HomeMy WebLinkAboutCC Resolution 10412 (Fernwood Estates Subdivision Map)RESOLUTION 10412
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING A VESTING
TENTATIVE SUBDIVISION MAP (TS98-2), MASTER USE PERMIT (UP98-38),
AND AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED98-107) FOR
SIX SINGLE FAMILY RESIDENTIAL LOTS (FERNWOOD ESTATES)
End of Fernwood Way and Fernwood Drive
(AP NO. 185-030-01)
WHEREAS, on December 2, 1998, applications requesting a Vesting Tentative Subdivision (TS98-2),
Master Use Permit (UP98-38) and an Environmental and Design Review Permit (ED98-107) for six single
family residential lots were found by the Community Development Department to be complete for
processing; and,
WHEREAS, upon review of the subject applications an Environmental Initial Study was prepared
consistent with the requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, on April 13, 1999 the San Rafael City Council held a duly noticed Public Hearing on the
proposed Tentative Subdivision, Master Use Permit, and Environmental and Design Review Permit
applications, accepting public testimony and the written report of the Community Development
Department staff and recommended approval of the project to the City Council; and,
WHEREAS, on May 17, 1999 the San Rafael City Council held a duly noticed Public Hearing on the
proposed Vesting Tentative Map, Use Permit and Environmental and Design Review Permit applications,
accepting public testimony and the written report of the Community Development Department; and
WHEREAS, the City Council reviewed and considered the proposed environmental document, public
testimony and staff reports and has adopted by separate resolution the Mitigated Negative Declaration,
including the Mitigation Monitoring Program for the project; and
WHEREAS, the City Council reviewed and considered public testimony and the staff reports on the Zone
Change and has passed an Ordinance to print designating the site as Planned District for residential uses;
and
WHEREAS, the City Council determined that the subdivision map complies with the requirements of the
Subdivision Map Act and the City of San Rafael Subdivision Ordinance and Hillside Subdivision Ordinance
as all parcels meet the minimum required lot area based on the slope of the lot and the Hillside
Residential Land Use designation; and,
WHEREAS, the City Council determined that the subdivision map as conditioned, would be consistent with
applicable General Plan Policies, consistent with the open space plan and consistent with the Land Use
Designation Hillside Residential in that the proposed parcels are of a sufficient size to accommodate the
uses permitted in the General Plan, and the site is not part of the open space plan; and,
WHEREAS, the City Council determined that the design or improvements of the proposed subdivision are
consistent with applicable General Plan Policies in that the proposed parcels, street and utility
improvements have been designed considering safety and capacity requirements and have been reviewed
and conditioned by the Fire, Police and Public Works Departments accordingly; and,
WHEREAS, the City Council determined that approval of the proposed subdivision would not be
detrimental to the health, safety or welfare of the surrounding development in that the potential
environmental impacts have been assessed and mitigated through project design and recommended
conditions of approval; and,
WHEREAS, the City Council determined that based on the review by the Design Review Board and the
information contained in the Negative Declaration and the staff reports to the Planning Commission and
City Council, the site is physically suited for the proposed low density single family residential
development; and,
WHEREAS, the City Council determined that based on the information contained in the Negative
Declaration and the staff reports to the Planning Commission and City Council, the design or proposed
improvements are not likely to cause substantial environmental damage, or substantially and avoidably
injure fish, wildlife or their habitats or cause serious public health problems; and,
WHEREAS, the City Council determined that the design of the subdivision provides, to the extent feasible
based on balancing the need to create a design compatible with the neighborhood and with solar energy
needs, for future passive or natural heating or cooling opportunities because the lots are of sufficient size
to allow flexibility in design of the residential houses to incorporate passive or natural heating or cooling
opportunities; and,
WHEREAS, the City Council determined that the proposed use is in accord with the General Plan, the
objectives of the Zoning Ordinance, and the purpose of the district in which it is located because the
proposed residential use as conditioned, is consistent with:
A. The goals and policies of the General Plan 2000 as detailed in Table 1 of the April 13, 1999 Report to
the Planning Commission consisting of: Land Use Policies LU -9b Hillside Residential, LU -12 Master
Plan Zoning, LU -19, Design Approach, LU -20, Overall City Character, LU -21 Building Heights, LU -22
Bay and Hillside Views, LU -29 Tree Preservation, LU -30 Street Tree Planting, LU -32 Water
Conservation, LU -34 Residential Site Design, LU -35 Project Design Considerations, LU -36 Additional
Community Design Map Considerations, LU -48, Fire and Police Services, LU -51 Water and Sewer
Facilities; Circulation Policy C-18 Area Transportation Improvement Programs, Housing Policy H-15
-2-
Future Development; Recreation Policies R-4 New Development and R-14 Trails; Natural
Environment Policies NE -13 Protection of Environmental Resources, NE -20 Preservation of Hillsides
and NE -21 Archaeological Studies; Health and Safety Policies S-1 Location of Future Development,
S-3 Use of Hazard Maps in Development Review, S-4 Geotechnical Review, S-5 Soils and Geologic
Review, S-6 Minimize Geological Hazards, S-20 Maintenance and Landscaping for Fire Safety, S-21
Fire Safety of New Development, S-22 New Development in Fire Hazard Areas, S-23 Safety Review
of Development Projects, and S-24 Access for Emergency Vehicles; and Special Residential
Neighborhood Policies RES -1 Development in Residential Neighborhoods, RES -3 Consistencies with
Prevailing Densities In Developed Single Family Neighborhoods.
