HomeMy WebLinkAboutCC Resolution 10302 (Dominican Campus Development Plan)RESOLUTION NO. 10302
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING A MASTER USE
PERMIT (UP97-45), A MASTER ENVIRONMENTAL AND DESIGN REVIEW PERMIT
FOR THE DOMINICAN COLLEGE CAMPUS DEVELOPMENT PLAN (ED97-146), AN
ENVIRONMENTAL AND DESIGN REVIEW PERMIT FOR PHASE I OF THE
CAMPUS DEVELOPMENT PLAN (ED97-89), AN ENVIRONMENTAL AND DESIGN
REVIEW PERMIT FOR FOUR PARKING SPACES AT CALERUEGA HALL
PARKING LOT (ED96-154), AND A HEIGHT EXCEPTION (EX98-1)
FOR DOMINICAN COLLEGE (55.1 ACRES) AT ACACIA AND GRAND AVENUES
(AP NOS.15-141-02; 15-142-03; 15-142-04,15-161-01; and 15-162-02).
The City Council of the City of San Rafael finds and determines that:
WHEREAS, on May 1, 1996, Dominican College filed with the City of San Rafael
applications requesting approval of the Campus Development Plan project, including a General
Plan Amendment, a Zone Change to designate the Campus Planned Development, a Master Use
Permit, a Master Environmental and Design Review Permit for the Campus Development Plan,
and an Environmental and Design Review Permit for Phase I of the Campus Development Plan;
and
WHEREAS, on July 9, 1996, the Planning Commission held a public Scoping Hearing
on an Initial Study of the Campus Development Plan project and directed City staff to contract
with an independent consultant to prepare an Environmental Impact Report (EIR) addressing the
issues; and
WHEREAS, Nichols -Berman, Environmental Planning Inc. prepared a Draft EIR for the
Campus Development Plan project and the Draft EIR was provided to the State Clearinghouse
(#96072033) and to the public on March 17, 1997 (the March 1997 Draft EIR); and
WHEREAS, prior to the close of the public review period of the March 1997 Draft EIR
the applicant requested that the review period be extended and on June 16, 1997 the review
period was extended "until further notice;" and
WHEREAS, on June 20, 1997 Dominican College officials and members of the group
formed as the Dominican Neighborhood Committee announced that they had signed a
Memorandum of Understanding agreeing to certain modifications to the College's proposed
Campus Development Plan; and
WHEREAS, on August 1, 1997, Dominican College withdrew its said original
applications for the Campus Development Plan project and commenced to prepare revised
applications; and
WHEREAS, on August 4 and supplemented on August 20, 1997, Dominican College
filed with the City of San Rafael, Revised Campus Development applications requesting
approval of the Campus Development Plan project, including a General Plan Amendment (GP97-
2), a Zone Change to designate the Campus Planned Development (ZC97-7), a Master Use
Permit (UP97-45), a Master Environmental and Design Review Permit for the Campus
Development Plan (ED97-146), an Environmental and Design Review Permit for Phase I of the
��:F X03
Campus Development Plan (ED97-89), an Environmental and Design Review Permit for four
parking spaces at Caleruega Hall parking lot (ED96-154), and a Height Exception (EX98-1); and
WHEREAS, a Revised Draft Environmental Impact Report was prepared for the Revised
Campus Development Plan project and was provided to the State Clearinghouse (#96072033)
and to the public on December 23, 1997, for public review (Revised Draft EIR); and
WHEREAS, a 45 -day public review period was observed for the Revised Draft EIR,
closing on February 6, 1998, which included a public hearing at the Planning Commission on
January 27, 1998; and
WHEREAS, on June 29, 1998, a Final Environmental Impact Report - Response to
Comments document was completed on the Revised Campus Development Plan project and was
distributed to those agencies, organizations and persons who commented on the Revised Draft
EIR; and
WHEREAS, on July 14,1998, the Planning Commission adopted Resolution No. 98-18
recommending to the City Council certification of the Final Environmental Impact Report on the
Revised Campus Development Plan; and
WHEREAS, on July 22 and July 28, 1998, the Planning Commission held a duly noticed
public hearing on the Revised Campus Development Plan, including a General Plan Amendment
(GP97-2), a Zone Change to designate the campus as a Planned Development District (ZC97-7),
a Master Use Permit (UP97-45), a Master Environmental and Design Review Permit for the
Campus Development Plan (ED97-146), an Environmental and Design Review Permit for Phase
I of the Campus Development Plan (ED97-89) and an Environmental and Design Review Permit
for four parking spaces at Caleruega Hall parking lot (ED96-154), accepting public testimony
and the written report of the Department of Community Development staff; and
WHEREAS, on July 28, 1998, the Planning Commission on a 5-0-2 vote adopted
Resolution 98-20 recommending to the City Council adoption of a Statement of Overriding
Considerations, Findings of Fact Regarding Impacts and Alternatives, and approval of the
Mitigation Monitoring Program; and
WHEREAS, the Planning Commission on a 5-0-2 vote adopted Resolution 98-21
recommending City Council adoption of the General Plan Amendment, PD District Zone
Change, Master Use Permit, Master Environmental and Design Review Permit, Environmental
and Design Review Permit for Phase I, and Environmental and Design Review Permit for a four
space parking lot for the Dominican College Campus Development Plan; and
WHEREAS, on August 10, 1998 the City Council held a duly noticed public hearing on
the Final Environmental Impact Report (FEIR) for the Dominican College Campus Development
Plan and adopted Resolution No. 10294 certifying the FEIR; and
WHEREAS, on August 17, 1998, the City Council held a duly noticed public hearing on
the proposed development applications for the Dominican College Campus Development Plan,
accepted public testimony and the written report of the Community Development Staff; and
WHEREAS, by separate resolution, the City Council has approved a Statement of
Findings and Fact and Overriding Considerations and approved a Mitigation Monitoring and
Reporting Program for the Dominican College Campus Development Plan; and
WHEREAS, by separate resolution, the City Council has approved a General Plan
Amendment re -designating the Forest Meadows area from Low Density Residential to a
Public/Quasi-Public land use designation and re -designating the Residential Area on the Campus
Development Plan from Estate and Hillside Residential to a Public/Quasi-Public land use
designation; and
WHEREAS, the City Council has adopted an Ordinance rezoning the property from the
P/QP (Public/Quasi-Public), R-10 (Single Family Residential, 10,000 minimum Sq. Ft. Lot size)
and Rla-H (Single Family Residential, 1 acre minimum, Hillside Overlay) Zoning Districts to the
PD (Planned Development) District; and
WHEREAS, the City Council determined that the proposed Campus Development Plan
use, with the incorporation of mitigation measures as set forth in the Revised Draft EIR, as
referenced in section 4.5-5, and as set forth in Exhibit 4.5-1, would be consistent with all the
relevant policies of the San Rafael General Plan; and
WHEREAS, the City Council determined that the proposed Campus Development Plan
use, with the implementation of mitigation measures as set forth in the Revised Draft EIR,
section 4.5-5 and footnote 15, would comply and be consistent with the purpose, standards and
regulations in the San Rafael Zoning Ordinance Planned Development District (PD) as set forth
in Municipal Code, Chapter 14.07; and
WHEREAS, the City Council determined that the Master Environmental and Design
Review Permit for the Campus Development Plan (ED97-146), the Environmental and Design
Review Permit for Phase I of the Campus Development Plan (ED97-89) and the Environmental
and Design Review Permit for four parking spaces at Caleruega Hall parking lot (ED96-154),
have been reviewed by the City's Design Review Board on January 21, 1998 and March 3, 1998
and that this review specified for the Recreation Center and parking lots design standards
including architecture, building height and landscaping.
NOW, THEREFORE, BE IT RESOLVED, that the San Rafael City Council conditionally
approves the Campus Development Plan as set forth in a Master Use Permit (UP97-45), a Master
Environmental and Design Review Permit for the Campus Development Plan (ED97-146), an
Environmental and Design Review Permit for Phase I of the Campus Development Plan (ED97-
89), an Environmental and Design Review Permit for four parking spaces at Caleruega Hall
parking lot (ED96-154), and a Height Exception (EX98-1) for the facilities located at Dominican
College, based on the findings and substantial evidence in the record, provided in the following
findings and the General Plan Consistency Findings provided in Attachment A to this resolution
and subject to the conditions of approval provided in Exhibits B 1, B2, and B3 to this resolution:
A. Master Use Permit
1. The Master Use Permit and accompanying Campus Development Plan are consistent with the
policies and programs of the San Rafael General Plan as presented and set forth in Attachment
A of this resolution.
2. The City Council finds, pursuant to Municipal Code section 14.22.080, that the proposed uses
by Dominican College authorized under this Master Use Permit, are in accord with the
objectives of the zoning ordinance and the purposes of the zoning district, as set forth in the
Planned Development District (PD; Municipal Code, Section 14.07.010), as evidenced by the
following:
a. The Campus Development Plan development will place development on the Dominican
College campus in a way that avoids sensitive areas of the property, including creeks
and drainageways and archaeological resources and historical resources; and
b. The Campus Development Plan development will encourage innovative design on the
large site by allowing the flexibility in development standards as set forth in the
Planned Development zoning ordinance; and
c. The Campus Development Plan development will encourage the establishment of open
areas on the campus; and
d. The Campus Development Plan development will encourage the development of the
properties owned by Dominican College, including the parcel on Grand Avenue known
as Forest Meadows, in a way which is related to the existing Dominican College
campus; and thus be consistent with the existing development of the surrounding
neighborhood; and
e. The Campus Development Plan development will encourage the development of the
Dominican College expansion in phased developments; and
f. The Campus Development Plan development will encourage the development of the
Dominican College expansion in a way which provides information to the City and the
neighborhood about the immediate and long-range impacts of the proposed
development.
3. The proposed Campus Development Plan uses, detailed above, together with the
recommended conditions of approval for the Master Use Permit, will not be detrimental to
the health, safety or welfare, or be materially injurious to properties or improvements in the
vicinity, or to the general welfare of the City in that:
a. The Campus Development Plan will be consistent with the policies and programs of the
San Rafael General Plan 2000 as presented and set forth in Attachment A of this
resolution.
b. The proposed Recreation Center, the Science and Technology Building, the Chapel and
the Residence Hall will be in harmony with the character of and consistent with the
existing Dominican College campus buildings, the buildings of the Sisters of St.
Dominic Convent, and the character and structures of the surrounding residential
neighborhood.
c. The Campus Development Plan will provide new building and supporting facilities on
the existing Dominican College campus. The new facilities and uses will be consistent
with the existing campus uses. The Campus Development Plan includes development
standards for site and landscape improvements, circulation and parking for College
students and for special events held on campus, and public utilities, including replacing
substandard water mains, sanitary sewer lines and drainage.
4. The proposed Master Use Permit and Campus Development Plan uses comply with each of
the applicable provisions of the San Rafael Zoning Ordinance in that:
a. The PD District requires a Master Use Permit for non-residential, phased, and/or multi -
tenant development. The Master Use Permit is required to establish specific uses on the
property consistent with General Plan land uses, trip allocations, and parking standards.
Consistent with this PD District requirement, the Campus Development Plan includes a
request for a Master Use Permit.
b. The PD District requires that building heights shall be consistent with height standards
contained in the City's General Plan. The maximum height of the gymnasium roof of the
Recreation Center would be 38 feet, two feet higher than the 36 foot height limit
established for nonresidential districts outside of Downtown. The Zoning Ordinance
provides that building heights may be increased beyond 36 feet when the building is
three stories or less and where (1) additional building height is required for a special use
or function, and the building is designed specifically for that use, or (2) there are special
circumstances related to the site and topography which warrant the exception. The
College has applied for a building height exception (EX98-1) and based on the design
of the Recreation Center for use as a gymnasium, the building meets the Zoning
Ordinance's criteria for a building height exception.
B. Environmental and Design Review Permits
The Zoning Ordinance requires Environmental and Design Review for the proposed project. The
Campus Development Plan includes a request for three Environmental and Design Review
Permits as follows: (1) Master Plan Environmental and Design Review Permit; (2)
Environmental and Design Review Permit for Phase 1 (Recreation Center and parking lot in
Forest Meadows plus parking and landscape improvements to portions of the Academic Core).;
and (3) Environmental and Design Review Permit for four parking spaces at Caleruega Hall.
1. The Environmental and Design Review Permits accompanying the Campus Development
Plan are consistent with the policies and programs of the San Rafael General Plan as
presented and set forth in Attachment A of this resolution.
2. The City Council finds, pursuant to Municipal Code section 14.25.090, that the proposed
improvements by Dominican College authorized under these Environmental and Design
Review Permits, are in accord with the objectives of the zoning ordinance and the purposes
of the zoning district, as set forth in the Planned Development District (PD; Municipal Code,
Section 14.07.010), as evidenced by the following:
a. The Campus Development Plan development will place development on the Dominican
College campus in a way that avoids sensitive areas of the property, including creeks
and drainageways and archaeological resources and historical resources; and
b. The Campus Development Plan development will encourage innovative design on the
large site by allowing the flexibility in development standards as set forth in the
Planned Development zoning ordinance; and
c. The Campus Development Plan development will encourage the establishment of open
areas on the campus; and
d. The Campus Development Plan development will encourage the development of the
properties owned by Dominican College, including the parcel on Grand Avenue known
as Forest Meadows, in a way which is related to the existing Dominican College
campus; and thus be consistent with the existing development of the surrounding
neighborhood; and
e. The Campus Development Plan development will encourage the development of the
Dominican College expansion in phased developments; and
f. The Campus Development Plan development will encourage the development of the
Dominican College expansion in a way which provides information to the City and the
neighborhood about the immediate and long-range impacts of the proposed
development.
3 The proposed Campus Development Plan complies with the provisions of the Zoning
Ordinance - Environmental and Design Review Permits criteria as follows:
a) Criteria A. Consistency with General Plan Design Policies: Conforms. Conformance
with City plans and policies is one of the significance criteria which is met for the
analysis of visual and aesthetic quality of the project.
b) Criteria D. Competent Design. Conforms. The Recreation Center Environmental and
Design Review permit has been prepared by ED2 Architects, The SWA Group Planners
and Landscape Architects, CSW/Stuber-Stroeh Civil Engineers, and DKS Associates.
These firms have represented that the professionals within the respective firms meet the
standards established in this criteria.
c) Criteria E. Site Design. Confonns. The Recreation Center (Phase I) was designed to be
sensitive to natural landscape and site features, and incorporate compatible colors,
materials, scale, building and site design. Implementation of Mitigation 4.4-1 would
further require the Recreation Center to be sensitive to site features, and be compatible to
surrounding residential development. Details of project elements in Phases II through IV
are not known, although Mitigations 4.4-2, 4.4-4, 4.4-5, 4.4-6, and 4.4-7 would ensure
sensitivity to natural landscape and site features and require compatibility to surrounding
development.
d) Criteria E.1. Views. Conforms. Due to the general flatness of the Campus Plan Area
and the significant number of trees there are not major off-site views from public streets
and public vantage points. The Campus Development Plan would not conflict with this
criteria.
e) Criteria E. 2. Site Features and Constraints. Partially Conforms. Proposed development
would involve removal of existing vegetation consisting primarily of landscaping and
non -native -trees. The Campus Development Plan states that "all projects will be
designed to be sensitive to the campus natural features". Consistent with this intent, a
minimum 25 -foot development setback for buildings has been proposed from the top -of -
bank to Black Canyon Creek and Sisters Creek. Site development would not affect any
critical wildlife movement corridors or essential habitat. The project does not involve
development on highly visible hillsides, steep, unstable or hazardous slopes. Mitigation
4.2 3(a) requires a creek bank stabilization method that would promote the revegetation
of the creek bank for natural long term stability and habitat value.
f) Criteria E. 3. Access, circulation and parking. Confonns. Vehicular access to the new
development sites would be via the existing street system. No new streets are proposed
as a part of the Campus Development Plan. Mitigation 4.6-7 is recommended to reduce
impacts related to inadequate street width to provide emergency evacuation access.
Specific improvements are proposed to the pedestrian circulation system as a part of the
Campus Development Plan Mitigation measures for traffic and parking impacts include
both pedestrian and bicycle circulation. With implementation of these measures the
project would have good vehicular, bicycle, and pedestrian circulation and access. The
parking lots are designed to provide easy access to campus buildings and facilities.
g) Criteria E. 4. Energy-efficient design. Confonns. Implementation of the Campus
Development Plan is not expected to use large amounts of fuel, water, or energy, or use
energy in a wasteful manner.
h) Criteria E. 5. Drainage. Confonns. Local surface water hydrology has been taken into
account in the development of the Campus Development Plan.
i) Criteria E. 6. Utility Service. Confonns. Gas and electric facilities are owned and
maintained by Pacific Gas & Electric. According to the Development Standards all
proposed buildings would be provided with underground gas and electric lines. It is also
stated that all proposed buildings would be provided with sewer laterals that would
connect into existing facilities. Sufficient information is not yet available to determine if
refuse collection areas would be screened and located in areas convenient both to users
and to persons who make collections.
j) Criteria F. Architecture. Confonns. The Recreation Center is generally harmonious
with existing campus development, adjacent Dominican Sisters Convent and
administrative offices, and nearby homes. Details of project elements in Phases II
through IV are not known. No community gateways, view corridors and waterways
identified in Community Design Map A would be adversely affected by the proposed
project.
k) Criteria F. 1. Design Elements and approaches. Confonns as follows.
a. The project proposes variation in building elevation for the Recreation Center.
Details of project elements in Phases II through IV are not known.
b. The project proposes pedestrian -oriented design, including pedestrian paths and two
new pedestrian creek crossings.
C. The orientation of buildings would generally support energy conservation measures.
Buildings would be required to meet Title 24 energy requirements.
d. The project provides a sense of entry, including entry sign.
e. This criteria is not applicable.
f. This criteria is not applicable.
g. The Recreation Center provides a variation in design and screening from all sides
of the Recreation Center. Details of project elements in Phases II through IV are
not known.
h. —j. These criteria are not applicable.
1) Criteria F. 2. Materials and colors. Confonns as follows:
a -b. The Recreation Center incorporates earth -tone and wood colors and natural
materials in its design, including wood elements such as siding and trellises. Photo-
montages of the Recreation Center that show the proposed design elements are
shown in the Final EIR. Details of project elements in Phases II through IV are not
known and will be subject to future Environmental and Design Review Permits.
c. The detail of concrete surfaces are not known at this time, and so this criteria is not
applicable at this time. More detail would be known at the Final Development Plan
stage of the project.
d. The Recreation Center does not plan to use unpainted, galvanized, or rusted metal.
Details of project elements in Phases II through IV are not known at this time and
will be subject to future Environmental and Design Review Permits.
e -f. Non -reflective glass is proposed for the Recreation Center. Photomontages of the
Recreation Center that show the proposed glazing of windows are shown in the
Final EIR.
g. Roof materials for the Recreation Center would be asphaultic, which would
minimize reflectivity. Details of project elements in Phases II through IV are not
known at this time and will be subject to future Environmental and Design Review
Permits.
m) Criteria F. 3. Walls, fences, and screening. Confonns. Information is not available to
assess whether or not loading areas and refuse collection areas would be screened for
each building. For the Recreation Center rooftop mechanical equipment, vents, and
ducts would be screened. For the Science and Technology Building roof top equipment,
vents, and ducts are planned to be screened from adjacent buildings, streets, and
sidewalks. The EIR recommends mitigation measures to screen the parking lots through
the use of vegetated berms.
n) Criteria F. 4. Exterior Lighting. Confonns. Light fixtures would be the same as the
fixtures in the previously approved campus signage and lighting program. The lights
would be shielded, so they would not create off-site light and glare impacts. Car
headlights from cars entering or leaving the Grand Avenue parking lot could, however,
be annoying to adjacent residential homes on Grand Avenue. A number of homes could
experience light and glare impacts from car headlights in the 90 -vehicle parking lot in
Forest Meadows. Implementation of mitigation measures will reduce light and glare
impacts from car headlights so that the project would conform to this policy.
o) Criteria F. 5. Signs. Confomis. Signs would be consistent with the previously approved
campus signage and lighting program which was determined to conform to the City's
Zoning Ordinance.
p) Criteria G. Landscape Design. Confonns. Pursuant to the Campus Development Plan
provisions "any plans for future buildings and site improvements at the campus should
consider and enhance this amenity (campus landscaping) by preserving existing
vegetarian where it is appropriate and supplementing with appropriate species and
design". This intent is shown in the overall landscape concept for the campus, the more
detailed conceptual landscape plan for the Phase I Recreation Center and Grand Avenue
parking lot, the landscape concept for Phase I improvements in the Academic Core.
