shall be set in metal doorjambs.
64. Metal -framed glass doors shall have a dead -bolt lock with a cylinder guard and a hardened steel
throw that is a minimum of one (1) inch long.
65. Glass on exterior doors or within 40 inches of an exterior door shall be break -resistant or glass-
like materials to the satisfaction of the Police Department.
66. Front doors shall have a front door viewer that provides a minimum of 180 degrees peripheral
vision.
(Windows)
67. All windows within 12 feet of the ground level shall have a secondary lock mounted to the
frame of the window. The secondary lock shall be a bolt lock and shall be no less than one-
eighth (1/8") inch in thickness. The lock shall have a hardened steel throw of one-half (1/2")
inch minimum length.
68. Louvered windows shall not be installed within 8 feet of the ground level.
69. Any window in or within 40 inches of an exterior door shall be stationary and non -removable.
(Roof Access)
70. Perimeter walls, fences, trash storage areas, etc., shall be built to limit if not in fact prevent
access to the roof or balconies.
71. Permanently fixed ladders leading to roofs shall be fully enclosed with sheet metal to a height
of ten (10) feet. The covering shall be locked against the ladder with a casehardened hasp
secured with non -removable screws or bolts. If a padlock is used, it shall have a hardened steel
shackle, locking at both heel and toe, and have a minimum of five (5) tumbler operation.
(Landscaping)
72. Barrier or thorny plants may be added to those locations desired by applicant to deter access to
windows or other areas. If desired, a list of barrier plants is available from the San Rafael
Police Department Crime Prevention Office at (415) 485-3114.
73. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture.
Future growth of landscaping must be take into consideration. Applicant is cautioned to
beware of creating a haven for homeless or transient trespassers.
12
(Street Access — Parking)
74. Signs shall be posted and driveways/curbs/parking areas which have emergency access lanes
shall be painted red.
(Note)
75. Any alternative materials or methods of construction shall be reviewed with the Crime
Prevention Officer before installation.
76. The Crime Prevention Officer shall be allowed to inspect and approve the construction prior to
occupancy.
Fire Department
77. Address shall be posted conforming to Fire Prevention Standard 205.
78. Security gates, electronic gates or chains across driveways shall have installed an approved
Knox keyway conforming to Fire Prevention Std. 202.
79. The alarms from fire detection systems and commercial fire sprinkler systems shall be
monitored by a UL Central Station Company approved by the San Rafael Fire Department and
be issued a UL serially numbered Certificate for Central Station Fire Alarms.
80. A minimum 30 -foot wide break (brush clearing) shall be provided and maintained around the
structure.
Parcel Map (S00-11)
Conditions of Approval
General Conditions
Planninia Division
1. This subdivision approval grants a merger of the two parcels into one parcel, with a minimum
lot size of 2.2 acres, as shown on the plan entitled Tentative Parcel Map McInnis Park
Apartments H, prepared Oberkamper and Associates. This approval shall be valid for a period
of two (2) years from the date of approval by the City Council, or until June 18, 2003, unless an
extension is granted. Prior to expiration, the applicant may apply for an additional one-year
time extension.
2. Any outstanding Planning Division application processing fees shall be paid prior to recording
of the Parcel Map, including the State Fish and Game fee for filing a Notice of Determination
with the County Clerk.
3. No further subdivision of the lots is permitted pursuant to the applicable Zoning District and
General Plan permitted density and lot sizes.
13
4. Development of the lots shall be subject to the Planned Development (PD) District zoning
(ZC00-12) adopted for the site, the approved Environmental and Design Review Permit
(ED00-131), and Trip Permit (TP00-03).
5. Construction staging for the subdivision improvements shall be on-site.
Conditions Required to be Satisfied Prior to Issuance of Building Permit
Planning Division
6. Pursuant to Mitigation Measure XV.A.1, the project developer shall prepare a Construction
Management Plan to ensure that construction related truck trips are scheduled outside of the
A.M. and P.M. peak hour traffic periods. The plan shall be submitted to the Planning Division
and City Engineer for review and approval prior to the issuance of grading or building permits.
If required based on the above plan, the project developer shall obtain transportation permits
from the City to regulate the operation of construction trucks hauling fill material into or out of
the project site.
7. Pursuant to Mitigation Measure VIII.C.1, the applicant shall document the condition of the
existing storm drain running under North Avenue from the western edge of the project site to
the termination of the pipe at Silveira Parkway. The method to be utilized shall be reviewed
and approved by City Engineer. Documentation of the condition of this pipe shall be submitted
and reviewed by the City Engineer. If it is determined that there are deficiencies or leaks, the
applicant shall correct these to the satisfaction of the City Engineer.
8. The Parcel Map shall be recorded with the County of Marin and proof of such recording shall
be submitted to the Community Development Department, Planning Division.
Trip Permit (TP00-03)
Conditions of Approval
General Conditions
Planning Division
This Trip Permit shall approve the transfer of 18 P.M. peak hour trips to the site from the bonus
trips reserved in the General Plan affordable housing reserve. With this allocation of bonus
trips, the property would have a total of 36 P.M. peak hour trips.
2. This Trip Permit is based upon the provision of 9 below market rate units and shall be subject
to adoption of a Planned Development (PD) District of the property (ZC00-12) and all
conditions of Environmental and Design Review Permit (ED00-131) and Parcel Map (S00-11).
14
This Trip Permit shall run concurrently with the Environmental and Design Review Permit
(ED00-131) and Parcel Map (S00-11). If either entitlement expires, this Trip Permit and the
transfer of bonus trips shall also expire. The approved Parcel Map shall be recorded prior to
issuance of building permit issuance.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the foregoing
resolution was duly and regularly introduced and adopted at a regular meeting of the City Council
held Monday, the 18th of June, 2001, by the following vote, to wit:
AYES: Councilmembers: Cohen, Heller, Miller, Phillips and Mayor Boro
NOES: Councilmembers: None
ABSENT: Councilmembers: None
15
JEANA M. LEONCIl Tf, City Clerk