B. The standards and regulations contained in the Zoning Ordinance as detailed in this report including:
Multiple Applications; Planned Development District; Hillside Overlay District; Parking; and,
Environmental and Design Review Permits; and,
WHEREAS, the City Council determined that the proposed use together with the conditions applicable
thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or
improvements in the vicinity, or to the general welfare of the City because the residential use is consistent
with the surrounding residential uses and the use has been reviewed by the appropriate agencies; and,
WHEREAS, the City Council determined that the proposed use complies with each of the applicable
provisions of the Zoning Ordinance including: Section 14,02.020J, Multiple Applications; 14.07.030,
Planned Development District Property Development Regulations; 14.12.020, Criteria for Establishment of
Hillside Overlay District; 14.12.030G, Lot Standards; 14.18.040, Parking Requirements; and, 14.25.050,
Review Criteria for Environmental and Design Review Permits; and,
WHEREAS, the City Council determined that the project design is in accord with the General Plan and the
objectives of the Zoning Ordinance, including General Plan Policies relating to design (LU -21, LU -30, LU -
32, LU -33, LU -34, and LU -36) and the Review Criteria for Design Review Permits contained in Section
14.25.050 of the Zoning Ordinance; and,
WHEREAS, the City Council determined that the project design is consistent with all applicable site,
architecture and landscaping design criteria and guidelines for the district in which the site is located
because the project is consistent with the Hillside Design Guidelines including: Preservation of Significant
Trees; Hillside Grading and Drainage; Lot Configuration, Building Setbacks and Location; Street Layout,
Driveway and Parking Design; Planting Design for Hillside Residential Development; Subdivisions and
Planned Development Projects; and Hillslope Habitat Areas; and,
WHEREAS, the City Council determined that the project design minimizes adverse environmental impacts
because the project has been reviewed by the City's Design Review Board at two meetings over a two
-3-
month period. Through these reviews the project design was revised to address the location of lot 6, tree
removal, visual impacts and landscape screening; and,
WHEREAS, the City Council determined that the project design will not be detrimental to the public health,
safety or welfare, nor materially injurious to properties or improvements in the vicinity because the project
has been reviewed by the appropriate agencies and has been modified through design changes or
conditions of approval; and,
WHEREAS, the City Council determined that there are no site development alternatives which avoid
ridgeline development because the ridge is at elevation 150 and the lowest portion of the site is at
elevation 50. The entire site is within 100 vertical feet of the ridgeline; and,
WHEREAS, the City Council determined that the density has been reduced to the minimum allowed by the
General Plan land use designation density range as the minimum density permitted by the General Plan is
.5 dwelling units per acre which would allow 6 units and the project is proposing 6 dwelling units; and,
WHEREAS, the City Council determined that no new subdivision lots are created which will result in
ridgeline development as specified in Section 2 of the Planned Development District zoning which states
that lot line adjustments are permitted within the development; however, no new lots shall be created; and,
WHEREAS, the City Council determined that the proposed development will not have significant
adverse visual impacts due to modifications for height, bulk, design, size, location, siting and
landscaping which avoid or minimize the visual impacts of the development as viewed from all public
viewing areas because the Design Review Board has reviewed the proposal at 2 meetings over a two
month period. The project has been revised and modified based on comments made by the Board. Lot
6 was relocated from access from Fernwood Way to access from Fernwood Drive. The houses have
been shifted from their original locations to address privacy concerns raised by neighbors, additional
landscaping has been incorporated into the project to screen the new houses from existing neighbors
and the colors and materials were modified to incorporate darker, more compatible colors. The Design