Implementation of mitigation measures would mitigate tree loss.
q) Criteria G. 1. Outdoor amenity areas. Confonns. The Campus Development Plan
proposes several outdoor "amenity areas". The two areas with the greatest potential for
off-site noise impacts are the Recreation Center outdoor swimming pool and the soccer
field. The EIR concludes that noise levels attributable to these facilities would result in
less -than significant effects on existing adjacent residents.
r) Criteria G. 2. Water -conserving landscape design. Confonns. Reclaimed water is
not available in the project area. The Phase I Conceptual Landscape Plan includes an
irrigation system for which the primary water source would come from an existing on-
site well that is currently used for the purpose of landscape irrigation. MMWD
Ordinance 326 requires that new development install drought -tolerant landscaping.
s) Criteria G. 3. Landscaped buffer areas. Conforms. The Conceptual Landscape Plan
for the Grand Avenue parking lot includes extensive landscaping along Grand Avenue.
It is noted that complete screening of the parking lot would create security problems. The
EIR recommends that in place of shrubs/hedges, a berm and/or groundcovers should be
established. The EIR further recommends that a similar buffer area be provided along
the perimeter of the 90 -vehicle parking lot at Grand and Belle Avenues and the 38-
vehicle overflow parking lot in Forest Meadows. Policy G.3. only "encourages", but
does not require such vegetated berms and thus the project conforms in either instance.
t) Criteria G. 4. Street trees and landscaping. Confonns. Pursuant to the Campus
Development Plan provisions, landscaping along Acacia Way, Acacia Avenue, and
Magnolia Avenue would "consist of reinforcement of the existing formal rows of trees,
including replacement of elms and other trees that are now diseased or damaged". The
Phase I Conceptual Landscape Plan shows that trees to he planted in the landscape
setback along Grand Avenue would be a mix of coast redwood, pines, poplars, and
shrubs. This intent is also shown in the overall landscape concept for the campus, the
more detailed conceptual landscape plan for the Phase I Recreation Center and Grand
Avenue parking lot, the landscape concept for Phase I improvements in the Academic
Core.
u) Criteria H. Temporary visual and air pollution resulting from construction. Does not
conform. Construction period air quality impacts (primarily elevated levels of PM -10)
can be reduced to less -than -significant with implementation of mitigation measures.
Construction period noise impacts can be reduced through the implementation of
mitigation measures but not to a less -than -significant level.
4. The proposed Campus Development Plan design will not be detrimental to the health, safety
or welfare, or be materially injurious to properties or improvements in the vicinity, or to the
general welfare of the City in that:
a. The proposed Recreation Center, the Science and Technology Building, the Chapel and
the Residence Hall will be in harmony with the character of and consistent with the
existing Dominican College campus buildings, the buildings of the Sisters of St.
Dominic Convent, and the character and structures of the surrounding residential
neighborhood.
b. The Campus Development Plan will provide new building and supporting facilities on
the existing Dominican College campus. The new facilities and uses will be consistent
with the existing campus uses. The Campus Development Plan includes development
standards for site and landscape improvements, circulation and parking for College
students and for special events held on campus, and public utilities, including replacing
substandard water mains, sanitary sewer lines and drainage.
5. As proposed and as modified by conditions of approval, the project design minimizes adverse
environmental impacts. The proposed design and modifications recommended by conditions
of approval address and/or incorporate mitigation measured required by the Final
Environmental Impact Report for the Dominican College Campus Development Plan which
reduce environmental impacts.
C. Height Exception
The City Council finds that the height exception to the 36 feet height maximum established in
the General Plan and Zoning Ordinance to allow the maximum height of the gymnasium roof of
the Recreation Center to be 38 feet meets the criteria that an exception can be granted to the
height limit when the building height is required for a special use or function. The extra height is
required to accommodate collegiate volleyball which is a special function unique to this type of
building.
I, JEANNE M. LEONCE%TI, 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 on Monday, the seventeenth of August, 1998, by the following vote, to wit:
AYES: COUNCILMEMBERS: Heller, Miller, Phillips and Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Cohen
JEANNE M. LEONCINI, City Clerk
ATTACHMENT A
DOMINICAN COLLEGE CAMPUS DEVELOPMENT PLAN
General Plan Consistencv Findines
Findings.
The City Council finds that the Dominican College Campus Development Plan by Dominican
College authorized under the Planned District Zoning, Master Use Permit, and Environmental
and Design Review Permits is in accord with the Goals and Policies of San Rafael General Plan
2000 as evidenced by the following:
COMMUNITY DEVELOPMENT ELEMENT
Land Use
a. Consistent with Goal LU -A, implementation of the Campus Development Plan would
permit the long-term development of Dominican College under a single coordinated plan which
would further strengthen, preserve and enhance the unique identity of the Dominican
neighborhood.
b. Consistent with Goal LU -B, implementation of the Campus Development Plan would
permit Dominican College to make the necessary improvements to campus facilities and
infrastructure so that the College can remain a viable institution which supplies jobs for existing
and future residents and provide in the Campus Development Plan for a detailed Landscape and
Vegetation Management Plan for each phase of development which will provide re-establishment
of native vegetation in graded areas adjacent to forest cover and drainageways and thus protect
existing natural resources.
C. Consistent with Goal LU -C, implementation of the Campus Development Plan would
result in development within Forest Meadows, the Academic Core and the College Residential
Area, none of which are designated for open space/conservation in the General Plan and in doing
so maintain balance and diversity in the community.
d. Consistent with Goal LU -E, implementation of the Campus Development Plan would
generally limit tree removal to eucalyptus and other non-native ornamental species, setback
buildings and parking lots a minimum of 25 feet from top of Black Canyon and Sisters Creeks
and use bank stabilization methods that would promote revegetation of the creek bank, thus
protecting the natural environment and integrating development harmoniously with the existing
qualities of the City.
e. Consistent with Goal LU -G, implementation of the Campus Development Plan would
continue the operation of existing and allow expansion of the cultural, educational and
recreational facilities and activities that take place at and are sponsored by and associated with
Dominican College.
f. Consistent with Policy LU -1, implementation of the Campus Development Plan would
require only existing circulation projects and would replace existing water and sanitary sewer
lines by the time any new development requiring the improvements is constructed.
g. Consistent with Policy LU -8, implementation of the Campus Development Plan would be
consistent with the General Plan land use designation of Public/Quasi-Public and all buildings
would comply with the General Plan's 1.0 FAR.
h. Consistent with Policy LU -18a, implementation of the Campus Development Plan would
be consistent with the General Plan land use designation of Public/Quasi-Public for schools and
associated facilities operated by non-profit entities and all buildings would comply with the
General Plan's 1.0 FAR and zoning requirements for this Public/Quasi-Public designation.
i. Consistent with Policy LU -19, implementation of the Campus Development Plan would
design the individual buildings in relation to the surrounding area. The Recreation Center, the
only building completely designed would be compatible in scale and design to other nearby
campus and Sisters of St. Dominic facilities. The design of the Science and Technology
Building, the Chapel, and the Residence Hall, while not developed in sufficient detail to
determine consistency at this time, is conditioned to ensure compatibility by mitigation measures
which require a Design Review Board public review of an application prior to approval of an
Environmental and Design Review Permit to ensure that each building is designed in relation to
the surrounding area.
j. Consistent with Policy LU -21, implementation of the Campus Development Plan would
design the Science and Technology Building, Chapel and Residence Hall buildings to meet the
36 ft. maximum building height requirement. The maximum building height of the Gymnasium
roof of the Recreation Center in Phase I of the Campus Development Plan would be 38 ft. An
application has been made for an exception to the 36 ft. height maximum set in Municipal Code.
The Gymnasium must be 29 ft. interior height to accommodate collegiate volleyball, which
results in a 38 ft. exterior height maximum of the Gymnasium. The exception meets all the Code
requirements as follows: (1) the Recreation Center building is less than 3 stories; (2) the
additional 2 feet of Gymnasium building height is required for the special use of collegiate
volleyball and the Gymnasium is designed specifically for intercollegiate athletics by Dominican
College students; (3) there are no scenic views affected by the Gymnasium; (4) exceptional
design, as noted by the Design Review Board, is provided; (5) the Recreation Center is
compatible with adjoining uses of the College and Convent; and (6) the Gymnasium use is
consistent with the purposes of the Planned Development (PD) District (Municipal Code
14.07.010). With the exception for the Gymnasium, all building of the Development Plan will be
consistent with Policy LU -21.
k. Consistent with Policy LU -23, implementation of the Campus Development Plan would
4
design the individual buildings in relation to the surrounding area and to respect architecturally
and historically significant buildings in the area. The Recreation Center, the only building
completely designed, is similar in design to other nearby campus buildings. The design of the
Science and Technology Building, the Chapel, and the Residence Hall, while not developed in
sufficient detail to determine consistency at this time, is conditioned to ensure compatibility by
mitigation measures which require a Design Review Board public review of an application prior
to approval of an Environmental and Design Review Permit to ensure that each building is
designed in relation to the surrounding area. Mitigation measure prohibits the demolition of
Ralph Minor Hall, a structure included on the City's list of historical structures. This measure
would ensure compatibility with Policy LU -23.
1. Consistent with Policy LU -29, implementation of the Campus Development Plan would
provide in the Campus Development Plan for a detailed Landscape and Vegetation Management
Plan for each phase of development which will provide re-establishment of native vegetation in
graded areas adjacent to forest cover and drainageways and protect existing natural resources.
Implementation of the Vegetation Management Plan will mitigate tree loss and bring the project
into conformance with the policy.
M. Consistent with Policy LU -30, implementation of the Campus Development Plan would
preserve and expand street tree plantings through reinforcement of the existing form rows of
trees, including replacement of diseased or damaged trees, along Acacia Avenue and Magnolia
Avenue and Grand Avenue.
n. Consistent with Policy LU -32, implementation of the Campus Development Plan will
provide water conserving landscape plans with limited turf and low volume irrigation systems
and for new, increased or modified water service, interior water fixtures will be water conserving
in accordance with MMWD standards.
o. Consistent with Policy LU -33, implementation of the Campus Development Plan will
not be expected to use large amounts of energy or use energy in a wasteful manner; further all
building design must comply with Title 24 of the California Administrative Code for energy
conservation.
P. Consistency with Policy LU -35 is accomplished by implementation of the Campus
Development Plan plus additional specific mitigation measures identified as follows which
would bring the Campus Development Pan into conformance with Policy LU -35:
The Recreation Center (Phase 1) was designed to be sensitive to natural landscape and site
features, and incorporate compatible colors, materials, scale, building and site design. As
mitigated the Recreation Center is compatible to surrounding residential development. The
Center incorporates: high quality building materials (wood and stucco siding, wood trellises), a
number of varied design elements (varied form and rooflines and materials and colors),
landscaping and site amenities, and energy conservation measures, including meeting Title 24
energy requirements.
Grand Avenue 215 -Vehicle Parking Lot (Phase I) incorporates landscape screening.
Mitigation Measure 4.4.7 The following mitigation would reduce security impacts and visibility
of equipment of the 38 -Vehicle Overflow Parking Lot in Forest Meadows (Phase I):
1. A buffer area, similar to that required under Mitigation 4.4-1, should be developed between
the overflow parking lot and Watt Avenue. (The applicant has already required infill screen
planting.) Trees or shrubs should be selected to block the path of light from cars parked in the 38 -
vehicle overflow parking lot to 1423 Grand Avenue and 11 Watt Avenue.
Phases II through IV are not designed in detail. The following mitigations ensure sensitivity to
natural landscape and site features and require compatibility and compatible materials to
surrounding development.
Mitigation Measure 4.4-2 The following mitigation would further reduce potentially significant
visual and compatibility impacts of the Science and Technology Building. These or similar
design concepts should be considered during design of the building.
1. A more detailed building description and landscaping and site amenities would be
included into the Phase II Environmental and Design Review Permit application (for the Science
and Technology Building). The elements of the project (form, line, color, and texture) should be
reviewed at this time to ensure that the building is compatible with the surrounding environment,
including surrounding residential and campus buildings. A good example of nearby buildings
that fit in well with the neighborhood is the relatively new Dominican Sisters' buildings on Grand
Avenue. Elements in these buildings that allow compatibility with nearby residential
neighborhoods include:
The use of traditional residential building materials for the buildings
A gradual roof pitch to fit in with nearby residential roofs
The use of low -reflectivity building materials such as wood
An articulated building footprint
The breaking up of the mass of the buildings by the use of different building planes
The "stepping back" of higher floors of the buildings from Grand Avenue to avoid the
appearance of a "wall" of development.
Varied building heights, colors, and textures
2. Shield or focus outdoor night lighting associated with the Science and Technology
Building downward, recess lighting elements within fixtures to prevent glare, and select lighting
fixtures which can be shielded after installation, if a problem is identified.
3. Select blinds on the southern -facing windows of the Science and Technology building
that can block lights to the south if necessary.
Mitigation Measure 4.4-5(a) The following measures would reduce visual impacts of the
4
Residence Hall, 100 -vehicle and 60 -vehicle parking lots from Locust Avenue.
1.The Master Environmental and Design Review Permit should be revised to include
specific architectural standards and landscaping and site amenities and to require design
compatibility of the Residence Hall with surrounding campus buildings and the residential area.
Specific recommendations in regard to colors, materials, scale and building and site design
should be included in the architectural standards. The standards should include the following:
The Residence Hall buildings should be situated as close to Magnolia Avenue as possible, so
that the natural rise in elevation between Magnolia and Locust Avenues would hide more of the
buildings from the residential area to the north. The ultimate location would be a trade-off
between the loss of trees and visual considerations. The 50 -foot setback for the Residential Hall
from Magnolia Avenue proposed by the applicant could be counter to this mitigation, and should
be eliminated from the project description.
2. The area between the northern edge of the parking lots and the creek channel should be
heavily planted with screening trees, to block as much of the view between the Residence Hall
and the residential area to the north.
3. As much of the 60 -vehicle parking lot should be located next to or as close to Caleruega
Hall as possible, to avoid parking spaces on the higher elevations to the northeast, to reduce
grading, and to allow the higher elevations to the northeast to provide screening from the
residential area to the north. Screening vegetation should be developed between the top of the
creek bank and the parking lot to hide the parking lot from residential areas to the north.
Mitigation Measure 4.4-5(b) A more detailed building description would be included into the
Phase III Environmental and Design Review permit application'(for the Residence Hall). The
elements of the project (form, line, color, and texture) should be reviewed at this time to ensure
that the building is compatible with the surrounding environment, including surrounding
residential and campus buildings. Elements in buildings that allow compatibility with nearby
residential neighborhoods include:
- The use of traditional residential building materials for the buildings
- A gradual roof pitch to fit in with nearby residential roofs
- The use of low -reflectivity building materials such as wood
- An articulated building footprint
- The breaking up of the mass of the buildings by the use of different building planes
- The "stepping back" of higher floors of the buildings from Grand Avenue to avoid the
appearance of a "wall" of development.
- Varied building heights, colors, and textures.
Mitigation Measure 4.4-6 The following measures would reduce visual impacts of the 90 -vehicle
parking lot in Forest Meadows:
1. A more detailed description and landscaping and site amenities would be included into the
5
Phase IV Environmental and Design Review Permit application. The elements of the project
(form, line, color, and texture) should be reviewed at this time to ensure that the parking lot is
compatible with the surrounding environment, particularly with the surrounding campus
buildings.
2. Develop screening vegetation in the 50 -foot buffer area proposed by the applicant between
the parking lot and Belle and Grand Avenues, similar to that described in Mitigation 4.4-1a.
This means that landscaping (trees/shrubs) should be placed to block views of 50 percent of the
parking lot from Grand and Belle Avenues. A hedge or vegetated berm up to 3 1/2 -feet high
should be constructed to block car headlights and partially screen the parking lot, but keeping the
parking lot visible from Grand and Belle Avenues for security purposes. The remaining
eucalyptus trees in this buffer area should be retained in this vegetation plan. Trees/shrubs
should be selected to block the path of light from a parked car in a parking space facing Grand
Avenue to first floor windows with unobstructed views (1610-1618 Grand Avenue).
3. Require the entrance/exit to the parking lot to be located off of Belle Avenue, to reduce
light from headlights exiting the parking lot from shining into residences.
Mitigation Measure 4.4.7 The following mitigation would reduce security impacts of the 38 -
Vehicle Overflow Parking Lot in Forest Meadows:
1. A buffer area, similar to that required under Mitigation 4.4-1, should be developed between
the overflow parking lot and Watt Avenue. (The applicant has already required infill screen
planting.) Trees or shrubs should be selected to block the path of light from cars parked in the 38 -
vehicle overflow parking lot to 1423 Grand Avenue and 11 Watt Avenue.
All Phases.
1. The project proposes numerous parking and circulation mitigations to provide good access.
Pedestrian pathways and bridges have been proposed to provide better pedestrian access.
2. The orientation of buildings would generally support energy conservation measures.
Buildings would be required to meet Title 24 energy requirements.
3. Fire and Police concerns about the project safety will be mitigated as determined by the
lead agency approval.
4. The project provides a sense of entry, including entry signs.
q. Policy LU -36 lists specific area features to be considered in evaluating projects for high
quality design; applicable portions are "d. Creeks and drainageways" and "n. Historic and
architecturally significant buildings and areas". Consistency with Policy LU -36 is accomplished
by implementation of the Campus Development Plan plus additional specific mitigation
measures identified as follows which would bring the Campus Development Plan into
conformance with Policy LU -36:
6
Policy LU -36 d. Creeks and drainageways.
Phase I stabilization of portions of the east bank of Black Canyon Creek would be brought into
conformance with LU -36 d through Mitigation Measure 4.2-3(a), preparation and
implementation of a drainage plan that includes alternative bank stabilization techniques to
fortify the slope and bank while simultaneously promoting the revegetation of the upper bank for
natural long term stability and habitat value. Mitigation Measure 4.2-3 (a), (d) and (e) would
mitigate water quality as follows:
Mitigation Measure 4.2-3 (a):
1. For stormwater discharge from the Recreation Center and the east side of the Grand
Avenue parking lot, adjust lot slopes to direct all runoff into the existing wide swale that
terminates at the amphitheater pit/box culvert overflow area. Provide a rock energy dissipation
apron at the drain/parking lot discharge point and allow overland flow downslope toward the
creek. Enhance existing grass cover with seeding, and maintenance to provide for improved
local infiltration opportunities, increased erosion control and water quality benefits. Install light
duty biodegradable erosion control blanket along the swale invert to minimize short term soil
loss and promote grass growth.
For stormwater discharge from the west side of the parking lot construct/excavate an earthen,
vegetated swale to convey lot runoff from the southeastern corner to the east bank of Black
Canyon Creek. Provide for raised earthen berms two to three inches in height every 50 feet along
the longitudinal extent of the swale to reduce overland flow velocities, especially in the near
overbank area of the creek. Seed the swale and protect against erosion as described above for the
east side discharge swale. Select the final creek outlet location to coincide with a straight
channel reach between successive bends where local flow accelerations are absent. Grade the
bank back to a stable slope, transition smoothly into adjacent upstream and downstream reaches,
and stabilize the receiving slope with some combination of grass seeding, and geotextile erosion
protection, plus rock toe protection. The regraded high bank can be terraced if necessary to
accommodate local right-of-way requirements. Trees should be planted on the upper half of the
graded slope to further stabilize the soil mass.
