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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.