Review Board was not satisfied that the house colors were dark enough and required that modified
colors return for their review. The photomontages prepared for the project show the house proposed for
Lot 3, which is closest to the ridge, will be visible from a few areas on the public streets in the area of
Peacock Drive and Nightingale Lane in Peacock Gap. The Design Review Board reviewed the
photomontage and did not think that the house would have a significant adverse visual impact. The
house does not silhouette above the ridge and is set within a tree cover. Colors must be recessive to
blend with the surroundings. The remaining building envelopes have been established below the
ridgeline to restrict the placement of additional structures or out buildings. The Design Review Board has
recommended that the project is high quality design and is consistent with the design criteria contained
in the General Plan, Zoning Ordinance and Hillside Design Guidelines and has recommended approval.
-4-
NOW, THEREFORE, BE IT RESOLVED, that the San Rafael City Council finds there is no substantial
evidence in the record showing that the project could have a significant detrimental impact upon the
neighborhood and recommends to the City Council conditional approval of the Vesting Tentative
Subdivision (TS98-2), Master Use Permit (UP98-38) and Environmental and Design Review Permit
(ED98-107) for six single family residential lots located at the end of Fernwood Way and Fernwood Drive
with the conditions attached in Exhibit "A".
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 reoular meeting of the City Council of said City held on
Mondav the 17th day of May , 1999 by the following vote, to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips and Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
-5-
JEAN". LEONCINI, City Clerk
EXHIBIT "A"
CONDITIONS OF APPROVAL
Tentative Subdivision (TS98-2)
COMMUNITY DEVELOPMENT
Land Development Division
Maps & Agreements:
1. A standard subdivision agreement shall be executed by the applicant for the construction of
all public and common area site improvements prior to the recordation of the final map for
the subdivision.
2. An engineers estimate shall be submitted for the cost of the proposed improvements. The
estimate shall be subject to the approval of the City Engineer.
3. Based on the engineers estimate , bonding, or other approved security, shall be supplied to
insure the completion of improvements.
4. Prior to the acceptance of the final map, plan check and inspection fees shall be paid based
on the Engineers estimate.
5. Prior to the recordation of the final map engineered improvement plans shall be submitted
for the construction of all public and common area improvements.
6. Prior to acceptance of the subdivision improvements mylar "As Builts" for all phases of the
subdivision shall be submitted to the City.
7. Any necessary easements serving the individual parcels shall be shown on the Final Map.
(access, drainage, sanitary sewer, utility, etc.)
Grading & Soils:
8. A level "B" soils letter must be submitted with the application for a grading permit.
9. Grading plans shall show all proposed and existing contours.
10. A grading permit will be required.
11. Grading and drainage plans shall be reviewed by the project soils engineer for compliance
with the requirements of the project soils report.
12. No mass grading is to be done between Octoberl st and April 15`h .
13. All earthwork shall be done under the direction of a soils engineer; and a final report shall
be submitted prior to the acceptance of the work.
Erosion Control:
14. An erosion control plan shall be submitted with the application for a grading permit.
15. Erosion control plans shall show methods for controlling erosion and siltation during and
after grading.
16. The site shall be "winterized" and all erosion control measures shall be installed prior to the
first day of October.
17. All erosion control measures shall be maintained through the first winter after completion or
longer if necessary to fully stabilize the site.
18. The project erosion control plan shall be consistent with the "Best Management Practices"
(BMP'S) of the Regional Water Quality Control Board.
19. A National Pollutant Discharge Elimination System (NPDES) Permit from the Regional
Water Quality Control Board is required prior to the issuance of a grading permit.
20. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to the issuance of a
grading permit.