For the 38 -vehicle overflow parking lot, eliminate the proposed storm drain and adjust lot slopes
to promote eastward sheet runoff from the surface onto the adjacent native ground. This
stormwater runoff would then proceed over the existing native ground, which would provide
opportunities for natural depression storage and infiltration, en route to the east bank of Black
Canyon Creek. In the wake of some storms, stormwater could remain ponded in the natural
depressions for a few days. This would greatly enhance the quality of stormwater reaching the
creek and minimize the need for extensive and costly creek bank protection measures. Reseed
the native ground to increase the density of vegetation along the flow path.
Mitigation Measure 4.2-3(d):
Prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) in accordance with
7
guidelines set forth by the Regional Water Quality Control Board under the General Construction
Activity Permit program (all projects of five acres or more). This plan would include all
drainage controls, bank stabilization work, and other water quality mitigations, as well as normal
site erosion control measures such as the seeding and protection of bared soils against raindrop
impact and detachment by overland runoff, controls on heavy equipment access and off -stream
construction activities during the winter season, vegetated buffers and drainage swales, and
isolation and disposal of waste construction materials. In addition, the applicant must complete
and submit a Notice of Intent (NOT) and the appropriate fee to the State Water Resources
Control Board in Sacramento to obtain an NPDES General Stormwater Permit for the project
(required for all construction projects of five acres or more). The SWPPP does not have to be
submitted to the RWQCB, however, it must be kept on-site during construction and is subject to
review by any Board field inspector. Amendments to the SWPPP can be mandated by the field
inspector(s) and sanctions imposed if warranted.
Mitigation Measure 4.2-3 (e):
Obtain a 1603 Stream Alteration Agreement from the California Department Of Fish and Game
(CDFG). The CDFG biologist/warden may specify site-specific erosion control measures if
warranted in addition to SWPPP measures incorporated into the project.
Notify the Army Corps of Engineers of the bank stabilization work planned for the project. Brief
documentation of the project and timetable for construction is all that would be required as long
as channel/bank grading were maintained within the Corps' prescribed limits for nonreporting
bank stabilization projects.
Phase II or III or IV, as indicated, stabilization of portions of the east bank of Black Canyon
Creek and water quality would be brought into conformance with LU -36 d through the following:
Mitigation Measure 4.2-3(b) The Phase II and Phase III Grading and Drainage Plans should
incorporate the following:
Utilize the same stormwater drainage mitigation logic described above for Phase 1, including:
- Construction of vegetated swales with minimum lengths of 50 feet and grade breaks
(appropriately spaced earthen berms to minimize local flow velocities and maximize infiltration)
- Local bank revegetation and stabilization with geotextiles, where supplemental bank grading
and/or erosion control is required. There are enough stable reaches along Sisters Creek to locate
appropriate outlet locations requiring little if any additional bank erosion protection measures.
Mitigation Measure 4.2-3(c) The Phase IV Grading and Drainage Plan should incorporate the
following: Follow the same design logic as presented above for Phase I improvements in
formulating future plans for parking lot drainage at Belle and Grand Avenues.
Mitigation Measure 4.2-3(d) For Phases II, III and IV:
Prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) same as described in
8
detail above for Phase I.
Mitigation Measure 4.2-3(e) For Phase IV:
Obtain a 1603 Stream Alteration Agreement same as described in detail for Phase I above.
Mitigation Measure 4.2-3(f) For Phases II and III:
The failing culvert headwall and walkway embankment at the Meadowlands -Guzman crossing
should be reconstructed to stabilize the walkway. The reconstruction would include regrading of
the headwall embankment to a stable grade of 2:1 and the reconstruction of a concrete headwall
to a height required to secure the desired embankment grade. Temporary erosion control
measures such as seeding and erosion control blanket installation should be implemented to
control minor slope erosion during the period of vegetation reestablishment. Also, if the detailed
culvert hydraulic analysis determines that the available headwater is insufficient to pass the
design floodflow with minor debris obstruction and without overtopping of the roadway, the
existing culvert should be replaced with one (or more) new culverts of adequate size and capacity
to meet these requirements.
Mitigation Measure 4.2-3(g) For Phases II and III:
Implement Mitigation Measure 4.2-2.
Mitigation Measure 4.2-2 The following mitigation measure would reduce impacts associated
with an increase in site runoff volumes:
The increase in runoff volume generated during severe rainstorms and its potential impact on
floodwater accumulation at 31 and 37 Palm Avenue can be mitigated by replacing the existing
12 -inch storm drain at 37 Palm Avenue. The new storm drain should possess a slope sufficient
to maintain scouring velocities that would minimize the potential for clogging via leaf litter and
other debris. The replacement drain should accommodate the anticipated stormwater runoff from
the Palm Avenue corridor, including the stormwater influx from Edwards Court and the
contributing area to the storm drain inlets at the intersection of Palm and Olive Avenues
(encompassing a watershed area of 27.9 acres). Commonly obstructed storm drain inlets at the
Palm/Olive Avenue intersection warrant the inclusion of upslope area runoff, as documented in
the EIR supplemental flood assessment. Since the flooding condition along Palm Avenue is an
existing one, the applicant should be responsible for only that portion of the cost of storm drain
replacement that would accrue from increasing the pipe size due to the upslope contribution of
runoff from the campus area. Therefore, the City of San Rafael would be responsible for
determining the extent of the increase in the required pipe size and any ancillary increases in pipe
installation costs.
The City is currently in the process of designing the replacement storm drain at 37 Palm Avenue.
The current City standard for drain design is the 25 -year rainstorm. Whether this standard is
0j
satisfactory in this instance will be determined by the City during its negotiations with the
residents at 37 Palm Avenue. The storm drain design should pay careful attention to the potential
for backwater influences, since the open channel running along the backyards on Palm Avenue is
narrow and tailwater conditions could affect any piped discharge to the creek.
Policy LU -36 n. Historic and architecturally significant buildings and areas.
Recreation Center JPhase I) is in conformance with LU -36 n as it is designed to incorporate
compatible colors, materials, scale, building and site design to respect historic and architecturally
significant buildings on the campus and in the surrounding neighborhood and the Conceptual
Landscape Plan, as detailed in Mitigation Measure 4.4-1 will require the Recreation Center to be
sensitive to site features and compatible to surrounding development.
Phase II will be in conformance with LU -36 n as with implementation of Mitigation Measure
4.10-5 which requires that the Campus Development Plan be revised so that Ralph Minor Hall is
not demolished.
Phase II, III, and IV buildings will be ensured conformance with LU -36 n through
implementation of Mitigation Measures 4.4-2 and 4.4-5 as detailed above under Policy LU -35
and with Mitigation Measure 4.4-4 as follows:
Mitigation Measure 4.4-4 The following measures would reduce visual impacts of the Chapel:
1. The Master Environmental and Design Review Permit should be revised to include
specific architectural standards to require design compatibility of the Chapel with surrounding
campus buildings and the residential area. Specific recommendations in regard to colors,
materials, scale and building and site design should be included in the architectural standards.
The standards should include the following:
- Consider the use of screening trees between the Chapel and Acacia Avenue.
- Site the Chapel to preserve the redwood trees to the west and gate and stone fence to the
north.
- Avoid a southwest -northeast rectangular alignment that would intrude upon the open space to
the southwest.
2. A more detailed building description would be included into the Phase II Environmental and
Design Review permit application (for the Chapel). The elements of the project (form, line,
color, and texture) should be reviewed at this time to ensure that the building is compatible with
the surrounding environment, including surrounding residential and campus buildings. Elements
in buildings that allow compatibility with nearby residential neighborhoods include:
- The use of traditional residential building materials for the buildings
- A gradual roof pitch to fit in with nearby residential roofs
- The use of low -reflectivity building materials such as wood
- An articulated building footprint
- The breaking up of the mass of the buildings by the use of different building planes
- The "stepping back" of higher floors of the buildings from Grand Avenue to avoid the
10
appearance of a "wall" of development.
- Varied building heights, colors, and textures.
r. Consistent with Policy LU -62, implementation of the Campus Development Plan would
allow Dominican College to continue to provide a location for art and cultural activities in San
Rafael for performance, group/organizations meetings, and public and private group events.
Circulation
S. Consistent with Goal C -B, implementation of the Campus Development Plan would
maintain local circulation system operating conditions as set forth in City policies, as further
detailed for Policy C-1 and C-2.
t. Consistent with Policy C-1, to implement the Campus Development Plan, the College
would install a traffic signal at the intersection of Grand Avenue/Mission Avenue prior to the
issuance of the building permit for Phase II development, and thus will maintain LOS D at this
intersection which is an arterial street intersection outside Downtown and thus subject to Policy
C-1 subsection b.
U. Consistent with Policy C-22, with implementation of the Campus Development Plan the
College is not required to implement a Transportation System Management program, but will
work voluntarily with the City to minimize peak period traffic demand.
Parks and Recreation
V. Policy R-30 does not apply to the proposed Campus Development Plan project.
NATURAL ENVIRONMENT ELEMENT
W. Consistency with Policy NE -13 is accomplished by implementation of the Campus
Development Plan plus additional specific mitigation measures identified as follows which
would bring the Campus Development Pan into conformance with Policy NE -13:
Mitigation 4.3-1 The following measures would be required to mitigate tree loss, landscape
compatibility and vegetation management impacts:
4.3-1(a) A qualified landscape architect should prepare a detailed Landscape and Vegetation
Management Plan for each phase of development in consultation with a plant ecologist
experienced in management of native species. The plan should 1) provide for reestablishment of
native vegetation in graded areas adjacent to forest cover and drainageways, 2) provide details on
native plantings associated with proposed revegetation and mitigation, 3) identify unsuitable
species which should not be used in landscaping, 4) control the establishment and spread of
unsuitable species such as broom, and 5) specify long-term management provisions to ensure
11
reestablishment of landscape improvements. Aspects of the plan should include the following:
Landscaping and revegetation should emphasize the use of native plant species along the
fringe of Black Canyon Creek, the native forest cover in Forest Meadows, and along Sisters
Creek. Species are detailed in the Draft EIR on the Campus Development Plan.
Non-native ornamental species used in landscape plantings should be restricted to the
immediate vicinity of the parking lots and buildings. Use of non-native, invasive species that may
spread into adjacent undeveloped areas should be prohibited in landscaping plans. Unsuitable
species are detailed in the Draft EIR on the Campus Development Plan.
Graded slopes and areas disturbed as part of the project should be monitored to prevent
establishment and spread of French and Scotch broom. Removal and monitoring should include
annual late winter removal of any rooted plants when soils are saturated and cutting back of any
remaining flowering plants in the spring before seed begins to set in late April.
The landscape plan should specify provisions to maintain landscaping and graded slope
revegetation with replacement plantings and seeding during a minimum of five years to ensure
re-establishment of cover.
4.3-1(b) The Conceptual Landscape Plans for the Phase 1 improvements should be revised to
meet the intent of Mitigation 4.3-1(a), including use of enhancement plantings along Black
Canyon and Sisters creeks, and provisions to exclude the use of unsuitable species and prevent
the reestablishment of broom, as well as providing for the protection of mature native trees
along Black Canyon Creek which are vulnerable to toppling. The Phase I Conceptual
Landscape Plans should be revised as follows:
Clearing of all eucalyptus saplings under approximately ten inches in diameter, broom,
periwinkle, and ivy should be performed as part of site preparation on both sides of Black
Canyon Creek from the Amphitheater to Grand Avenue, and along Sisters Creek from Olive
Avenue to the Guzman Gazebo.
Enhancement plantings with native trees and shrubs should be incorporated into landscape
plans along both banks of these creek segments to improve the habitat quality, stability of the
creek banks, and provide for the loss of cover in the vicinity of the proposed improvements.
Suitable plant species to be used in the new plantings are detailed in the Draft EIR on the
Campus Development Plan.
The vulnerability of mature native oaks and bay trees alone, this segment of Black Canyon Creek
should also be addressed as part of the revised Landscape Plan for the Recreation Center. Native
trees with exposed root systems along the creek bank from the restrooms below the Amphitheater
to the culvert under Grand Avenue should be reviewed by a qualified arborist, and the feasibility
of providing reinforcement for the tree and reconstruction of the undercut creek bank evaluated.
Although use of rip -rap, gabions, concrete, and other structural improvements should be
12
minimized, some limited use in the bed and bank immediately under a particular tree may be
warranted to ensure preservation. As necessary, representatives of the CDFG should be
consulted where modifications to the channel bank may be required. Any proposed structural
improvements in the bed or on the bank should be reviewed by the hydrologist responsible for
preparing the bank stabilization techniques recommended in Mitigation 4.2-3(a) to ensure that
the modifications would not be undermined themselves and would not contribute to other
localized erosion.
4.3-1(c) Due to difficulties in mapping because of dense brush and discrepancies in some trunk
locations, the engineering survey for tree trunks in the vicinity of Phase 1 improvements for the
Recreation Center and Grand Avenue parking lot should be redone, and trunks remapped for
comparison to improvement plans. Minor adjustments may be necessary to protect specific trees.
Of particular concern are the native trees on the knoll in the center of the Grand Avenue parking
lot and the isolated 18 -inch live oak which would be preserved within a small planter between
the knoll and Grand Avenue. A certified arborist should evaluate the condition of the live oak
and the threat it poses from possible toppling. The canopy of this tree is severely unbalanced and
combined with the leaning trunk and location in the loose substrate of the midden may pose a
high risk, in which case it should be removed. Mapping of tree trunks for the Meadowlands
West and East areas appear adequate for sighting improvements and does not need to be redone.
4.3-1(d) Where feasible from an engineering and safety standpoint and warranted based on the
good to excellent health and structure of the tree, mature trees near the limits of anticipated
grading should be preserved and protected. An engineering survey of oaks with trunk diameters
of six inches or greater and all other tree species with trunk diameters of 12 inches or greater
(measured at 18 inches above the root crown) should be performed as part of Environmental and
Design submittals for each phase of development, and should map trunk locations within 50 feet
of the limits of grading. Individual specimen -sized trees should be preserved by retaining walls,
short over -steepened slopes, and other methods. Protection of native oak and California bay
trees should take precedence over non-native species, and larger eucalyptus with trunk diameters
exceeding 24 inches which do not pose a hazard from failing should take precedence over
smaller non-native trees.
4.3-1(e) Future development in the Academic Core and Residential Area should be designed to
protect the scattered pockets of native trees and mature ornamental trees- In particular, this
should include protection of the:
Cluster of coast redwoods west of Albertus Magnus Hall in planning improvements for the
Chapel;
Four large California bay trees north of Caleruega Hall in planning improvements for the Phase II
60 -vehicle parking lot and Phase III Residence Hall; and
The cluster of live oaks and valley oaks along the south bank of the tributary drainage just west
of Park Avenue.
Scattered mature eucalyptus, palms, and single live oak near the Nursing Skills Lab and Brown
House when planning improvements for the Science and Technology Building.
13
4.3-1(f) A certified arborist should prepare detailed guidelines to control possible damage to trees
to be preserved during each phase of development. The guidelines should be prepared as part of
each Environmental and Design Review Permit submittal. Standards should be consistent with
the tree protection recommendations defined in the Tree Evaluation for the Recreation Center
and Parking Lot prepared by LSA Associates, which should also be applied to tree removal in the
Meadowlands area. Standards contained in the preservation guidelines should include the
following:
Do not "fell" any of the trees to be removed unless they are far enough away to avoid hitting and
damaging protected trees. Trees that are too close to protected trees to safely remove by felling
should be cut and lowered in sections by rope and the stump ground down, rather than pushing
the tree over. Trees to be cut and lowered in sections will be identified and marked by a certified
arborist.
Where feasible, all construction activity (grading, filling„ paving, equipment and materials
storage) should remain outside the root protection zone, identified as the area within the dripline.
The dripline is defined as the outside edge of the tree canopy. If work is required within the
dripline of preserved trees, a certified arborist should be present to monitor root damage. Prior to
work within the dripline an arborist should be consulted to review the proposed work.
Temporary protective fencing should be placed around protected trees. The fencing will be
maintained throughout the period of construction.
Utilities will be designed to avoid the dripline where feasible. Utility lines should not cross any
portion of the dripline unless the trenches are hand -dug and the roots treated as they are exposed.
If roots are to be cut, minimize the cuts to the extent possible. Never pull roots when contacted
by construction equipment. The loss of roots could affect tree vigor. This must be explained to
the equipment operators. Any roots encountered should be hand excavated. Shredded mulch and
wet burlap should be on-site for covering damaged roots. The removal of roots greater than two
inches in diameter must be assessed by a qualified arborist for structural impacts. If canopy limb
pruning is required to counter -balance root loss, a qualified arborist should be consulted to
identify and monitor pruning activities. Pruning cuts must be clean and as close to the limb's
shoulder as possible.
All grading should be designed to drain water away from the base of the trees and should not
create areas of ponding within the dripline, especially around oaks. Drainage features such as v -
ditches should be utilized, as necessary, upslope from existing trees, to divert runoff away from
the area within the tree dripline.
Mitigation Measure 4-3-2 To protect the habitat value of the creek corridors, improvements
should be restricted a minimum of 25 feet from the creeks and outside of areas with native tree
cover. The proposed development envelope for the Phase II Science and Technology Building
parking lot and Phase IV Residence Hall should be restricted a minimum of 25 feet from the top
14
of creek bank of Sisters Creek, and the Development Standards in the revised Campus
Development Plan revised to restrict parking a minimum of 25 feet from the creek. The
proposed bridge crossing to the Amphitheater should be designed to avoid removal of the mature
California bay trees along this segment of the creek channel.
Mitigation 4.3-3 The following measures would be required to mitigate impacts on jurisdictional
waters:
4.3-3(a) Proposed bridge crossings and bank stabilization improvements should be coordinated
with representatives of the CDFG, pursuant to section 1603 of the State Fish and Game Code.
Fill within the stream channels should be minimized, and the bridge over Black Canyon Creek
near the Amphitheater should be designed to avoid removal of the mature California bay trees at
the proposed location. Streambed alteration agreements should be secured with the CDFG, and
any mitigation provisions incorporated into the Landscape and Vegetation Management Plans for
the Meadowlands West area and Amphitheater expansion. As necessary, this should include
enhancement plantings with native species along the channel banks near the creek crossings as
recommended in Mitigation Measure 4.3- 1 (a) and (b).
4.3-3(b) A detailed erosion and sedimentation control plan should be prepared and implemented
during each phase of development involving grading on the site. The plan should contain
detailed measures to control erosion of stockpiled earth and exposed soil, provide for
revegetation of graded slopes before the first rainy season following construction, and specify
procedures for monitoring the plan's effectiveness. The revegetation component of the plan
should be consistent with the Landscape and Vegetation Management Plan required by
Mitigation Measure 4.3-1(a).
Mitgation Measure 4.3-4 The following measures would be required to mitigate impacts on
special status species:
Any active raptor nests established within the vicinity of proposed grading should be avoided
until young birds are able to leave the nest (fledge) and forage on their own. Avoidance may be
accomplished either by scheduling grading and tree removal during the non -nesting period
(August 15 through January 14) or, if this is not feasible, by conducting a pre -construction survey
for raptor nests. Provisions of the pre -construction survey effort, if necessary, should include the
following.
If grading and tree removal is scheduled during the sensitive nesting period (January 15 through
August 14), a qualified wildlife biologist, chosen by the City and paid for by the applicant,
should conduct a pre -grading raptor survey to confirm the presence or absence of active nests in
the vicinity of proposed construction activities.
If active nests are encountered, the biologist should prepare and implement species-specific
measures to prevent abandonment of the active nest(s). At a minimum, grading in the vicinity of
a nest tree should be deferred until the young birds have fledged, and a construction -disturbance
setback of at least 300 feet should be provided. Grading or other disturbance in the vicinity of
15
the nest should not be permitted until the biologist confirms that the young raptors have fledged.