Streets and Driveways:
21. The improvement plans shall show all proposed and existing frontage improvements.
22. The improvement plans shall show the horizontal and vertical alignment of roadways. This
shall be subject to the approval of the Fire Department and the City traffic engineer.
23. The roadway shall be constructed to the typical sections shown on the Tentative Map unless
otherwise approved by the City Engineer.
-I-
24. The final roadway section shall be reviewed by the project soils engineer and shall be
subject to the approval of the City Engineer.
25. All existing curb, gutter, and sidewalk damaged during construction shall be replaced to the
satisfaction of the City Engineer.
Drainaqe:
26. The improvement plans shall show all existing and proposed drainage facilities.
27. Runoff from improved areas shall be collected and conveyed to the street, or established
drainage facilities, by underground conduit. Drainage shall not be diverted or concentrated
onto adjoining properties; or over sidewalks and driveways.
28. The proposed drainage system is approved in concept only. The final configuration shall be
subject to the approval of the City Engineer.
29. An hydraulics and hydrology study shall be provided for all drainage systems prior to the
issuance of a grading permit. This study shall include downstream conditions and shall be
used to determine if any mitigation measures are needed.
30. The developer shall install two gallery type inlets on Fernwood Way at Rosewood Court and
Dellwood Court.
31. The developer shall install flapgates on the City's 30" outfall line to the bay.
32. It is recommended using "Start at the Source" in drainage design.
Sanitary Sewers:
33. The improvement plans shall show the location of all existing and proposed sanitary sewer
facilities.
34. All District maintained sanitary sewer lines shall be constructed within the street right of
way. Any necessary easements shall be granted to the San Rafael Sanitation District prior
to or concurrently with the Final Map.
35. Each lot shall be served by a 4" sanitary sewer lateral.
36. All gravity sanitary sewers shall be air tested prior to the acceptance of the work.
37. Sanitary sewer plans shall be reviewed and signed by the San Rafael Sanitation District.
Utilities:
38. The improvement plans shall show all existing and proposed utilities.
39. All utilities shall be underground.
Planning Division
40. Recommendations contained in the following technical reports shall be incorporated into the
final development plans for the project:
Biological Survey, Diane Renshaw, October 5, 1998
Tree Evaluation, Tree Evaluation Addendum, Tree Evaluation Addendum 2, MacNair &
Associates, September 30, 1998, January 12, 1999 and March 4, 1999
Fire Hazard Assessment, Landscape Fires, October 16, 1998
Cultural Resource Evaluation, Katherine Flynn and Darren Milman, archaeological
Resource Service, June 19, 1997
Level B Geotechnical Investigation, Kleinfelder, Inc., February 25, 1999
Drainage Analysis (Update), Oberkamper & Associates, February 19, 1999
41. The shaded area of the building envelope of Lot 3 as shown on Exhibit "A" attached to
these conditions shall be shown on the Final Map and shall be indicated as a restricted
development area where residential landscaping may be permitted.
42. A Conservation easement shall be designated on the Final Map covering the areas that are
not within the building envelopes, driveways, walkways and private roadway. Conservation
Easement shall be defined as those areas not contained within building envelopes or
developed with driveways, walkways, private roadways, utilities and drainage facilities as
required for subdivision improvements. No development is permitted within the
conservation easement. The easement area is to remain in its natural state. Maintenance
-2-
and removal of the vegetation within the easement is permitted as recommended in the
Vegetation Management Plan. Maintenance of the existing trees, shrubs and grasses not
addressed in the Vegetation Management Plan is permitted; however, trees are not
permitted to be removed unless an arborist report has been prepared which shows that the
tree is not in good health or structure and the tree will be replaced at a ratio of 3:1. Fences,
consistent with the approved fence plan, are permitted. Ornamental landscaping and
gardens are not permitted within the conservation easement.
43. All construction activities at the site, including subdivision improvements, shall be limited to
the hours between 7:30 AM and 5:00 PM Monday through Friday. Construction is not
permitted on Saturday or Sunday and City 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.
44. Construction staging for the subdivision improvements shall be on-site.
45. Prior to issuance of the subdivision improvement notice of completion, a two year
landscaping bond shall be posted, or other agreeable method, to insure that all replacement
trees shall be maintained in a healthy and thriving condition for a period of two years. The
amount of the bond shall be based on an estimate prepared by a landscape contractor and
shall be submitted to the Community Development Department for review and approval.
46. Prior to recordation of the Final Map, a lighting plan for the private driveway shall be
submitted. The lighting fixtures shall be shielded down and shall not create glare off-site.
47. Prior to issuance of building permits or prior to the recordation of a final subdivision map,
whichever occurs first, the developer shall pay to the City in lieu Parkland dedication fees in
accordance with the provisions of City Ordinance 1558. Parkland dedication in lieu fees are
at this time $10,863.23 based on 1989 dollars. Adjustment of this figure may be necessary
at the time of fee payment if the fair market value for Parkland and associated
improvements is adjusted in accordance with Section 15.38.045 of the Ordinance.
48. The proposed roadway shall be cleared as required by the vegetation management plan
prior to issuance of a grading permit, and an operable water system, along with a hose,
shall be available on-site at all times during construction of the subdivision improvements.
49. Site debris and construction materials waste shall be disposed of off the site at least once a
week.
50. This Tentative Map shall approve a 6 lot subdivision as shown on subdivision design and
improvement plans listed in condition 96 to the Environmental and Design Review Permit.
No future subdivision is permitted.
51. This subdivision is approved for two years from the date of approval by the City Council
unless renewed. Prior to expiration, the applicant may apply for an additional one year time
extension
FIRE DEPARTMENT
52. All roadways shall be at least 20 feet wide unobstructed and have an all-weather surface
capable of supporting 40,000 pounds gross vehicle weight.
53. An approved hammerhead or cul de sac turnaround shall be installed and be capable of
accommodating Fire Department apparatus.
54. Roadways shall not exceed 18% slope.
Master Use Permit
Community Development Department - Planning Division
55. This Master Use Permit approves six (6) single-family units and associated accessory uses.
-3-
56. For any phased development, any undeveloped parcel shall be mowed, or alternatively
maintained for fire and grass control, and shall be kept in a clean and orderly fashion at all
times.
57. This Master use permit shall run concurrently with the subdivision map. If the tentative map
expires, this Master Use Permit shall also expire and become invalid.
Environmental and Design Review Permit
Fire Department
58. The net overhead vertical clearance for al all access roadways and driveways shall be
greater than 13 feet 6 inches.
59. Security gates, electronic gates or chains across driveways shall have installed an approved
Knox keyway conforming to Fire prevention Standard 202.
60. Addresses shall be posted conforming to Fire Prevention Standard 205.
61. Fire hydrants shall be installed capable of supplying the required fire flow. The hydrants
shall be spaced at 300 feet intervals, spotted by the Fire Marshal and installed prior to
framing.
62. All fire hydrants shall be Jones Model 3740 installed and painted by the developer/owner
conforming with Fire Prevention Standards.
63. Based on the required fire flow, an automatic residential fire sprinkler system shall be
installed throughout each house conforming to NFPA Std. 13D as modified by the Fire
Marshal.
64. Due to the wildland fire interface area fire retardant roof covering is required with a
minimum Class "A" listing.
65. A minimum 30' wide break (brush clearing) shall be maintained around new structures.
66. Spark arrestors shall be installed conforming to the Uniform Building Code (UBC).
67. UUSFM smoke detectors and openable bedroom windows shall be installed conforming to
the UBC in all new structures.
68. No Parking Fire Lane signs and curb markings shall be installed for all access roadways,
parking lots and driveways as specified by the Fire Marshal conforming to Fire Prevention
Standard 204.
Police Department
69. The street numbers shall be displayed 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 4" in height and shall be of a contrasting color to the background to which they
are attached. The address numbers shall be illuminated during darkness.
70. The address shall be in a sequence with the numerical order of the rest of the street/building.
71. All exterior lighting shall be sufficient to establish a sense of well being to the pedestrian and one that
is sufficient to facilitate recognition of persons at a reasonable distance. Type and placement of
lighting shall be to the satisfaction of the Police Department.
72. All garden and exterior lighting shall be vandal resistant.
73. All exterior lighting shall be on a master photoelectric cell set to operate during hours of darkness.
74. The minimum of one foot-candle at ground level overlap shall be provided in all exterior doorways and
vehicle parking areas.
75. A minimum of one-half foot-candle at ground level overlap shall be provided on outdoor pedestrian
walkways.
76. Exposed roof vents and ducts of sufficient size to permit adult, human entry 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.