The biologist should submit a survey report to the City before grading in the construction -
disturbance setback area is initiated verifying that the young have fledged.
Representatives of the CDFG and USFWS should be consulted to confirm that the above
guidelines are adequate to ensure compliance with the Migratory Bird Treaty Act and provisions
of the State Fish and Game Code.
X. Consistent with Policy NE -17, with implementation of the Campus Development Plan a
setback of 25 -feet would be maintained from the top of creekbank, from either Black Canyon
Creek or Sisters Creek, for each of the proposed buildings (Recreation Center, Science and
Technology Building, Chapel and Residence Hall), thus protecting the creeks and remaining
native vegetation and meeting the required 25 -feet setback for structures. Although Policy NE -
17 does not apply to improvements other than structures, with implementation of Mitigation
Measure 4.3-2 the setback from Sisters Creek for the parking lots in Meadowlands West and at
the residence Hall would be increased from the proposed 10 -feet to also meet 25 -feet.
Y. Consistency with Policy NE -18 is accomplished modifying the implementation of the
Campus Development Plan with specific mitigation measures as set forth in Mitigation Measure
4.3-1 (a) through (f), as identified above under Policy NE -13 above, to mitigate tree loss,
landscape compatibility and vegetation management impacts and thus bring the Campus
Development Plan into conformance with Policy NE -18.
Z. Consistent with Policy NE -19, there are no special -status species (designated either
threatened, endangered or unique in the planning area) which are believed to exist in the area of
the Campus Development Plan. As a cautionary measure under Mitigation Measure 4.3-4, the
College would have pre -construction surveys prepared to ensure that possible raptor nests are
protected.
aa. Consistent with Policy NE -20, there are no areas of hillside which are proposed for
development in the Campus Development Plan.
bb. Consistent with Policy NE -23, the College had completed archaeological surveys of the
known archaeological site CA -MRN -254 to establish the limits of the site, evaluate its
importance, and protect the archaeological resources, and an archaeological management plan
for MRN -254 has been prepared and agreed upon in principal by Dominican College, its
archaeologist and Federated Coast Miwok Tribal Council representatives. If it is the
determination of the lead agency that permanent conservation of the archaeological site location
as a protected open space is not feasible, then the archaeological program proposed by the
College and set forth in Mitigation Measure 4.10-1 (b), which meets the requirements of CEQA
Guidelines Appendix K, will bring Phase I of the Campus Development Plan into conformance
with Policy NE -23. Further for Phases II- IV, conformance with Policy NE -23 would be ensured
16
by Mitigation Measures 4.10-3 and 4-10-4 as to potential, but today unknown cultural resources.
Mitigation Measures 4.10-3 and 4-10-4 which provide conformance for Phase II -IV are as
follows:
Mitigation Measure 4.10-3 The following mitigation would reduce impacts to potential cultural
resources from the Residence Hall.
An auger boring program should be conducted at the proposed Residence Hall and parking lot to
determine whether or not potentially important archaeological resources are present. If
subsurface cultural deposits are not encountered, then no further archaeological investigations or
monitoring would be necessary.
In the event that archaeological resources are present, additional archaeological exploration
would be recommended to determine the importance of the site(s) by CEQA criteria. Should it
be determined that important resources are potentially subject to significant impacts, then
mitigation could likely be accomplished by one of two methods:
- Adjust the plans and build at a different location
- Data retrieval through archaeological excavation of those portions of the site(s) that would be
damaged; construction monitoring would be recommended as well.
All archaeological excavation and monitoring activities should be conducted in accordance with
prevailing professional standards and in compliance with CEQA Appendix K and City of San
Rafael requirements. The Native American community should be consulted on all aspects of
mitigation programs.
Mitigation Measure 4.10-4 The following mitigation would reduce impacts to potential,
presently unknown, cultural resources:
If cultural deposits are encountered, halt construction in the vicinity and consult a qualified
archaeologist and the Federated Coast Miwok Tribal Council. The archaeologist shall conduct
independent review of the find, with authorization of and under direction of the City. Prompt
evaluations should be made regarding the significance and importance of the finds and a course
of action acceptable to all concerned parties should be adopted. If mitigation is required, the first
priority shall be for avoidance and preservation of the resource. If avoidance is not feasible an
alternative plan that may include excavation shall be prepared. All archaeological excavation
and monitoring activities shall be conducted in accordance with prevailing professional standards
as outlined in Appendix K of the State CEQA Guidelines and by the California Office of
Historic Preservation. The Native American community shall be consulted on all aspects of the
mitigation program.
HEALTH AND SAFETY ELEMENT
17
Safety
CC. Consistent with Policy S-1, implementation of the Campus Development Plan provides
building designs which use established engineering methods and thus reduce seismic impacts to
levels generally acceptable by other Bay Area communities in proximity to major active faults
and thereby protect the health, safety, and welfare of the community users.
dd. Consistent with Policy S-3, implementation of the Campus Development Plan provides
building and site designs which have considered slope stability, seismic hazard and flood hazard
maps of the City of San Rafael, the California Division of Mines and Geology and geotechnical
feasibility study has been prepared for Phase I Recreation Center and appropriate planning level
studies have been prepared for Phase II - IV.
ee. Consistent with Policy S-4, implementation of the Campus Development Plan provides
designs which have been based on a geotechnical report for the Campus Plan Area and
geotechnical investigation for the Phase I Recreation Center and City's peer consultant review
concluding that the report is in general conformance with standard geotechnical engineering
practices and the geotechnical element of the City's General Plan, and the City's Geotechnical
Review Matrix.
ff. Consistent with Policy S-5, implementation of the Campus Development Plan provides
designs which have been based on a geotechnical report for the Campus Plan Area and
geotechnical investigation for the Phase I Recreation Center and City's peer consultant review
concluding that the report is in general conformance with standard geotechnical engineering
practices, the geotechnical element of the City's General Plan, and the City's Geotechnical
Review Matrix.
gg. Consistent with Policy S-6, implementation of the Campus Development Plan provides
building designs which use established engineering methods and thus reduce seismic impacts to
levels generally acceptable by other Bay Area communities in proximity to major active faults
and thereby protect the health, safety, and welfare of the community users.
hh. Consistent with Policy S-8, implementation of the Campus Development Plan provides
designs which will comply with Cal -OSHA and San Rafael Fire Department standards on
hazardous materials storage and disposal.
ii. Consistent with Policy S-11, implementation of the Campus Development Plan provides
designs which will comply with Uniform Building Code (UBC) requirements and thus will
reduce seismic impacts to levels generally acceptable by other Bay Area communities in
proximity to major active faults and thereby protect the health, safety, and welfare of the
community users.
J. Consistent with Policy S-13, implementation of the Campus Development Plan provides
iE:3
in all phases of the project protection of potential flood damage during the 100 -year flood
(FEMA "base flood").
kk. Consistent with Policy S-19, implementation of the Campus Development Plan plus
Mitigation Measure 4.2-3, as described above under Policy LU -36d - Creeks and drainageways,
provides alternative bank stabilization techniques which when implemented will bring the project
into conformance with Policy S-19.
11. Consistent with Policy S-22, implementation of the Campus Development Plan,
according to San Rafael Fire Department, would not change any wildland fire interface impacts
to or from proposed buildings. Furthermore, Dominican College has voluntarily worked with
San Rafael Fire Department and Marin Conservation Corps to implement a fuel reduction
program to further reduce any potential for wildland fires in the neighborhood and thus further
conforms with Policy S-22.
mm. Consistent with Policy S-23, implementation of the Campus Development Plan has
included review of plans and input from the San Rafael Police Department and the San Rafael
Fire Department to assure that design and materials reduces the opportunity for crime and fire
hazards.
nn. Consistent with Policy S-24, implementation of the Campus Development Plan, plus
Mitigation Measure 4.6-6, when implemented will bring the project into conformance with
Policy S-24.
Nei Se
oo. Consistent with Policy N-1, implementation of the Campus Development Plan would
locate uses at development sites in which the noise measurement surveys indicate that noise
levels are below the Ldn of 60dBA. The proposed land use would thus, according to the City's
Land Use Compatibility Standards, be "normally acceptable", thus conforming with Policy N-1.
pp. Consistent with Policy N-2, implementation of the Campus Development Plan provides
for development only in area where the future noise level would be "normally acceptable" and
thus does not propose any project in area where the noise levels are "clearly unacceptable".
qq. Consistent with Policy N-3, implementation of the Campus Development Plan does not
propose development with 60 dBA (Ldn) noise contours shown in the City General Plan.
rr. Consistent with Policy N-7, implementation of the proposed Residence Hall in Phase IV
of the Campus Development Plan, even with windows open, would be below the interior noise
standard for new residential projects ( 40 dBA Ldn for bedrooms and 45 dBA Ldn for other
rooms).
ss. Consistent with Policy N-10, traffic generated by the implementation of the Campus
19
Development Plan, would be less than 3 dBA (Ldn) and thus would not affect residential areas
and thus would be in conformance with Policy N-10.
tt. Policy N-11 does not apply to implementation of the Campus Development Plan.
Nevertheless, it is noted for information that construction and operation of the proposed
buildings of the Campus Development Plan would be in conformance with N-11 to minimize
noise impacts on neighboring noise sensitive uses.
Residential Neighborhoods Policies
uu. Consistent with Policy RES -1, new development proposed by the Campus Development
Plan is consistent in terms of density, intensity, and design with existing facilities of both
Dominican College and the Dominican Sisters and generally respects the style and scale of the
surrounding residences of the Dominican neighborhood. New development in the plan generally
respects the site features and avoids hillsides/slopes. Buildings in each phase of the plan are
subject to review for Environmental and Design Review Permits. The City Design Review
Board has recommended conformance for Phase I Recreation Center.
vv. The Campus Development Plan uses the land in Forest Meadows for the Phase I
Recreation Center and Grand Avenue parking lot and Phase IV parking lot and thus with
approval of the Master Use Permit for these uses under the Campus Development Plan there
would be no surplus Dominican College land and thus Policy RES -4 would not apply.
P
EXHIBIT B1
Conditions for Use Permit
Dominican College Campus Development Plan
(UP -97-45)
1. This Use Permit (UP97-45) approves project development to be completed in four phases, as
follows:
a. Phase I shall consist of: (1) Recreation Center at Forest Meadows and related Grand
Avenue 215 -vehicle parking lot and 38 -vehicle overflow parking area; (2) Parking and
landscape improvements in portions of the Academic Core, including upgrading of an
existing parking lot, new walkways and pedestrian bridges, and landscape buffers along
Olive and Palm Avenues: and (3) The addition of four parking spaces to Caleruega West
parking lot.
b. Phase II -A shall consist of: (1) The Science and Technology Building at the Academic
Core; (2) A 60 -vehicle parking lot adjacent to Calereuga Hall with access at Magnolia
Avenue; (3) An additional landscape buffer along Palm Avenue in front of Alemany
Library; and (4) The temporary relocation of the Nursing Skills Lab to make room for the
Science and Technology Building.
c. Phase II -B shall consist of: (1) A chapel at the Academic Core.
d. Phase III shall consist of (1) a Residence Hall in the residential area and related 100 -
vehicle parking lot.
e. Phase IV shall consist of (1) Forest Meadows outdoor facilities, including a regulation
soccer field, expansion of the existing amphitheater and a 90 -vehicle parking lot in the
northwest corner of Forest Meadows at Belle Avenue
Flexibility regarding timing of these phases shall be allowed after review and approval by the
hearing body for the individual Environmental and Design Review Permits for each
improvement so long as sufficient parking is provided concurrent with improvements and
other conditions for development of each phase are fulfilled. In addition to the conditions of
project approval contained herein, each phase of project development will be subject to all
requirements of applicable statutes and City Ordinances, regulations, plans and policies in
effect at the time of application for permits or entitlements for that phase.
2. Individual Environmental and Design Review Permits are required for each phase. This Use
Permit shall incorporate all mitigation measures specified in the FE1R and adopted by the
City Council.
3. This Use Permit approves the use of:
• The 29,000 Recreation Center building and 7,700 outdoor pool and deck area with
seating to accommodate 1,285 persons and associated facilities within. The following
uses are permitted for the Recreation Center Facility: athletic, recreation, health/fitness
and general physical education games, classes and supporting offices, public facilities for
Forest Meadows events (restrooms, ticket office, snack bar) and use of the building as an
emergency disaster center. Also approved are intercollegiate and tournament activities,
academic classes, assemblies and programs. Rentals to the public consistent with the
Events Management Plan are permitted for athletic and recreation uses only. The term
"Rental" used throughout this use permit means with or without payment of fees. Hours
of operation for this facility are Sunday through Thursday, 7:00 a.m. until 11:00 p.m.,
Friday and Saturday from 7:00 a.m. until midnight, except for student dances, which can
end at 1:00 a.m. Hours of operation for events in this facility are as set forth in Section
IV.B of the Events Management Plan cited and incorporated within Condition #4 of this
Use Permit.
• The Amphitheater in Forest Meadows, for stadium -style bench seating with a concrete
stage pad and moat and associated utilities Seating capacity of the amphitheater shall be
limited to 1,000 seats. Permitted uses for the amphitheater are college assemblies,
programs, performances and activities and related services, academic classes and rentals
to the public for community based cultural, education events and performances consistent
with the Events Management Plan. Amphitheater hours of operation shall be limited to
Sunday through Thursday from 7:00 a.m. until 10:30 p.m., Friday and Saturday from 7:00
a.m. until 11:00 p.m. Hours of operation for events in this facility are as set forth in
Section IV.B of the Events Management Plan cited and incorporated within Condition #4
of this Use Permit.
• A regulation -sized soccer field with ancillary fencing, scoreboard, utilities, public address
system, and bleachers to accommodate 500 people. Uses approved for the soccer field
include athletic, academic, recreation, health/fitness and general physical education
games and classes, including intercollegiate competitions, summer soccer camps and
elementary school and high school soccer programs. Rentals to the public for similar uses
which are consistent with the Events Management Plan are also allowed. Hours of
operation for the soccer field shall be limited to Sunday through Thursday from 7:00 a.m.
until sunset, and on Friday and Saturday from 7:00 a.m. until sunset.
• Two fenced sets of three each asphalt -surfaced tennis courts with one court fitted for
bleacher seating for 200 people. Uses approved for the tennis courts are athletic,
recreation, health/fitness and general physical education games and classes, including
intercollegiate competitions, and summer tennis camps. Rentals to the public for similar
uses which are consistent with the Events Management Plan are also allowed. The total
square feet of each surfaced and fenced area is 180 X 120 feet. Hours of operation for the
tennis courts shall be all days from 7:00 a.m. until sunset.
• A 72,000 square foot (330 X 195 feet) multi -use grass sports field with portable bleachers
and a softball backstop. Uses approved for the multi -use field are athletic recreation,
health/fitness and general physical education games and classes including intercollegiate
competitions, summer soccer camps and elementary school and high school athletic
programs. Rentals to the public for similar uses are allowed consistent with the Events
Management Plan. Hours of use for the multi -use field shall be all days from 7:00 a.m.
until sunset.
• Buildings and outdoor storage for campus maintenance equipment and ancillary
administrative offices in Forest Meadows. Hours of operation for these facilities are
allowed 24 hours a day, seven days a week, as needed.
• The 39,500 square foot Angelico Hall building with classrooms, assembly areas, concert
hall, offices and adjacent lawn area. Uses approved for Angelico Hall are limited to
academic classes, assemblies, programs and related activities. Rentals to the public are
allowed consistent with the Events Management Plan. Any events occurring in front of
Angelico Hall must be associated with an event in Angelico Hall, and shall be only those
types of functions normally found in a lobby setting such as event registration or
receptions. There will be no food preparation or picnicking allowed in front of Angelico
Hall, and the space itself will not be rented per se but used only in conjunction with the
use of Angelico Hall. Hours of operation for Angelico Hall are limited to Sunday
2
through Thursday from 7:00 a.m. until 11:00 p.m. and Frivay and Saturday from 7:00
a.m. until midnight. Hours of operation for events in this facility are as set forth in
Section IV.B of the Events Management Plan cited and incorporated within Condition #4
of this Use Permit.
• The 26,600 square foot Guzman Hall building with classrooms, assembly areas and
offices. Uses for Guzman Hall are limited to academic classes, assemblies, programs and
related activities. Rentals to the public are allowed consistent with the Events
Management Plan. Hours of operation for Guzman Hall are limited to Sunday through
Thursday from 7:00 a.m. until 11:00 p.m., and Friday and Saturday from 7:00 a.m. until
midnight.. Student dances are allowed on Friday and Saturday night until 1:00 a.m.
Hours of operation for events in this facility are as set forth in Section IV.B of the Events
Management Plan cited and incorporated within Conditions #4 of this Use Permit.
• An approximately 35,000 square foot two-story Science and Technology building.
Permitted uses are classrooms, laboratories, faculty and staff offices and general college
assemblies. Hours of operation shall be seven days a week from 7:00 a.m. until 11:00
p.m. Area between Palm Avenue and the Science and Technology Building shall be
utilized for landscaping only. Hours of operation for events in this facility are as set forth
in Section IV.B of the Events Management Plan cited and incorporated within Condition
#4 of this Use Permit.
• A 9,000 square foot building with two chapels, one with seating for a maximum of 300
people, and one with seating for a maximum of 50 people, with ancillary offices and
meeting rooms. Uses approved for the chapel are college campus religious services and
celebrations, college and campus ministry programs, college assemblies, academic
programs and activities. Rentals are allowed to the "College Community" consistent with
the Events Management Plait for religious services and celebrations and programs. The
"College Community" shall include students, faculty, staff, alumni, trustees and donors of
Dominican College, Dominican Sisters and the Dominican/Black Canyon Neighborhood
Association. Hours of operation shall be limited to seven days a week from 7:00 a.m.
until 11:00 p.m.—Hours of operation for events in this facility are as set forth in Section
IV.B of the Events Management Plan cited and incorporated within Condition #4 of this
Use Permit.
• The 45,000 square foot Archbishop Alemany Library which includes a study center,
computer laboratory, media/language laboratory, offices, archives, student
lounge/vending area, art gallery and exhibition space. Uses approved for the Archbishop
Alemany Library are the College Library, computer laboratories, classes, record storage,
art and media exhibits, receptions and lectures. Rentals to the public are allowed
consistent with the Events Management Plait. Hours of operation are limited to Sunday
through Thursday, 7:00 a.m. until 11:00 p.m.. Friday and Saturday from 7:00 a.m. until
midnight. Exceptions to these hours are student dances allowed to end at 1:00 a.m. on
Friday and Saturday. Additionally, study rooms and computer labs are allowed to be
open 24 hours a day during the approximate three-week school final exam time. Hours of
operation for events in this facility are as set forth in Section IV.B of the Events
Management Plan cited and incorporated within Condition #4 of this Use Permit
• The San Marco Gallery as an art gallery, classroom area with the ancillary outdoor kiln
and patio area. Uses allowed for this building are academic classes, and student and guest
artists exhibitions. Hours of operation shall be limited to seven days a week from 7:00
a.m. until 11:00 p.m. Hours of operation for events in this facility are as set forth in
3
Section IV.B of the Events Management Plan cited and incorporated within Condition #4
of this Use Permit
• The 36,000 square foot Bertrand Hall including administrative offices and related
administrative support offices, fitness-weight/physical therapy area, classrooms, College
bookstore, cafe and outdoor plaza. Uses allowed are administrative support services,
student support services, eatery and take out food service, central campus
communications/computer operations, physical fitness and weight training and academic
classes. Hours of operation of this building are Sunday through Thursday, 7:00 a.m. to
11:00 p.m., Friday and Saturday, 7:00 a.m. until midnight. The building shall be allowed
to be open on Friday and Saturday night until 1:00 a.m. when student dances are held..
Hours of operation for events in this facility are as set forth in Section IV.B of the Events
Management Plan cited and incorporated within Condition #4 of this Use Permit
• The 24,400 square foot Meadowlands Hall as a residence hall, classroom and
administrative office building with student support facilities. Uses allowed in
Meadowlands Hall are student housing and related support activities and program areas,
academic classes, and administrative support activities. Hours of operation of this
building are seven days a week, 24 hours a day.
• All other buildings within the academic core, including Albertus Magnus, Albertus
Minor, Anne Hathaway and ancillary lawn area, Brown House, the Nursing Skills
Laboratory, Martin de Pones Hall, Ralph Minor Hall and the Gazebo Building. These
buildings are classrooms, assembly areas, offices, delivery and mail services. Uses for
these buildings are academic classes, assemblies, programs and activities, college
computer laboratories, nursing skills, chemistry and biology laboratories, athletic
activities and student support activities. Uses also include a photography
studio/darkroom, music rehearsal space. Hours of operation for the campus buildings are
seven days a week, from 7:00 a.m. until 11:00 p.m. with the exception of the approximate
three-week final exam time when the study rooms and computer labs are allowed to be
open 24 hours a day. A portion of Ralph Minor Hall shall be allowed to be open 24 hours
a day for mail access. Hours of operation for events in this facility are as set forth in
Section IV.B of the Events Management Plan cited and incorporated within Condition #4
of this Use Permit
• Hannify Hall Gymnasium and Swimming Pool, a gymnasium and swimming pool located
on the property of the Sisters of St. Dominic. This Use Permit does not confer any rights
to the Dominican College for any use of Hannify Hall Gymnasium and Swimming Pool
owned by the Sisters of St. Dominic. The College Use Permit no longer pertains to this
facility.
• The use of the Garden School building in the Residential Area. The Garden School area
contains fixed modular classroom buildings and outdoor playground facilities with play
structure. Uses for this area are academic classes, playground and ancillary programs and
activities. Hours of operation for the Garden School buildings shall be seven days a
week, 7:00 a.m. until 11:00 p.m. Hours of operation for events in this facility are as set
forth in Section IV.B of the Events Management Plan cited and incorporated within
Condition #4 of this Use Permit
• The 26,250 square foot Caleruega Dining Hall. Caleruega Dining Hall contains two
dining halls, kitchen and food preparation facilities, offices, patios, outdoor barbecue
stations, and an outdoor plaza. Uses are College dining hall and banquet facilities,
classes, assemblies, programs and activities and offices. Rentals to the public are allowed
consistent with the Events Management Plan. Hours of operation shall be limited to
4
Sunday through Thursday, 7:00 a.m. until I1:p.m, Friday acid Saturday from 7:00 a.m.
until midnight, with the exception that the building can remain open until 1:00 a.m.
Friday and Saturday evening when student dances are held. Caleruega Dining Hall shall
be allowed to be open 24 hours a day during the approximate three week final exam time.
All non -college sponsored events shall end no later than 10:30 p.m. Hours of operation
for events in this facility are as set forth in Section IV.B of the Events Management Plait
cited and incorporated within Condition #4 of this Use Permit
• A proposed Residence Hall sized to accommodate 150 to 200 beds east of Caleruega Hall
with an ancillary 100 -vehicle parking lot. Use of this Residence Hall shall contain
housing and related support activities for Dominican students, students taking courses on
campus, resident staff, a residence for Dominican Sisters, and residences used in
connection with educational conferences and academic classes. Hours of operation for
this building shall be seven days a week, 24 hours a day.
• The 25,400 square foot Fanjeaux Hall, a residence hall. Use of this Residence Hall shall
contain housing and related support activities for Dominican students, students taking
courses on campus, resident staff, a residence for Dominican Sisters, and residences used
in connection with educational conferences and academic classes. Hours of operation for
this building shall be seven days a week, 24 hours a day.
• The 52,500 square foot Pennafort Hall, a residence hall. Use of this Residence Hall shall
contain housing and related support activities for Dominican students, students taking
courses on campus, resident staff, a residence for Dominican Sisters, and residences used
in connection with educational conferences and academic classes. Hours of operation
shall be seven days a week, twenty-four hours a day.
• The use of Edgehill, a 14,000 square foot administrative support building containing
academic classes, and administrative support activities. Hours of operation shall be seven
days a week, from 7:00 a.m. until 11:00 p.m. Hours of operation for events in this facility
are as set forth in Section IV.B of the Events Management Plan cited and incorporated
within Condition #4 of this Use Permit
4. All events on campus shall be operated in substantial compliance with the Events
Managenzent Plait (EMP) dated July 14, 1998, as modified by the conditions of this Use
Permit and said EMP shall be incorporated as a condition of this Use Permit. Revisions can
be made to the EMP subject to the approval of the Director of Community Development, the
Public Works Director and the Chief of Police to address parking, noise, traffic, and security
issues when necessary to protect the immediate Public Health and Safety issues. Any such
revisions to the EMP will be done in consultation with the Advisory Committee and will not
increase the established cap on the maximum attendance limits, number of events, or noise
limits established in the FEIR and EMP.
5. The College shall establish an Events Management Office (hereafter the "EMO") which shall
be responsible for planning, coordinating, scheduling, staffing, communicating and all other
requirements attendant to compliance with the Events Management Plan. The duties and
responsibilities of the Events Management Office, which are, from time to time, subject to
change, are set forth in Appendix A of the Events Management Plan titled Ditties and
Responsibilities of the Events Management Office
6. The Events Management Office shall designate a primary contact person and supply a main
phone number and list of emergency contact personnel for day and evening hours to the San
5
Rafael Community Development Department, San Rafael Police Department and
neighborhood associations adjacent to the College. The contact person shall serve as a
liaison to the community and City staff and may at times, meet with concerned citizens.
7. Events and College Activities shall, with the exceptions noted, conclude no later than the
hours and exceptions noted below:
a. College Activities:
On weekdays, (Sunday through Thursday), indoor venues shall be held only from
8:00 a.m. until 11:00 p.m. Outdoor venues shall be held only from 8:00 a.m. until
10:30 p.m. On weekends, (Friday through Saturday), indoor venues shall be held
only from 8:00 a.m. until 12:00 midnight. College activities such as student
dances on Friday and Saturday shall conclude no later than 1:00 a.m. Outdoor
activities shall be held only from 8:00 a.m. until 11:00 p.m. There shall be no
night time outdoor athletic events in Forest Meadows at any time, weekdays or
weekends.
b. Events (non -college activities):
On weekdays, (Sunday through Thursday), indoor venues shall be held only from
8:00 a.m. until 10:30 p.m. Outdoor venues shall be held shall be held only from
8:00 a.m. until 10:30 p.m. On weekends (Friday through Saturday), indoor
venues shall be held only from 8:00 a.m. until 12:00 midnight. Outdoor venues
shall be held only from 8:00 a.m. until 10:30 p.m. There shall be no night time
outdoor athletic events in Forest Meadows.
8. Maximum Annual Number of Events: The total number of events allowed to be scheduled on
campus in any fiscal year, i.e., the "Maximum Annual Number of Events," shall be 475. The
maximum annual number of events shall be reviewed as part of the regular monitoring of the
Events Management Plan. The maximum annual number of events may, from time to time,
be revised after review and approval from the Planning Commission. The College shall not
change its current practices regarding the classification of events and College Activities.
Appendix D of the Events Management Plan is provided for illustration purposes only to
serve as an example of what constitutes an event. In good faith and using best efforts, the
College shall attempt to phase in one College -only night per week by the time of the first
review of the Use Permit conditions pertaining to the EMP. A College -only night is defined
as a night on which no Events occur or are scheduled.
9. Attendance Limits: Attendance at events shall be controlled and limited first by estimating
the number of people who will attend the event, and then by estimating the number of
automobiles and other vehicles that will arrive at the campus bringing people to attend the
event or events being scheduled. This estimated number of vehicles shall be compared to the
number of parking spaces available to the College under the terms of the EMP. For each
event being scheduled, the Events Management Office (EMO) shall schedule, reschedule, or
otherwise allow or disallow the event based upon the total number of parking spaces that are
anticipated to be used by the combination of the proposed event and College activities
scheduled during the same period. In no case shall the EMO allow or schedule an event on a
date and at a time that would result in the number of vehicles on campus exceeding the
allowed campus parking stock as specified by the EIR parking standards, nor may the
maximum number of persons attending simultaneous events exceed the attendance set forth
6
in the Attendance Limits table, below, as set forth in the Revised Draft Environmental
Impact Report, December 1997 and attached as an exhibit to this use permit.
10. Attendance Limits Table Maximum attendance at simultaneous events shall not exceed the
number of persons set forth in the following table:
Phase
Weeknight Classes in Session
Weekend
Weeknight, Classes not in Session
Phase I
790
1,040
1,360
Phase II
840
1,115
1,430
Phase III
815
1,115
1,570*
Phase IV
1,010
1,310
1,845*
* as modified by the FEIR
The maximum attendance at simultaneous events held on a weeknight when classes
are not in session shall be limited to 1,360 persons. The maximum attendance for
special events could be increased by 130 persons during each of the three time periods
evaluated if the College were to construct the 60 -space lot east of Caleruega Hall
during Phase I rather than Phase II. This would bring the maximum attendance to
1,170 persons on a weekend, 920 persons on weeknights when classes are in session
and 1,490 persons on weeknights when classes are not in session. These attendance
limits were arrived at using the parking occupancy counts and parking
generation discussed in Condition 12 and the methodology discussed on page
41 in the FEIR.
11. Exception to Attendance Limits and Attendance Limits Table: The following shall be
exceptions to the Attendance Limits and the Attendance Limits Table:
a. Annual College commencement and/or convocation ceremonies (maximum four
times per year).
b. College sponsored intercollegiate athletic playoff or tournaments (maximum ten times
per year.
c. Special non-recurring events or activities allowed by means of a Temporary Use
Permit issued by the City of San Rafael.
The College, through the Events Management Office, will not schedule events at the same
time that any of the above noted exceptions have been scheduled.
12. A program to monitor event attendance and parking generation shall be established.
The revised Events Management Plan contains many of the elements which would be
necessary for such a plan. A revised Events Management Plan shall be submitted
with the following information in order to mitigate anticipated impacts to parking and
traffic and shall be submitted to the Community Development Director, Public Works
Director and the Chief of Police for approval:
• Events contracts (between the College and the event sponsor) shall include specific
language regarding the maximum number of attendees allowed. If maximum
attendance is exceeded, potential actions shall include turning attendees away at the
door or prohibiting further events by organizers who do not stay within their
allowed attendance ceilings.
• Beginning 6 months after the date of the Council approval of this use permit,
parking occupancy counts for the area included in this analysis shall be completed at
least twice annually during special events as determined by City staff for a period
7
not to exceed three years, and annually thereafter for a period of five years and
annually thereafter at the discretion of the Planning Commission. On request from
the Planning Division, the college shall deposit funds with the City for completion
of such surveys by a third party. The data base maintained by the College's Events
Management Office shall be included in the evaluation of an appropriate parking
generation rate at the discretion of the City's Traffic Engineer.
• The parking generation rate shall be determined for the special events for which
parking occupancy counts are obtained. If it is determined that the field -measured
rate is either less than or greater than the rate used in the EIR for two consecutive
surveys, the maximum event size shall be adjusted using an average of all
occupancy surveys completed in response to this condition. If the parking
occupancy rate fluctuates above and below the adopted rate from one survey to the
next, the maximum attendance shall remain as is established in the EIR for each
phase of development. It is recommended that the initial parking occupancy rate be
set at 0.46 occupied spaces per attendee.
• For single or simultaneous events having a peak cumulative attendance in
excess of 1,000 persons, the College shall, at least 30 days prior to the event,
submit for approval by the City of San Rafael Police Department a
traffic/security plan for that event or those events. The Police Department
shall evaluate the plan and determine the number of Police Officers required
for each event.
• The use of Traffic Control Personnel during special events, as indicated in
the Events Management Placa, shall be limited to College parking lots and
the private portion of Acacia Avenue only. Traffic Control Personnel shall
not be allowed to direct traffic within the public right-of-way.
• Maximum Event Attendance shall be as indicated in the Attendance Limits
Table or as determined based on future data collection as provided above.
These maximums are intended as absolute ceilings for planning programs.
All events which are expected to exceed the maximum attendance specified,
except Commencement and College sponsored intercollegiate athletic
playoffs and tournaments, shall be allowed only under a temporary use
permit approval by the City of San Rafael.
• The College, through its Events Management Office, shall manage the
impact of traffic and parking related to events to ensure full compliance with
the applicable aspects of the Events Management Plait. For events greater
than 150 people, a college staff person shall be available on campus and
accessible by pager or cellular phone to monitor compliance with the EMP
provisions. The name of the contact person shall be made available to the
Police Department and adjacent neighborhood associations. A traffic and
parking management action plan is included in the Events Management Plait
as Appendix B, Traffic Management Plan. It is anticipated that this traffic
and parking management action plan shall be revised during the various
phases of development anticipated by the Campus Master Plan and as the
College gains experience implementing the EMP. Any traffic control
program is subject to the review and approval of the Chief of Police, and any
changes shall require the approval of the Community Development Director,
Public Works Director, and Police Chief.
8
13. Management of Event Sounds/Noise/Music: The use of amplified sound is allowed
only if the Campus Events Management Office determines it is appropriate to the
venue and for the prescribed purposes. Amplified sound at College venues shall be
limited so as to control sound levels at the boundaries of nearby residences to the
limits set forth in the State of California Model Community Noise Control Ordinance
which are:
Time Period Sound Level
Between 9:00 a.m. and 9:00 p.m. 50 dBA
Between 9:00 p.m. and 9:00 a.m. 40 dBA
The Following provisions shall apply in order to mitigate noise impacts:
• The noise levels for amplified sound shall be clearly defined as energy
average noise levels, or Leq noise levels, averaged over a five-minute period.
The use of Leq will allow some fluctuations in the noise but would restrict
dosage during a performance to a satisfactory amount.
• The Events Management Plait shall include provision for a noise control
person to be designated by the College. This person shall be responsible for
monitoring sound level at events to confirm that the standards are met.
These standards shall apply to all events and College activities. Special events or College
activities which exceed these levels shall be allowed only with a use permit approved in
advance by the City of San Rafael. An exception for this condition is granted for Marin
Shakespeare Company. Marin Shakespeare Company shall be allowed to operate after 9:00
p.m. within the 50 dBA noise standard. If complaints are received, the College will retain an
acoustical consultant to monitor a Shakespeare performance and recommend ways to
minimize the noise levels in the community. This exception is subject to review following
the close of each performance season.
14. Management of Event Lighting: Any and all outdoor lighting used for events shall be
shielded from the direct view of residences.
15. Ongoing Monitoring: The Events Management Office shall create and maintain an events
database that logs and evaluates all event parameters such as number of attendees per arriving
automobile, sound levels, and total event attendance. The College shall review regularly with
the City of San Rafael the results of implementing this Events Management Plan, including
the assumptions underlying the campus parking supply, and the traffic and parking
management action plan. Upon completion of this review, the Community Development
Department shall submit a report to the Planning Commission outlining compliance. The
first such review shall take place six months following the date of the Council's approval of
this use permit, and then at the one-year point following the approval date, and annually
thereafter, for five years and annually thereafter at the discretion of the Planning
Commission. The time period of review may be changed with review and approval by the
Planning Commission. The EMP may be revised as directed as a result of these reviews with
the City of San Rafael.
16. The Schedule for EMP implementation shall be consistent with the Implementation Schedule
set forth in Appendix C of the Events Management Plait. All aspects of this schedule shall
be in place prior to occupancy of the Recreation Center.
Vol,
17. Master Use Permit approval shall be conditioned upon the applicant installing a traffic signal
at the intersection of Grand Avenue/Mission Avenue prior to the issuance of a building
permit for Phase II development. This improvement is not included in the Downtown
Traffic Mitigation Fee. Estimated costs for the signalization design and construction is
$200,000.00, in 1998 dollars. The developer's pro rata share is 36%. The College shall be
responsible for installation of the signal and shall be reimbursed beyond this pro rata share as
funds are available.
18. The Downtown Traffic Mitigation Fee in effect at the time shall be paid before issuance of a
building permit for each phase. The current fee in 1997 dollars is $764.00 per p.m. peak trip.
This fee shall be annually adjusted by the Lee Saylor Construction Cost index and may be
subject to other adjustments as recommended by the Public Works Director and approved by
the City Council at a duly noticed public hearing. As listed in the Trip Generation Summary
in the E1R, Phase I adds 103 trips, Phase II, 38 trips, and Phase III, 38 trips. Payment of the
Fee shall be prior to issuance of building permits.
19. The College shall establish a neighborhood based Advisory Committee consisting of no
fewer than four regular members -.—The Committee shall consist of two representatives from
the College, and two representatives nominated by the Dominican/Black Canyon
Neighborhood Association. The Events Management Officer shall participate as ex -officio
member of the Advisory Committee. Every effort shall be made to ensure that the
representatives nominated by the Dominican/Black Canyon Neighborhood Association
represent the broadest possible range of interests and points of view of the College's
neighbors regarding the College. The membership of the Advisory Committee may be
expanded by vote of the Committee to be_greater than four from time to time as needed to
ensure the broadest possible representation of College and community interests. This
Advisory Committee shall establish a process for resolving complaints and monitoring
compliance with the EMP and Use Permit conditions pertaining to the EMP. The
membership and reporting responsibilities of this Committee shall be reviewed by the
Planning Commission and the Committee shall be in place before occupancy of the
Recreation Center. The Commission, during the periodic review, may expand the
membership of the Committee.
20. This Use Permit must be activated within three years by issuance of a building permit and
shall be valid until the use is discontinued; however it may be brought up for review by the
City at any time pursuant to Chapter 29, Enforcement, should the use not comply with City
regulations and project conditions of approval or should the use become detrimental to the
public health, safety or welfare or materially injurious to properties or improvements in the
vicinity, or the general welfare of the City. Provisions of this Use Permit related to Phase I
shall be valid if action on the Phase I plan has been initiated within 3 years of the effective
date of this permit. Provisions of this Use Permit related to Phase II shall be valid if action
on Phase II has been initiated within 7 years of the effective date of this permit. Provisions of
the Use Permit related to Phase III and IV shall be valid if action on Phase III or IV has been
initiated within 12 years. The applicant can apply for an extension of this time frame subject
to the review and approval of the Planning Commission.
Dominican Use Permit EIR
10
EXHIBIT B2
Conditions for Environmental and Design Review Permit
Dominican College Master Plan
(ED -97-146)
General Conditions
1. The Master Environmental and Design Review Permit (ED -97-146) establishes design
standards for the placement of four proposed buildings, additional parking facilities and
landscaping standards. The project is divided into four phases. The project site consists of
three areas: Forest Meadows, (APN 15-141-02), is 21.5 acres and located west of Grand
Avenue, The Academic Core, (APNs 15-142-03 and 15-142-04) is 14.4 acres and is defined
by Acacia, Olive and Palm Avenues, The Residential Area (APN 15-161-01 and 15-162-02)
is 19.2 acres and includes Caleruega Dining Hall and Pennafort and Fanjeaux residence
halls. The building techniques, materials, elevations and appearance of this project, as
presented for approval, and as shown on the plans entitled, Dominican College Campus
Development Plan, Fig. 2. 1, dated November 30, 1995, and revised on August 18, 1997, also
including Sheets titled Phase I - Recreation Center Environmental and Design Review, dated
May 1, 1996, and revised on August 4, 1997 (ED97-89), shall be the same as required for
issuance of a building permit. Each additional Phase (Phase II, III, IV) of the project shall
require an individual Environmental and Design Review Permit. Any future additions,
expansions, remodeling, etc., shall be subject to review by the Community Development
Director. The Director shall determine which decision-making body is to review the
modifications.
2. This Environmental and Design Review Permit acknowledges that construction of the
project will be phased and that each construction phase of the development will be subject to
all of the provisions of the Mitigation Monitoring Program and the mitigation measures
listed in the FEIR and the Conditions of this Environmental and Design Review Permit. All
grading and construction shall be subject to the development standards for ZC-97-7 (PD
District zoning), and the conditions of approval for UP -97-45 (Use Permit). Effective date
of this Environmental and Design Review Permit shall be the effective date of the ordinance
adopted for the PD (Planned Development) District zoning.