77. Perimeter walls, fences, trash storage areas, etc., shall be built to limit if not in fact prevent access to
the roof or balconies.
-4-
78. All exterior 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 private residences or multiple family dwelling
residences are included in this requirement.
79. Metal -framed glass doors shall be set in metal door jambs.
80. 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.
81. Exterior man doors and doors leading from garage area into the private residence shall have dead-
locking latch device 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.
82. 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.
83. 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
screws which must penetrate into the solid backing beyond the jamb.
84. Front doors shall have a front door viewer that provides a minimum of 180 degrees peripheral vision.
85. Exterior doors that swing outward shall have non -removable pins.
86. In -swinging exterior doors shall have rabbeted jambs.
87. 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.
88. 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.
89. Louvered windows shall not be installed within 8 feet of the ground level.
90. Any window in or within 40 inches of an exterior door shall be stationary and non -removable.
91. If desired, a list of barrier plants is available from the SRPD Crime Prevention Office at (415) 485-
3114.
92. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture.
93. Any alternative materials or methods of construction shall be reviewed with the Crime Prevention
Officer before installation.
94. The Crime Prevention Officer shall be allowed to inspect and approve the construction prior to
occupancy.
95. Though not required, it is recommended that any new construction be pre -wired for an intrusion alarm
system.
Community Development Department
Planning Division
96. This design review permit approves the subdivision design and improvements as shown on
the following plans:
Contextual Plan Fernwood Estates, Sheet 1, Oberkamper & Associates, October 14, 1998
Natural Features Map, Sheet 2, Oberkamper & Associates, October 14, 1998
Vesting Tentative Map, Sheet 3, Oberkamper & Associates, October 14, 1998
Preliminary Grading and Site Plan, Sheet 4, Oberkamper & Associates, October 14, 1998
Lot 1 Floor Plans, Sheet DR1.1, Hunt, Hale & Associates, November 18, 1998
Lot 1 Roof Plan and Section, Sheet DR1.2, Hunt, Hale & Associates, November 18, 1998
Lot 1 Elevations, Sheet DR1.3, Hunt, Hale & Associates, November 18, 1998
Lot 2 Floor Plans, Sheet DR2.1, Hunt, Hale & Associates, November 18, 1998
Lot 2 Roof Plan and Section, Sheet DR2.2, Hunt, Hale & Associates, November 18, 1998
Lot 2 Elevations, Sheet DR2.3, Hunt, Hale & Associates, November 18, 1998
Lot 3 Floor Plans, Sheet DR3.1, Hunt, Hale & Associates, November 18, 1998
Lot 3 Roof Plan and Section, Sheet DR3.2, Hunt, Hale & Associates, November 18, 1998
Lot 3 Elevations, Sheet DR3.3, Hunt, Hale & Associates, November 18, 1998
-5-
The house on Lot 4 shall be redesigned and return to the Design Review Board for review
and the Planning Commission for approval.
Lot 5 Floor Plans, Sheet DR5.1, Hunt, Hale & Associates, November 18, 1998
Lot 5 Roof Plan and Section, Sheet DR5.2, Hunt, Hale & Associates, November 18, 1998
Lot 5 Elevations, Sheet DR5.3, Hunt, Hale & Associates, November 18, 1998
Lot 6 Floor Plans, Sheet DR6.1, Hunt, Hale & Associates, January 25, 1999 Revised
Lot 6 Roof Plan and Section, Sheet DR6.2, Hunt, Hale & Associates, January 25, 1999
(Revised)
Lot 6 Elevations, Sheet DR6.3, Hunt, Hale & Associates, January 25, 1999 Revised
Landscape Site Plan, Sheet L-0, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Lot 1 Landscape Plan, Sheet L-1, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Lot 2 Landscape Plan, Sheet L-2, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Lot 3 Landscape Plan, Sheet L-3, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Lot 4 Landscape Plan, Sheet L-4, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Lot 5 Landscape Plan, Sheet L-5, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Lot 6 Landscape Plan, Sheet L-6, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Landscape Sections, Sheet L-7, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Landscape Sections, Sheet L-8, Pedersen Associates, February 10, 1999, (Planning
Submittal)
Fernwood Way Entry Columns, Sheet C-1, Pedersen Associates, February 10, 1999,
(Planning Submittal)
Landscape Development Standards, Wood Fence, Sheet LS.1, December 1, 1998
Landscape Development Standards, Deer Fence, Sheet LS.2, December 1, 1998
Landscape Development Standards, Planting Guidelines, Sheet LS.3, December 1, 1998
97. Recommendations contained in the following technical reports shall be incorporated into the
final development plans for the project:
Biological Survey, Diane Renshaw, October 5, 1998
Tree Evaluation, Tree Evaluation Addendum, Tree Evaluation Addendum 2, MacNair &
Associates, September 30, 1998, January 12, 1999 and March 4, 1999
Fire Hazard Assessment, Landscape Fires, October 16, 1998
Cultural Resource Evaluation, Katherine Flynn and Darren Milman, archaeological
Resource Service, June 19, 1997
Level B Geotechnical Investigation, Kleinfelder, Inc., February 25, 1999
Drainage Analysis (Update), Oberkamper & Associates, February 19, 1999
98. Copies of the Fire Hazard Assessment which is the Fire Maintenance Plan shall be provided
to each new homeowner and a deed restriction shall be recorded to notify all future
homeowners that this Plan is to be implemented continuously.