3. This Environmental and Design Review Permit is approved for project development in a
minimum of four phases, as follows:
a. Phase I (ED97-89) shall consist of: (1) An approximately 29,000 square foot Recreation
Center and 7,700 outdoor pool area at Forest Meadows and related Grand Avenue 215 -
vehicle parking lot and 38 -vehicle overflow parking area; (2) Parking and landscape
improvements in portions of the Academic Core, including upgrading of an existing
parking lot, new walkways and pedestrian bridges, and landscape buffers along Olive
and Palm Avenues: and (3) (ED96-154) The addition of four parking spaces to
Caleruega West parking lot.
b. Phase II -A shall consist of: (1) An approximately 35,000 square foot Science and
Technology Building at the Academic Core; (2) A 60 -vehicle parking lot aside
Caleruega at Magnolia Avenue; (3) An additional landscape buffer along Palm Avenue
in front of Alemany Library; and (4) The temporary relocation of the Nursing Skills Lab
to make room for the Science and Technology Building.
c. Phase II -B shall consist of: (1) A chapel at the Academic Core.
d. Phase III shall consist of (1) a Residence Hall in the residential area and related 100
vehicle parking lot.
e. Phase IV shall consist of (1) Forest Meadows outdoor facilities, including a regulation
soccer field, expansion of the existing amphitheater and a 90 -vehicle parking lot in the
northwest comer of Forest Meadows at Belle Avenue.
Flexibility regarding timing of these phases shall be allowed after review and approval by
the hearing body for the individual Environmental and Design Review permits required for
each improvement so long as sufficient parking is provided concurrent with improvements
and other conditions for development of each phase are fulfilled. In addition to the
conditions of project approval contained herein, each phase of project development shall be
subject to all requirements of applicable statutes and City Ordinances, regulations, plans and
policies in effect at the time of application for permits or entitlements for that phase.
4. As proposed in the Development Standards, a 40 -foot building setback shall be maintained
for the Science and Technology building from Palm Avenue to allow for adequate buffer
area.
5. The Master Environmental and Design Review Permit shall be revised before application for
Phase II Environmental and Design Review Permit to include specific architectural
standards to require design compatibility of the Chapel with surrounding campus buildings
and residential areas. This would reduce visual impacts of the site from the neighborhood.
The architectural standards shall include the following:
• Consideration of the use of screening trees between the Chapel and Acacia Avenue.
• The Chapel shall be sited to preserve the redwood trees to the west and the gate and
stone fence to the north.
• A southwest -northeast rectangular alignment shall be avoided that would intrude upon
the open space to the southwest.
• The building mass of the Chapel shall be the most efficient possible, while still being
consistent with City design guidelines and policies.
6. A more detailed building description shall be included into the Phase II
Environmental and Design Review Permit application for the Chapel and Science Building.
The elements of the project (form, line, color and texture) shall be reviewed at this time to
ensure that the building is compatible with the surrounding environment, including
surrounding residential and campus buildings. A good example of buildings that fit in well
with the neighborhood is the relatively new Dominican Sisters' buildings on Grand Avenue.
Elements in these buildings that allow compatibility with nearby residential neighborhoods
include the following and shall be considered during design of the Chapel building:
• The use of traditional residential building materials for the buildings
• A gradual roof pitch to fit in with nearby residential roofs
• The use of low -reflectivity building materials such as wood
• An articulated building footprint
• The breaking up of the mass of the buildings by the use of different building planes
2
• The "stepping back" of higher floors of the buildings fro,n Palm Avenue to avoid the
appearance of a "wall" of development
• Varied building heights, colors and textures
• The building mass of the Science and Technology building shall be the most efficient
design possible while still being consistent with City design policies and guidelines.
• Landscaping in the area between the Science and Technology building and Palm
Avenue shall be placed so as to maximize effective screening of the building from
Palm Avenue and shall be planted as part of Phase I improvements.
7. The Master Environmental and Design Review Permit shall be revised before application for
Phase IV Environmental and Design Review to include specific architectural standards to
require design compatibility of the Residence Hall with surrounding campus buildings and
the residential area. Specific recommendations in regard to colors, materials, scale and
building and site design shall be included in the architectural standards. The standards shall
include the following elements and shall be considered during design of the Residence Hall:
The Residence Hall buildings shall be situated as close to Magnolia Avenue as
possible, so the natural rise in elevation between Magnolia and Locust Avenues
would hide more of the buildings from the residential areas to the north. The
ultimate location would be a trade-off between the loss of trees and visual
considerations. The 50 -foot setback for the Residential Hall from Magnolia Avenue
proposed by the applicant shall be counter to this condition, and shall be eliminated
from the project description.
The area between the northern edge of the parking lots and the creek channel shall be
heavily planted with screening trees to block as much of the view between the
Residence Hall and the residential area to the north.
As much of the 60 -vehicle parking lot shall be located next to or as close to Caleruega
Hall as possible, to avoid parking spaces on the higher elevations to the northeast, to
reduce grading, and to allow the higher elevations to the northeast to provide
screening from the residential area to the north. Screening vegetation and/or berms
shall be developed between the top of the creek bank and the parking lot to hide the
parking lot from the residential areas to the north. The parking lot lighting shall be
designed to direct light downward onto the parking lot and not create off-site glare.
The building mass of the Residence Hall shall be the most efficient design possible
while still achieving consistency with City design guidelines and policies.
8. A more detailed building description shall be included into the Phase III Environmental and
Design Review Permit application for the Residence Hall. The elements of the project
(form, line, color and texture) shall be reviewed at this time to ensure that the building is
compatible with the surrounding environment, including surrounding residential and campus
buildings. The same design elements that are described in Phase II, Environmental and
Design Review, above shall be utilized in the design of the Residential Hall building.
9. A more detailed description of the 90 -vehicle parking lot located at Belle and Grand Avenues
shall be included into the Phase IV Environmental and Design Review Permit application.
The elements of the project (form, line, color and texture) shall be reviewed at this time to
ensure that the parking lot is compatible with the surrounding environment. The design of
this lot shall include berms and/or landscaping along the Belle and Grand Avenue frontages
to effectively screen views of the parking lot and parked vehicles to the greatest extent
possible and consistent with Police Department safety requirements described in Condition
10. Any parking lot lighting shall be designed to direct light downward onto the parking lot
and not create off-site glare.
10. Screening vegetation shall be developed in the proposed 50 -foot buffer between the parking
lot and Belle and Grand Avenues during construction of Phase IN. This means that
landscaping (trees/shrubs) shall be placed to block views of 50 percent of the parking lot
from Grand and Belle Avenues. A hedge or vegetated berm up to 3 1/z feet high shall be
constructed to block car headlights and partially screen the parking lot, but keeping the
parking lot visible from Grand and Belle Avenues for security purposes. The remaining
eucalyptus trees in this buffer area shall be retained in this vegetation plan. Trees/shrubs
shall be selected to block the path of light from a parked car in a parking space facing Grand
Avenue to the first floors of 1610 and 1618 Grand Avenue which have unobstructed views.
This shall be the minimum standard. Additional landscaping may be added with the review
and approval of the Police Department.
11. The parking lot at the corner of Belle and Grand Avenues shall be designed so that inbound
access is from Grand Avenue only, and outbound access is via a right -turn only onto Belle
Avenue. The right -turn restriction to Belle Avenue shall include signing as well as a physical
barrier, such as a median island and driveway which turns east which would make turning left
difficult, if not impossible. Circulation within the parking lot shall be designed to support
these access/exit restrictions.
12. In order to reduce light and glare impacts from car headlights to the homes along Locust
Avenue adjacent to the new residence hall, screening vegetation shall be developed up to 3
'/z feet high in the buffer area that would block headlights but still allow visibility into the
parking lot for security reasons.
Prior to Issuance of a Grading Permit for Site Grading and Improvements
Community Development Department - Building and Safety Division
13. All grading and site improvement activities shall incorporate the required mitigation
measures adopted by City Council presented in the Dominican College Campus Development
Plan Final Environmental Impact Report, June 1998, and the approved Mitigation Monitoring
Program/Plan, both on file with the Community Development Department of the City of San
Rafael.
14. A City of San Rafael grading permit is required for all grading and site improvement work.
15. All grading and construction work proposed within the City of San Rafael public right-of-
way shall require the approval of an encroachment permit.
16. A detailed grading plan shall be prepared and submitted with the application for a grading
permit for site improvements. The plan shall include all existing and proposed topographic
contours and site characteristics.
4
17. A detailed drainage plan shall be prepared and submitted with ane application for a grading
permit for site improvements. The plan shall include the following information:
a. All proposed drainage improvements.
b. All drainage shall be designed to be collected and contained within a closed
system, routed to public storm drains.
c. The drainage plans shall be designed to handle the 100 year storm event, provide
adequate protection to life and property in the interim, and final design
compliance with FEMA guidelines.
d. All drainage facilities shall incorporate permanent improvements that manage
runoff and water quality. The detailed drainage plan shall be prepared utilizing
suggested stormwater protection measures, to the extent practical, presented in
Start at the Source, Design Manual for Stormwater Oualitv Protection, available
from the Bay Area Stormwater Management Agencies Association.
e. The final drainage plans shall be subject to the review and approval by the City
Engineer, to ensure that adequate design drainage mechanisms are in-place, as
may be required to accommodate the interim hydrological conditions.
18. A final geotechnical and soils evaluation shall be completed by the project geotechnical
engineer. The evaluation shall determine the amount of anticipated total and differential
settlement on the site and around each of the structures. In addition, the evaluation shall
include the following:
a. Special measures to accommodate differential settlement in utility connections,
flat works, stair details, and the entrances and exits to the buildings/structures.
b. Other measures such as flexible utility connections at the structures, increased
slope for storm drains, articulated concrete slab -on -grades and special connections
to exterior structure attachments.
c. The evaluation shall confirm areas of fill that would require excavation and
recompaction prior to the initiation of construction activities.
19. The project geotechnical/soil engineer is required to review the final plans for grading and
construction of site improvements. The project geotechnical engineer shall verify, in writing,
that the final plans are designed in accordance with standard engineering practices to
accommodate the anticipated total and differential settlements. All earthwork shall be done
under the supervision of the project geotechnical/soil engineer.
20. A construction logistics and staging plan for construction of the major grading, installation of
utilities and site improvements during each Phase shall be submitted for review and approval
by the Department of Public Works, Community Development Department and Fire
Department. This plan shall address, at minimum, parking, truck routes, staging, material
storage, and pedestrian and vehicular traffic adjacent to the construction site. Consistent with
the requirements of the Mitigation Monitoring Program/Plan, the following specific measures
shall be incorporated into the construction logistics and staging plan:
a. The use of heavy rubber tired vehicles or construction equipment over the midden
area to minimize damage to the archaeological resource.
b. A staging area shall be identified on the plan for each phase of construction.
c. Hours of operation for construction activities shall be limited to between 7:30
a.m. and 6:00 p.m. No work shall be allowed on weekends or holidays.
d. A travel route system shall be established for construction vehicles and trucks.
5
21. A Stormwater Pollution Prevention Plan (SWPPP) shall be prepared and submitted with the
application for a grading permit. The plan shall address different stages or phases of the
grading operation to ensure that appropriate control measures are installed for erosion
protection during the duration of the construction period. The SWPPP shall be prepared in
coordination with the requirements and implementation of the approved Soil Management
Work Plan (SMWP). The provisions of the SMWP shall take precedence over the
requirements of the SWPPP. However, if not in conflict with the SMWP, the following
erosion control and Best Management Practices (BMP) measures shall be incorporated into
the SWPPP:
a. Disturbed areas shall be protected from exposure by implementing measures such
as covering areas with rolled plastic sheeting.
b. Install sand bags, silt fences and hay bales to trap sediment on site.
c. Install sand bags to control surface runoff and maintain low runoff velocities.
d. Minimize length and steepness of slopes and stabilize sloped areas with
landscaping or seeding.
e. Install drainage system outlet protections, as well as temporary sediment basins
and traps, where appropriate.
f. An ample area shall be identified and developed for waste disposal (construction
debris, etc.) during grading and construction.
g. The SWPPP shall include a'staging program', to address
precautionary/contingency measures in the event that rain is forecast within five
days and the planned erosion control measures cannot be installed.
22. The following shall be required before issuance of a grading permit for Phases 1, II and 111.
The project geotechnical engineer shall conduct site and project specific Geotechnical
Investigations. The resulting report shall include the recommendation for at least the
minimum 25 foot building setback requirement from the high top of creek banks (both Black
Canyon and Sisters Creek) to comply with Section 1.3.3 of the revised Campus Development
Plan. Additionally, an evaluation of creek bank stability on Sisters Creek shall be performed
for sections near proposed development (Chapel, stream crossing near Olive Avenue, parking
lots next to Caleruega Hall and the proposed Residence Hall, the Meadowlands West parking
lot. The stability evaluation shall use information developed from a subsurface exploration
and laboratory analysis of soils, and shall evaluate the existing bank's safety factor for slope
failure in static saturated (highest ground water) conditions under the design seismic
acceleration as recommended under the 1997 UBC. If the safety factor for static conditions is
less than 1.5 or for dynamic conditions is less than 1.3, site specific mitigations such as
increased set backs, special foundation design or creek bank stabilization (or a combination
of these) would be required.
23. The residence hall building(s) shall be set back from Sisters Creek a minimum of 50 feet, or
be at least five feet higher in elevation than the adjacent creek if within 50 feet to prevent
mudflows from impacting the residence hall. These setback and elevation requirements can
be reduced to minimize visual impacts and loss of trees if the applicant can show through
hydrologic studies that potential mudflows would affect a smaller area around Sisters Creek.
24. Grading Plans for all phases of the project shall conform to the following criteria: no slopes
steeper than 2:1 (horizontal to vertical), provide permanent erosion control if slopes are as
0
steep as 2: 1, provide proper drainage, and provide smooth transitions from man-made cuts
and fills into the existing terrain.
25. Phase I, II, and III grading and drainage plans shall incorporate the utilization of the
following stormwater drainage mitigation logic, including, (a) Construction of vegetated
swales with minimum lengths of 50 feet and grade breaks (appropriately spaced earthen
berms to minimize local flow velocities and maximize infiltration), and (b), Local bank
revegetation and stabilization with geotextiles, where supplemental bank grading and/or
erosion control is required. There are enough stable reaches along Sisters Creek to locate
appropriate outlet locations requiring little, if any additional bank erosion protection
measures.
26. Plans for parking lot drainage for the lot proposed at Grand and Belle Avenues shall promote
sheet water runoff from the lot surface onto the adjacent native ground. The stormwater
runoff would then proceed over the existing native ground which would provide
opportunities for natural depression storage and infiltration. The native ground shall be re-
seeded to increase the density of vegetation along the flow path..
27. Subsurface and surface drains associated with earthwork (e.g. subdrains, surface drains, etc.)
should be designed to discharge so as not to contribute to or cause erosion.
28. Grading plans shall retain, protect, and supplement existing vegetation wherever possible.
Exposure of soils shall be limited to the immediate area required for construction operations.
The existing vegetation in the area of construction shall not be destroyed, removed or
disturbed more than 15 days prior to grading or related earth work.
29. Improvement plans/grading plans shall minimize the visual impacts of required retaining
walls by constructing them or facing them with natural materials. Retaining walls shall be
planted with trailing and creeping plants to create a natural landscaped appearance.
30. Grading plans shall be designed to minimize the need for importing soils from off-site by
balancing the volume of cuts and fills. Grading plans shall provide for dust control by
spraying with water. Where imported soils or aggregates may be needed, or other heavy
truck or equipment traffic is required for grading, care shall be taken to prevent soils and
debris from impacting the local streets by making sure trucks are free of loose soils, mud or
other debris before leaving the construction site. Grading shall not occur during the wet
season (November through April) so as to mitigate against the potential for siltation of the
nearby creek system. Truck traffic shall be scheduled to occur in off-peak hours to eliminate
any potential traffic impacts.
31. A Section 1603 Stream Alteration Agreement shall be obtained from the California
Department of Fish and Game (CDFG) for any work in the stream area. The CDFG
biologist/warden may specify site-specific erosion control measures if warranted in addition
to SWPPP measures incorporated into the project. This condition shall be followed during
construction of Phases I and IV.
32. A detailed erosion and sedimentation control plan shall be prepared and implemented during
each phase of development involving grading on site in order to mitigate impacts on
7
jurisdictional waters. The plan shall contain detailed measures to control erosion of
stockpiled earth and exposed soil, provide for revegetation of graded slopes before the first
rainy season following construction, and specify procedures for monitoring the plan's
effectiveness. The revegetation component of the plan should be consistent with the
Landscape and Vegetation Management Plan required for each phase of construction, and
shall be prepared by a qualified landscape architect in consultation with a plant ecologist
experienced in management of native species. The plan should 1) provide for re-
establishment of native vegetation in graded areas adjacent to forest cover and drainageways,
2) provide details on native plantings associated with proposed revegetation and mitigation,
3) identify unsuitable species which should not be used in landscaping, 4) control the
establishment and spread of unsuitable species such as broom, and 5) specify long-term
management provisions to ensure re-establishment of landscape improvements. Aspects of
the plan shall include the following:
• Landscaping and revegetation should emphasize the use of native plant species along
the fringe of Black Canyon Creek, the native forest cover in Forest Meadows, and
along Sisters Creek. Suitable plant species for use in native planting include: coast
live oak (Quercus agrifolia), valley oak (Quercus lobata), California buckeye
(Aesculus californica), California rose (Rosa californica), common rush (Juizcus
patens), creeping wildrye (Leymus triticolides), and purple needlegrass (Nassella
pulchra).
• Non-native ornamental species used in landscape plantings shall be restricted to the
immediate vicinity of the parking lots and buildings. Use of non-native, invasive
species that may spread into adjacent undeveloped areas should be prohibited in
landscaping plans. Unsuitable species include acacia (Acacia spp.), pampus grass
(Cortaderia sellona), broom (Cytisus spp.) gorse (Ulex europeaus), bamboo
(Bambusa spp.), giant reed (Arundo donax), English ivy (Hedera helix), German ivy
(Senecio nzilanioides), and periwinkle (Vinca sp.).
• Graded slopes and areas disturbed as part of the project should be monitored to
prevent establishment and spread of French and Scotch broom. Removal and
monitoring should include annual late winter removal of any rooted plants when soils
are saturated and cutting back of any remaining flowering plants in the spring before
seed begins to set in late April.
• The landscape plan shall specify provisions to maintain landscaping and graded slope
revegetation with replacement plantings and seeding during a minimum of five years
to ensure re-establishment of cover.
The following are Building and Safety Division conditions for all phases of the project:
33. Permits, Plans and Agreements
a. An engineered site improvement plan shall be submitted with the application for a
grading or building permit
b. An encroachment permit shall be required for any work in the Public Right of way.
34. Grading and Excavation
a. Grading Plans shall show all proposed and existing contours as well as proposed
drainage facilities.
b. A level `B" soils report shall be submitted with the application for a grading or
building permit.
c. A grading permit shall be required for all parking lot improvements.
8
d. All earth and foundation work shall be done under the direction of the project soils
engineer; and a final report shall be submitted prior to acceptance of the work.
e. Grading, drainage and foundation plans shall be reviewed and approved by the project
soils engineer prior to the issuance of a grading permit.
f. The final grading plans shall be prepared in accordance with the mitigation measures
contained in the project EIR.
35. Sanitary Sewers:
a. The improvement plans shall show all existing and proposed sanitary facilities.
b. Sanitary sewer plans shall be reviewed and approved by the San Rafael Sanitation
District.