99. Home designs for Fernwood Estates respond to a variety of factors, including the shape
and slope of the site, its views and relationship to the surrounding neighborhood, and
architectural context. Six individual floor plans have been developed, one for each lot. Any
modifications, alterations and/or additions to the homes or the creation of accessory
structures shall be consistent with the design and detailing of the home for which it is
intended.
100.The design of any additions or revisions to the houses are subject to the Hillside Design
Guidelines. Any accessory structures and swimming pools are also subject to the Hillside
Design Guidelines. The future pool and patio areas designated on the landscape plans are
not approved. Pools and patios are permitted; however, the design and location is subject to
a design review permit and any tree removal will require an arborist report. The appropriate
level of geotechnical review shall be required for all additions, pools and accessory
structures.
101.All screening landscaping shall be installed at the earliest possible time during development
of the project to ensure that it will begin to provide screening prior to the final construction of
the houses. Removal of the perimeter French Broom according to the Fire Management
Plan Addendum shall be done prior to installation of the landscape screening.
102.Prior to issuance of a building permit, the applicant is to comply with conditions of the Marin
Municipal Water District to obtain water service to the new building.
103.All landscape plans shall meet the requirements of the Marin Municipal Water District
(MMWD). The plans shall be submitted to MMWD for review and approval.
104.A two year landscaping bond shall be posted, or other agreeable method, for all subdivision
landscaping and for each individual house, to insure that all landscaping shall be maintained
in a healthy and thriving condition, free of weeds and debris for a period of two years.
105.All landscaping shall be installed prior to the occupancy of the building or the property
owner shall post a bond in the amount of the estimated landscaping cost with the City of
San Rafael.
106.The Fire Management Plan shall be implemented within the defensible space of each
house prior to issuance of a building permit.
107.The colors for all houses shall return to the Design Review Board for review and approval.
108.An arborist report shall be submitted with plans for any additions or revisions to any house
or structure. Significant trees are subject to the requirements of the Hillside Design
Guidelines. Significant trees that are removed shall be replaced at a ratio of 3:1. All other
trees shall be retained whenever possible.
109.Prior to the construction of any single family residence, the approved building area shall be
cleared in accordance with the vegetation management plan.
110.Traffic mitigation fees are required for each individual house and shall be paid prior to the
issuance of a building permit. The traffic mitigation fee for each house is $764.00 in 1993
dollars and can be adjusted according to the Lee Saylor Construction Index to take into
account changes in construction costs.
111.This Master Design Review permit shall run concurrently with the subdivision map. If the
tentative map expires, this Master Design Review Permit shall also expire and become
invalid
-7-
Rft'rAlGTEa :71YZLO}'MLNT ARr-A SCALE: I"= 49
PEDMSEN ASSOCIA'TEs DATE; 5/ 6/99
LANDSCAPE ARCHPTECTUKE SITE PLAN
270 PROSPECT DRIVE FERNWOOD SUBDIVISION JOB NO. 9829
SAN RAFAEI., CA 94901
CA REG. NO. 2300 SAN RAFAET , CALIFORNIA SHM NO.