36. Frontage Improvements:
a. The improvement plans shall show all existing and proposed frontage improvements.
b. All existing curb, gutter, and sidewalk damaged during construction shall be replaced
to the satisfaction of the City Engineer.
c. All unused driveway approaches shall be removed and reconstructed with standard
curb, gutter and sidewalk.
d. Standard curb, gutter, sidewalk and driveway approaches will be required along
Grand Avenue from Watt Avenue to Belle Avenue. Improvements shall be timed to
correspond to development of the property adjacent or sooner.
e. Frontage improvements adjacent to the parking lots shall be constructed when the
parking lots are constructed. Frontage improvements adjacent to the recreation
building shall be constructed when the recreation building is constructed.
f. All frontage improvements shall be constructed in accordance with the "Uniform
Construction Standards for the Cities and Counties of Marin"
37. Utilities:
a. All utilities shall be underground.
b. The improvement plans shall show all existing and proposed utilities.
c. Street lighting shall be provided to the satisfaction of the City Engineer.
38. Landscaping:
a. All street trees shall be provided with approved root guards.
b. Street trees shall be provided from the City's approved street tree list.
Community Development Department - Planning Division
39. Mature trees near the limits of anticipated grading should be preserved and protected where
feasible from an engineering and safety standpoint and warranted based on the good to
excellent health and structure of the tree. An engineering survey of oaks with trunk diameters
of six inches or greater and all other tree species with trunk diameters of 12 inches or greater
(measured at 18 inches above the root crown) should be performed as part of Environmental
and Design submittals for each phase of development, and should map trunk locations within
50 feet of the limits of grading. Individual specimen -sized trees shall be preserved by
retaining walls, short over -steepened slopes, and other methods. Protection of native oak and
California bay trees should take precedence over non-native species, and larger eucalyptus
with trunk diameters exceeding 24 inches which do not pose a hazard from falling should
take precedence over smaller non-native trees.
9
40. Site development plans for all phases in the Academic Core and Residential Area shall be
designed to protect the scattered pockets of native trees and mature ornamental trees. In
particular, this should include protection of the:
• Clusters of coast redwoods west of Albertus Magnus Hall in planning
improvements for the Chapel;
• Four large California bay trees north of Caleruega Hall in planning
improvements for the Phase 11 60 -vehicle parking lot and Phase III Residence
Hall; and
• The cluster of live oaks and valley oaks along the south bank of the tributary
drainage just west of Palm Avenue.
• Scattered mature eucalyptus, palms, and single live oak near the Nursing Skills
Lab and Brown House when planning improvements for the Science and
Technology Building.
41. A certified arborist shall prepare detailed guidelines to control possible damage to trees to be
preserved during each phase of development. The guidelines shall be prepared as part of
each Environmental and Design Review Permit submittal. Standards shall be consistent with
the tree protection recommendations defined in the Tree Evaluation for the Recreation Center
and Parking Lot prepared by LSA Associates, which should also be applied to tree removal in
the Meadowlands area. Standards contained in the preservation guidelines shall include the
following:
• Do not "fell" any of the trees to be removed unless they are far enough away to
avoid hitting and damaging protected trees. Trees that are too close to protected
trees to be safely removed by felling shall be cut and lowered in sections by rope
and the stump ground down, rather than pushing the tree over. Trees to be cut
and lowered in sections will be identified and marked by a certified arborist
• Where feasible, all construction activity (grading, filling, paving, equipment and
materials storage) shall remain outside the root protection zone, identified as the
area within the dripline. The dripline is defined as the outside edge of the tree
canopy. If work is required within the dripline of preserved trees, a certified
arborist shall be present to monitor root damage. Prior to work within the
dripline an arborist shall be consulted to review the proposed work.
• Temporary protective fencing shall be placed around protected trees. The
fencing will be maintained throughout the period of construction.
• Utilities shall be designed to avoid the dripline where feasible. Utility lines shall
not cross any portion of the dripline unless the trenches are hand -dug and the
roots treated as they are exposed.
• Any cuts to roots shall be minimized to the extent possible. Roots shall not be
pulled when contacted by construction equipment. The loss of roots could affect
tree vigor. This shall be explained to all equipment operators. Any roots
encountered shall be hand excavated. Shredded mulch and wet burlap shall be
on-site for covering damaged roots. The removal of roots greater than two inches
in diameter must be assessed by a qualified arborist for structural impacts. If
canopy limb pruning is required to counter -balance root loss, a qualified arborist
shall be consulted to identify and monitor pruning activities. Pruning cuts shall
be clean and as close to the limb's shoulder as possible.
10
• All grading shall be designed to drain water away from the base of the trees and
shall not create areas of ponding within the dripline, especially around the oaks.
Drainage features such as v -ditches shall be utilized, as necessary, upslope from
existing trees, to divert runoff away from the area within the tree dripline.
42. Improvements shall be restricted to a minimum of 25 feet from the creeks and outside the
areas with native tree cover to protect the habitat value of the creek corridors. The proposed
development envelope for the Phase II Calereuga Parking Lot and the Phase IV Residence
Hall parking lot shall be restricted a minimum of 25 feet from the top of creek bank of Sisters
Creek, and the Planned District (PD) standards for the site shall be revised to restrict all new
parking lot construction to a minimum of 25 feet from the creek. The proposed bridge
crossing to the Amphitheater shall be designed to avoid removal of the mature California Bay
trees along this segment of the creek channel.
43. An auger boring program shall be conducted at the proposed Residence Hall and parking lot
to determine whether or not potentially important archaeological resources are present. If
subsurface cultural deposits are not encountered, then no further archaeological investigations
or monitoring would be necessary.
44. In the event that archaeological resources are present at the proposed Residence Hall site,
additional archaeological exploration shall be recommended to determine the importance of
the site(s) by CEQA criteria. Should it be determined that important resources are potentially
subject to significant impacts, then mitigation shall be accomplished by one of two methods:
• The plans shall be adjusted and the project shall be built at a different
location.
• Data retrieval through archaeological excavation of those portions of the site(s)
that would be damaged. The Native American community shall be consulted on
all aspects of mitigation and monitoring programs.
45. Construction activities anywhere within the Campus Plan Area could disturb currently
unknown cultural resources. If cultural deposits are encountered, construction activities shall
be halted, and a qualified archaeologist and the Federated Coast Miwok Tribal Council shall
be consulted. The archaeologist shall conduct independent review of the find, with
authorization of and under the direction of the City. Prompt evaluations shall be made
regarding the significance and importance of the finds and a course of action acceptable to all
concerned parties shall be adopted. If mitigation is required, the first priority shall be for
avoidance and preservation of the resource. If avoidance is not feasible, an alternative plan
that may include excavation shall be prepared. All archaeological excavation and monitoring
activities shall be conducted in accordance with prevailing professional standards as outlined
in Appendix K of the State CEQA Guidelines and by the California Office of Historic
Preservation. The Native American community shall be consulted on all aspects of the
mitigation program.
Prior to Issuance of a Building Permit
Community Development Department - Planning Division
11
46. All construction details, documents and plans shall incorporate the required mitigation
measures presented in the FEIR for the Dominican College Campus Development Plan, June
1998 and adopted by City Council, and the approved Mitigation Monitoring Program/Plan,
both on file with the City of San Rafael Department of Community Development.
47. The landscaping and irrigation plans submitted for review and approval with the
Environmental and Design Review Permit shall include the following information and
details:
a. The final plans for Phases II through IV shall comply with the requirements of
14.18.160 (Parking Lot Screening and Landscaping) of the San Rafael Municipal
Code. A canopy tree -to -parking space ratio of 1:4 shall be required.
b. All tree sizes shall be subject to the approval of the Design Review Board.
c. Plant species and placement of plantings shall be reviewed by the Police
Department to ensure that plantings do not impact building security. At a
minimum, the landscaping shall be as stated in the EIR. Additional landscaping
may be allowed if security issues are addressed after review by the Police
Department.
d. Drought, pest and disease resistance grass and landscape species shall be
selected and incorporated into the plant list.
e. Barrier or thorny plants may be proposed in areas to detour access to windows
or other areas. A list of barrier plants are available from the SRPD Crime
Prevention Officer (415) 485-3114.
f. Street tree planting shall be required along all public street frontages. Tree
species shall be approved by the Community Development and Public Works
Departments.
g. Prior to issuance of a building permit, landscaping and irrigation plans shall be
submitted to the Marin Municipal Water District (MMWD) for review and
approval. The final plans shall meet the requirements of MMWD.
48. A detailed plan shall be prepared presenting the location, specifications (for racks and/or
lockers) and amount of bicycle parking, as required by Section 14.18.090 (Bicycle Parking)
of the San Rafael Zoning Ordinance. The amount of on-site bicycle parking shall be 3% of
the requirement for automobile parking. The plan shall show bicycle parking for each phase
of the project. The bicycle parking shall be located in an enclosed, secure area where both
bicycle tires and frames can be locked. Bicycle parking can be installed in phases, consistent
with the approved project phasing.
49. All lighting shall comply with the approved Campus Lighting Plan. Exterior lighting details
shall be prepared and submitted for review by the Police, Public Works and Community
Development Departments, and shall include the following details, specifications and
information:
a. Detailed specification for all pole -mounted parking lot lighting shall be included
in the final lighting plan. Fixture specifications shall include information on
intensity of illumination and shielding measures to reduce glare from the public
street.
b. The final plan for all exterior lighting shall include a photometric study
demonstrating the lighting coverage area for the selected fixture.
12
c. A minimum one -foot candle at ground level overiap shall be provided in all
exterior doorways and vehicle parking areas.
d. A minimum '/2 foot candle at ground overlap shall be provided along all outdoor
pedestrian walkways.
e. A minimum '/2 foot candle shall be required for all directional lighting.
f. All exterior lighting shall be on a master photoelectric cell to operate during
evening hours (hours of darkness).
g. All pedestrian, garden and exterior lighting shall be vandal -resistant.
50. The final plans for issuance of building permits for the buildings shall include a roof plan,
which presents details and specifications for reasonable screening of rooftop mechanical
equipment and all other mechanical equipment (air conditioning units, meters and
transformers and appurtenances that are not entirely enclosed within the building structures).
51. The design, materials and illumination for any proposed signs shall be consistent and
compatible with the approved sign program for the campus.
52. The project sponsor shall comply with the conditions of the Marin Municipal Water District
for obtaining water service for the project.
53. The Campus Development Plan shall be revised so that Ralph Minor Hall is not demolished.
Community Development Department - Building and Safety Division
54. Site-specific geotechnical investigations shall be performed for each of the proposed
buildings in Phase I, Phase II and Phase III (Science and Technology Building, Chapel,
Residence Hall), in order to assess liquefaction potential and ground settlement as described
below:
• Liquifaction: For sites where a significant liquefaction potential is found to exist,
mitigations such as deep foundations (such as drilled piers or driven piles) or re-
working of the soils (if the layer of liquefiable soil is shallow) shall be
employed.
• Ground Settlement: Soil conditions for each project shall be identified through
exploratory borings. Soil samples shall be collected from the borings for visual
characterization and laboratory testing of density and grain size distribution,
void ratios, and other parameters. Where such soils are identified, the condition
shall be mitigated by reworking and compacting the soils if they are near the
surface. If they are deeper, a drilled pier or driven pile foundation could carry
the loads through the weak layers.
• Lurching and ground cracking: For sites where a significant potential for
lurching and ground cracking is found to exist, mitigation such as drilled piers or
driven piles, reworking of the soils (if the layer of low density soils are shallow),
or increased creek bank set backs shall be employed.
55. An engineered site improvement plan for each development phase shall be prepared and
submitted with the application for a building permit(s). The engineered site plan shall
include the following information:
a. All existing and proposed improvements for on-site conditions.
b. All existing and proposed off-site improvements.
13
c. The location of all existing and proposed sanitary sewer facilities.
d. The location of all existing and proposed frontage improvements.
e. The location of all existing and proposed utilities.
56. All structures shall be in compliance with Title 18 of the City of San Rafael Municipal Code
"Protection of Flood Hazard Areas".
57. In order to insure proper implementation and performance of the geotechnical design for
construction on Sisters Creek during construction of Phase II and Phase III, the project
geotechinical engineer shall review plans and specifications, inspect all site preparation, over
excavation, subgrade preparation, foundation excavations, pier drilling to confirm proper
conditions, inspect earthwork preparation, sediment control, water diversion, and
construction of any creek bank erosion protection measure required. The geotechnical
engineer shall submit a final report stating that construction was in compliance with the
engineer's requirements and/or any modifications authorized based on the actual site
conditions encountered during construction. This report shall be submitted to the City prior
to approval of the final inspection of the work or issuance of a Certificate of Occupancy.
58. Mechanical equipment associated with the Science and Technology building, Residence Hall,
Recreation Center and Chapel shall be designed so that the noise generated by this equipment
does not exceed 45 dBA at the nearest home. Before approval of a building permit for any
new building in the Campus Plan, an acoustical report shall be prepared showing how the
noise from the facilities will be controlled.
Police Department
59. The final plans for construction of buildings shall include the following crime prevention
measures:
a. Any window in or within 40 inches of an exterior door shall be stationary and
non -removable.
b. Louvered windows shall not be installed within eight feet of the ground level.
C. All operable windows within 12 feet of the ground level shall have a secondary
lock mounted to the front of the window. The secondary lock shall be a bolt
lock and shall be no less than 1/8 inch in thickness. The lock shall have a
hardened steel throw of 1/2 inch minimum length.
d. Delivery doors shall have a viewer that provides a minimum 180 degrees
peripheral vision.
e. Glass on all exterior doors or window glazing within 40 inches of an exterior
door shall be break -resistant or glass -like materials to the satisfaction of the
Police Department.
f. In -swinging exterior doors shall have rabbeted jambs. Exterior doors that
swing outward shall have non -removal pins.
g. Exterior jambs for doors shall be constructed or protected to prevent violation
of the function of the strike plate from the outside. The strike plate shall be
secured to the jamb by a minimum of two screws, which penetrate into the
solid backing beyond the jamb.
h. Metal -framed doors shall be set in metal door jambs. Metal -framed glass door
shall have a deadbolt lock with a cylinder guard and a hardened steel throw that
is a minimum of one (1) inch in length.
14
1. All exterior doors shall have a solid core construction with a minimum
thickness of 13/4 inches or with panels not less than 9/16 inch thick.
j. All 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 steel shackle, locking at both heel and toe,
and have a minimum of five pin tumbler operation.
k. Perimeter walls, fences, trash storage areas, etc., shall be built to limit and/or
prevent access to the roof or balconies.
1. Exposed roof vents and ducts shall be grated or constructed of an impact -
resistant material to the satisfaction of the Police Department.
Fire Department.
60. All buildings shall comply with the following Uniform Building Code, 1994 edition,
sections:
a. Compliance with UBC Section 1006.14, requiring that one stair be provided to
the roof of the building(s), if required. Final determination shall be made by the
Fire Marshal before issuance of a building permit.
b. Compliance with UBC Section 904.5.3, requiring the installation of a standpipe
system at all exit stairs. Final determination shall be made by the Fire Marshal
at application for building permit.
During Grading and Construction
Fire Department
61. No Parking - Fire Lane signs and curb markings shall be installed for all access roadways,
parking lots/structures and driveways, as specified by the Fire Marshal, conforming to Fire
Prevention Standard 204.
62. Prior to the installation of all automatic and fixed fire extinguishing and detection systems, a
permit application shall be submitted to the Fire Prevention Bureau with two sets of plans for
review. Specification sheets for each type of device shall be submitted for review.
63. An automatic fire sprinkler system shall be installed in all buildings and structures, as
required by the Uniform Building Code (LTBC), 1994 edition, and Fire Code, 1994 edition,
as amended by the City of San Rafael. The system shall conform to NFPA Std. 13.
Community Development Department - Building and Safety Division
64. The Army Corps of Engineers shall be notified of bank stabilization work planned for the
project. A brief documentation of the project and a timetable for construction is all that
shall be required as long as channel/bank grading were maintained within the Corps'
prescribed limits for non -reporting band stabilization projects. This condition shall be
implemented for construction during Phases I and IV.
65. During grading and construction of each phase, a Stormwater Pollution Prevention Plan
(SWPPP) shall be prepared in accordance with guidelines set forth by the Regional Water
Quality Control Board under the General Construction Permit program (all projects of five
acres or more). This plan shall include all drainage controls, bank stabilization work, and
other water quality mitigations, as well as normal site erosion control measures such as the
15
seeding and protection of bared soils against raindrop impact and detachment by overland
runoff, controls on heavy equipment access and off -stream construction activities during the
winter season, vegetated buffers and drainage swales, and isolation and disposal of waste
construction materials. In addition, the applicant must complete a Notice of Intent (NOI) and
the appropriate fee to the State Water Resources Control Board in Sacramento to obtain an
NPDES General Stormwater Permit for the project (required for all project of five acres or
more). The SWPPP does not have to be submitted to the RWQCB, however, it must be kept
on-site during construction and is subject to review by any Board field inspector.
Amendments to the SWPPP can be mandated by the field inspector(s) and sanctions imposed
if warranted.
66. The project sponsor shall be responsible for overseeing and/or ensuring that the contractors
properly implement the approved construction logistics/staging plan. Signs shall be posted
informing workers of restricted hours and fines for violations. Any changes to the plan that
are required to address changes in conditions or construction operations shall be approved by
the Community Development Director, the Public Works Director, and the Fire Chief.
67. No storage of construction materials is permitted in the public right-of-way, without a City
encroachment permit.
68. All earth and foundation work shall be performed under the supervision of the project
geotechnical/soils engineer, consistent with the approved soils report/investigation. The
project sponsor shall employ the services of a licensed geotechnical engineer (at no cost to
the City) to provide appropriate inspections during grading and construction of site
improvements.
69. The footings and foundations of the proposed pedestrian bridges shall be designed so as not
to disrupt the flow of water in the creeks. Construction shall be planned for the dry season
when the creeks are dry. No construction shall occur without meeting permit agreements
from the California Department of Fish and Game and the U. S. Army Corps of Engineers.
Construction shall also be consistent with the detailed drainage plan prepared by a qualified
hydrologist.
70. All on-site roads, structures, and utilities shall be constructed in conformance with City's
adopted Uniform Building Code. The applicant's engineer shall identify the seismic
coefficients and other design criteria to be used in the final design. All roads and utilities are
subject to the review and approval of the City Engineer.
71. In order to reduce fugitive dust emissions from construction activities, contractors shall be
required to implement the following measures:
• All active construction areas shall be watered at least twice daily and more often
during windy periods. Active areas adjacent to residences shall be kept damp at
all times.
• All hauling trucks shall be covered or shall maintain at least two feet of
freeboard.
• All unpaved access roads, parking areas and staging areas shall be watered at
least twice daily or have non-toxic soil stabilizers applied.
16
• All paved access roads, parking areas, and staging areas shall be swept daily
with water sweepers. Streets shall be swept daily if visible soil material is
deposited onto the adjacent roads.
• All inactive construction areas that have been previously graded that are inactive
for ten days or more shall be hydroseeded or have no -toxic soil stabilizers
applied.
• Exposed stockpiles shall be covered, enclosed or be applied non-toxic soil
binders or watered twice daily.
• Speed limits shall be limited on any unpaved roads to 15 mph.
• Vegetation shall be replanted in disturbed areas as soon as grading activities are
ceased.
• Any activities that cause visible dust plumes which cannot be controlled by
watering shall be suspended.
73. The following mitigation measures shall be required to reduce the project's significant
construction noise impacts:
• All construction activities, including grading, excavating, paving and truck
traffic coming to and from the construction site, shall be limited to non -
holiday weekdays between 7:30 a.m. and 6:00 p.m.
• All internal combustion engine -driven equipment used on site shall be fitted
with intake and exhaust mufflers which are in good condition. Good mufflers
with quieted compressors shall result in all non -impact tools generating a
maximum noise level of 85 dB when measured at a distance of 50 feet.
• Powered construction equipment shall be turned off when not in use.
• All noise generating construction equipment such as air compressors shall be
located as far as practical from existing nearby homes.
• Wherever possible, quiet construction equipment shall be used, particularly air
compressors.
• Neighbors located within 500 feet of a construction site shall be notified, in
writing, of the construction schedule.
• A Disturbance Coordinator shall be designated for the site. The coordinator
shall be hired by the applicant subject to the City's approval, on an on-call
basis and paid for by the applicant. The site coordinator shall be responsible
for receiving and acting on campus complaints about construction noise when
construction activities are occurring on campus. The coordinator shall
determine the cause(s) and should implement remedial measures as necessary
to alleviate significant noise problems. The telephone number of the
coordinator shall be clearly posted on a sign at each construction site.
Community Development Department - Planning Division
74. Construction of the Campus Plan may result in raptor nests being destroyed or abandoned.
Any active raptor nests established within the vicinity of proposed grading shall be avoided
until young birds are able to leave the nest (fledge) and forage on their own. Avoidance may
be accomplished either by scheduling grading and tree removal during the non -nesting period
(August 15 through January 14), or if this is not feasible, by conducting a pre -construction
survey for raptor nests. Provisions of the pre -construction survey effort, if necessary, shall
include the following:
17
• If grading and tree removal is scheduled during the sensitive nesting period
(January 15 through August 14), a qualified wildlife biologist, chosen by the
City and paid for by the applicant, shall conduct a pre -grading raptor survey to
confirm the presence or absence of active nests in the vicinity of proposed
construction activities.
• If raptor nests are encountered, the biologist shall prepare and implement
species-specific measures to prevent abandonment of the active nest(s). At a
minimum, grading in the vicinity of a nest tree shall be deferred until the young
birds have fledged, and a construction -disturbance setback of at least 300 feet
shall be provided. Grading or other disturbance in the vicinity of the nests shall
not be permitted until the biologist confirms that the young raptors have fledged.
The biologist shall submit a survey report to the City before grading in the
construction -disturbance setback area is initiated verifying the young have
fledged.
• Representatives of the CDFG and USFWS shall be consulted to confirm that the
above guidelines are adequate to ensure compliance with the Migratory Bird
Treaty Act and provisions of the State Fish and Game Code.
Prior to Completion of a Final Inspection for Building Occupancy
Community Development Department- Building and Safety Division
75. The increase in runoff volume generated during severe rainstorms and its potential impact on
floodwater accumulation at 31 and 37 Palm Avenue shall be mitigated by replacing the
existing 12 -inch storm drain at 37 Palm Avenue. The new storm drain shall possess a slope
sufficient to maintain scouring velocities that would minimize the potential for clogging via
leaf litter and other debris. The replacement drain shall accommodate the anticipated
stormwater runoff from the Palm Avenue corridor, including the stormwater influx from
Edwards Court and the contributing area to the storm drain inlets at the intersection of Palm
and Olive Avenues (encompassing a watershed area of 27.9 acres). Commonly obstructed
storm drain inlets at the Palm/Olive Avenue intersection warrant the inclusion of upslope
area runoff, as documented in the EIR supplemental flood assessment. Since the flooding
condition along Palm Avenue is an existing one, the applicant shall be responsible for only
that portion of the cost of stone drain replacement that would accrue from increasing the
pipe size dace to the upslope contribution of runoff from the campus area. Therefore, the City
of San Rafael would be responsible for determining the extent of the increase in the required
pipe size and any ancillary increases in pipe installation costs. The City is currently in the
process of designing the replacement storm drain at 37 Palm Avenue. The storm drain design
shall pay careful attention to the potential for backwater influences, since the open channel
running along the backyards on Palm Avenue is narrow and tailwater conditions could affect
any piped discharge to the creek. Before construction of Phase II and III, the applicant shall
deposit with the City a lump sum payment, sufficient to cover the City's costs associated with
the increase in storm drain size and ancillary installation expenses (time and materials)
needed to deal with post -project increase in runoff as determined by the City.
76. Prior to the acceptance of all off-site improvements, "as -built" drawings and plans shall be
submitted to the City. The "as-builts" shall be accompanied by a letter from the project civil
engineer which confirms that the plans reflect the improvements that have been installed. In
M
addition, "as -built" drawings and plans shall be prepared for ail on-site improvements and
shall be submitted to the City.
77. As part of Phase I improvements, a sidewalk shall be provided on the south side of Magnolia
Avenue along the College's frontage.
78. As part of Phase IH improvements, a sidewalk shall be provided along the northwesterly side
of Magnolia Avenue or other equivalent pedestrian facilities between the proposed Residence
Hall and existing campus facilities.
Community Development Department - Planning Division
79. All landscaping and irrigation for each development phase shall be installed and/or bonded
prior to occupancy of that phase. Replacement shall be required for any dead or dying plants.
Fire Department
80. Addresses shall be posted for each building, conforming to Fire Prevention Std. 205 and
205A.
81. A Fire Department approved Knox keyway system is required to be installed, conforming to
Fire Prevention Std. 202.
82. A potential exists for the release of very small hazardous substances at the Science and
Technology Building. All use of hazardous substances on the campus shall be in compliance
with Cal -OSHA and San Rafael Fire Department standards on hazardous materials.
Police Department
83. The Crime Prevention Office may require a final inspection to ensure compliance with
security -related requirements.
Post Construction Monitoring
Department of Community Development- Planning Division
84. After the issuance of a certificate of occupancy, all exterior lighting shall be subject to a 30
day lighting level review by the Planning Division and the Police Department to ensure
compatibility with the surrounding area and to address adequate security and safety concerns.
Fire Department
85. The alarms installed for the fire detection systems and commercial fire sprinklers shall be
monitored by a UL Central Station Company, approved by the San Rafael Fire Department.
The alarms/systems shall be issued a UL serially numbered Certificate for Central Station
Fire Alarms.
On-going (Throughout Processing and Construction)
86. City staff time required for implementation and monitoring of the Mitigation Monitoring
Program/Plan shall be subject to cost recovery fees charged to the project sponsor.
19
87. All meetings with or inspections by the Fire Department require a minimum 24-hour advance
appointment.
88. Water lines serving new development shall be required to meet MMWD's standards, which
require a minimum six-inch line.
89. Replacement water lines shall be coordinated with the replacement of sewer lines to reduce
the time of street closure.
90. Sewer lines serving new development shall be required to meet the City's sanitary sewer
standards.
Fire Department
91. Water lines shall be upgraded to meet minimum fire flow requirements, as per SRFD and
Uniform Fire Code standards. This shall be done during grading for each phase to minimize
the amount of construction activity in the area.
Police Department
92. Illumination in all parking lots and exterior doorways shall be a minimum of one -foot candle
per square foot.
93. All exterior lighting shall be vandal -resistant, and shall be on a master photoelectric cell to
operate during hours of darkness.
Expiration Provisions
94. This Environmental and Design Review Permit shall be valid for the construction of the
following phases:
• Provisions of this Environmental and Design Review Permit related to construction of
Phase I shall be valid if a building permit has been granted within three years of the
effective date of this permit.
• Provisions of this Environmental and Design Review Permit relating to construction of
Phase II shall be valid if a building permit has been granted within seven years of the
effective date of this permit.
• Provisions of this Environmental and Design Review Permit relating to construction of
Phase III and IV shall be valid if a building permit has been granted within twelve years
of the effective date of this permit.
The applicant can apply for an extension of this time frame subject to the review and approval of
the Planning Commission.
Master ED Final
20
EXHIBIT B3
Phase I Environmental and Design Review Conditions
Dominican College Campus Development Plan
ED97-89
1. This Environmental and Design Review Permit is approved for Phase I project development
consisting of
An approximately 29,000 square foot Recreation Center building and a 7,700 outdoor
pool area at Forest Meadows and related Grand Avenue 215 -vehicle parking lot and 38 -
vehicle overflow parking area;
Parking and landscape improvements in portions of the Academic Core, including
upgrading of an existing parking lot, new walkways and pedestrian bridges, and
landscape buffers along Olive and Palm Avenues;
2. All Conditions of ED97-146 (Master Environmental and Design Review Permit) shall apply.
Prior to Issuance of a Grading Permit for Site Grading and Improvements
Community Development Department - Building and Safety Division
3. Alternative bank stabilization techniques shall be implemented to fortify the toe of
slope and the lower bank of the stream through Forest Meadows while
simultaneously promoting the revegetation of the upper bank for natural long term
stability and habitat value of any disturbed stream. The design criteria for such
measures shall hinge on a dual assessment of hydraulic and geomorphological
channel conditions containing:
• An analysis of the stream bankfull (1.5 to 2 year) and 100 -year discharges
• An assesment of the "natural", undisturbed channel cross section,
• The past role of an active floodplain in this reach of the creek.
• Channel sediment transport relationships, and
•Blackwater profile analysis for existing channel conditions.
The stabilization measure(s) shall include:
• Structural or biotechnical stabilization of the portion of the bank (and toe of
bank) subject to frequent erosive floodflows. If gabions are used as the
structural portion of the stabilization, they should extend vertically to no
higher than the five-year flood water surface elevation. Above this
elevation, the bank shall be graded back to a 2.5:1 or gentler slope to allow
for intensive planting of stabilizing vegetation, such as willow, or other
deeply rooted tree species. Any regrading of the channel bank should
consider the location of mature native trees and provide for their
preservation to the degree possible. The planting could be done utilizing
willow mattresses or other techniques that promote a dense rooting mass
for bank stabilization.
Applying appropriate vegetative stabilization and short- to mid-term
erosion protection (e.g. biodegradable blankets or other geosynthetic
materials where necessary.
If slope requirements conflict with setback requirements, the setback
requirements shall take precedence. Top of bank as defined in application
is the point at which the 25 -foot setback is defined. Any future slope
repairs or creek restoration which require the top of bank to be modified
will not affect definition of the line defining the building setback.
4. For stormwater discharge from the Recreation Center and the east side of the
Grand Avenue parking lot, the lot slopes shall be adjusted to direct all runoff into
the existing wide swale that terminates at the amphitheater pit/box culvert
overflow area. A rock energy dissipation apron shall be provided at the
drain/parking lot discharge point and allow overland flow downslope toward the
creek. The existing grass cover shall be enhanced with seeding and maintenance to
provide for improved local infiltration opportunities, increased erosion control and
water quality benefits. Light duty biodegradable erosion control blankets shall be
installed along the swale invert to minimize short term soil loss and promote grass
growth.
5. For stormwater discharge from the west side of the Grand Avenue parking lot, a
vegetated swale shall be constructed to convey lot runoff from the southeastern
corner to the east bank of Black Canyon Creek. Raised earthen berms shall be
provided two to three inches in height every 50 feet long the longitudinal extent of
the swale to reduce overland flow velocities, especially in the near overbank area
of the creek. A final creek outlet location shall be selected to coincide with a
straight channel reach between successive bends where local flow accelerations are
absent. The bank shall be graded back to a stable slope, with smooth transitions
into adjacent upstream and downstream reaches. The receiving slope shall be
stabilized with some combination of grass seeding and geotechnical erosion
protection, plus rock toe protection. The regraded high bank shall be terraced if
necessary to accommodate local right-of-way requirements. Trees shall be planted
on the upper half of the graded slope to further stabilize the soil mass.
6. The proposed storm drain shall be eliminated and the lot slopes adjusted on the 38 -
vehicle overflow parking lot by the maintenance yard to promote eastward sheet
runoff from the surface onto the adjacent native ground. This stormwater runoff
would then proceed over the existing native ground which would provide
opportunities for natural depression storage and infiltration, en route to the east
bank of Black Canyon Creek. In the wake of some storms, stormwater could
remain ponded in the natural depressions for a few days. This would greatly
enhance the quality of stormwater reaching the creek and minimize the need for
extensive and costly creek bank protection measures. The native ground shall be
re -seeded to increase the density of vegetation along the flow path.
7. Temporary parking lots shall be established so that there is no loss of parking
capacity during construction of the Recreation Center and the 215 -vehicle Grand
Avenue Parking Lot. The location of these lots shall be subject to the review and
approval of the City Traffic Engineer. Measures shall be taken to reduce headlight
impact on surrounding houses.
8. Consistent with recommendations made by the Design Review Board on March 3,
1998, the Phase I Recreation Center Building and parking lot shall be consistent
with the following items before issuance of a grading or building permit:
• Protection for the queuing line area in the form of some kind of roof.
• Entry of Recreation Center Building shall be enhanced for pedestrians.
2
• Planters and street trees shall be installed on Grand Avenue.
• Berming shall be provided along Grand Avenue adjacent to the parking lot.
The Design Review Board shall review these items before issuance of a grading
permit for the 215 -vehicle parking lot.
Prior to Issuance of a Building Permit
Community Development Department - Building and Safety Division
9. Proper support of the Recreation Center shall be provided through shallow footings
or drilled piers for foundation support, to be determined by the applicant, as either
kind of foundation will provide support for the building based on the site specific
soil types and strengths. If mitigation measures are not implemented that would
reduce creek bank erosion through bank protection, drilled piers should be used to
provide added lateral resistance and provide structural support if there is a loss of
soil by stream erosion.
10. In order to provide proper support of the Recreation Center, the project
geotechnical engineer shall conduct a site specific subsurface foundation
exploration incorporating soils borings with laboratory testing of soil samples. The
resulting geotechnical report will need to provide site specific foundation design
criteria for the recommended foundation type, and a footing settlement analysis to
verify that the design will provide acceptable performance.
Community Development Department - Planning Division
11. The Conceptual Landscape Plans for the Phase I improvements should be revised
to contain a detailed Landscape and Vegetation Management Plan. This plan
should 1), provide for re-establishment of native vegetation in graded areas
adjacent to forest cover and drainageways, 2), provide details on native plantings
associated with proposed re -vegetation and mitigation, 3), identify unsuitable
species which should not be used in landscaping, 4), control the establishment and
spread of unsuitable species such as broom, and 5) specify the long-term
management provisions to ensure re-establishment of landscape improvements.
The Phase I Conceptual Landscape Plans shall be revised as follows:
• Clearing of all eucalyptus saplings under approximately ten inches in
diameter, broom, periwinkle, and ivy shall be performed as part of site
preparation on both sides of Black Canyon Creek from the Amphitheater
to Grand Avenue, and along Sisters Creek from Olive Avenue to the
Guzman Gazebo.
Enhancement plantings with native trees and shrubs shall be incorporated
into landscape plans along both banks of these creek segments to improve
the habitat quality, stability of the creek banks, and provide for the loss of
cover in the vicinity of the proposed improvements. Suitable plant
species to be used in the new plantings include coast live oak, valley oak,
California buckeye, Califiornia rose, creeping wildrye, toyon
(Heteromeles arbutifolia), curent (Ribes sp.), twinberry, (Lonicera sp.)
and snowberry (Symphoricarpos sp.).
The vulnerability of mature native oaks and bay trees along this segment
of Black Canyon Creek shall also be addressed as part of the revised
landscape plan for the Recreation Center. Native trees with exposed root
3
systems along the creek bank from the restrooms below the Amphitheater
to the culvert under Grand Avenue should be reviewed by a qualified
arborist, and the feasibility of providing reinforcement for the tree and
reconstruction of the undercut creek bank evaluated. Although use of rip -
rap, gabions, concrete, and other structural improvements should be
minimized, some limited use in the bed and bank immediately under a
particular tree may be warranted to ensure preservation. As necessary,
representatives of the CDFG shall be consulted where modifications to
the channel bank may be required. Any proposed structural
improvements in the bed or on the bank shall be reviewed by the
hydrologist responsible for preparing the bank stabilization techniques
recommended in Condition No. 3 to ensure that the modifications would
not be undermined themselves and would not contribute to other
localized erosion.
12. Due to difficulties in mapping because of dense brush and discrepancies in some
trunk locations, the engineering survey for tree trunks in the vicinity of Phase I
improvements for the Recreation center and Grand Avenue parking lot shall be
redone, and trunks remapped for comparison to improvement plans. Minor
adjustments may be necessary to protect specific trees. Of particular concern are
the native trees on the knoll in the center of the Grand Avenue parking lot and the
isolated 18 -inch live oak which would be preserved within a small planter between
the knoll and Grand Avenue. A certified arborist shall evaluate the condition of
the live oak and the threat it poses from possible toppling. The canopy of this tree
is severely unbalanced and combined with the leaning trunk and location in the
loose substrate of the midden may pose a high risk, in which case it shall be
removed. Mapping of tree trunks for the Meadowlands West and East areas
appear adequate for sighting improvements and does not need to be redone.
13. Where feasible from an engineering and safety standpoint and warranted based on
the good to excellent health and structure of the tree, mature trees near the limits
of anticipated grading shall be preserved and protected. An engineering survey of
oaks with trunk diameters of six inches or greater and all other tree species with
trunk diameters of 12 inches or greater (measured at 18 inches above the root
crown) should be performed as part of Environmental and Design submittals for
each phase of development, and should map trunk locations within 50 feet of the
limits of grading. Individual specimen -sized trees shall be preserved by retaining
walls, short over -steepened slopes, and other methods. Protection of native oak
and California bay trees should take precedence over non-native species, and
larger eucalyptus with trunk diameters exceeding 24 inches which do not pose a
hazard from falling should take precedence over smaller non-native trees.
14. The existing trees and groundcovers in the Conceptual Landscape Plan for the 215 -
vehicle Grand Avenue parking lot shall be retained, but shrubs/hedges proposed for
the buffer areas between Grand Avenue and the Grand Avenue parking lot shall be
reduced for security purposes in the following manner.
• Landscaping and/or berms shall be utilized to effectively screen the
proposed 215 -vehicle parking lot and the 38 -vehicle overflow lot to
effectively minimize visual impacts from the parking lot, parked vehicles
and automobile headlights on adjacent streets and residences. Any
rd
landscaping over 3 1/a feet high should block no more than 50 percent of the
proposed parking lot from view of Grand Avenue. The locations of these
trees/shrubs shall be selected to block the path of light from a parked car in
a parking space facing Grand Avenue. Homes of concern include 1440,
1456 and 1464 Grand Avenue (note pine tree in yard of 1464 Grand
Avenue partially blocking first floor window of this home). Other homes
along this section of Grand Avenue have existing screening (walls of
vegetation) to first floor windows. Long stretches of closed views to the
parking lot shall be avoided; rather, trees/shrubs shall be placed much like a
picket fence, to allow frequent views into the parking lot.
• If a hedge or vegetated berm is established, the height of the hedge and/or
berm shall not exceed 3 1/z feet high. Another option would be the
construction of a low (3'/z foot) wall made of natural materials.
• The conceptual landscape plan shall be revised to ensure that trees in the
buffer area between Grand Avenue and the Grand Avenue parking lot have
high canopies with few of no branches/vegetation close to the ground at
maturity. This shall be applicable to the areas designed for open views into
the parking lot.
• Maintenance to trim groundcovers and low -hanging branches in the buffer
area and knoll trees in the center of the parking lot shall be performed
regularly. The hedge and/or berm shall be regularly maintained so as not to
exceed 3'/z foot height.
• The existing landscaping shown in the conceptual landscape plan for the
buffer area along Palm and Olive Avenues shall be retained, however,
proposed shrubs/hedges proposed for this area shall be reviewed for
security reasons by the Police Department.
The above are minimum standards. Additional landscaping may be added to
achieve desired screening of the parking lot and vehicle lights with the approval of
the Police Department.
15. Some larger boxed trees or groups of trees in buffer areas shall be mixed in with
standard planting at the time of installation of the landscaping in the Grand Avenue
parking lot. The purpose of planting the larger trees shall be to provide more
immediate effects with the landscaping. The size of the plants planted, however,
needs to be balanced with the long-term establishment of the landscaping.
16. Low -intensity security lighting shall be installed to illuminate vegetation in the
buffer area of both the Grand Avenue and 38 -vehicle overflow parking lot in
Forest Meadows in order to reduce hiding spots for criminals. This lighting shall
not illuminate the Forest Meadows side of the groundcovers and the trees/shrubs,
but shall be placed to not shine into homes along Grand or Watt Avenues. These
lights shall have a concealed lighting source if possible to reduce glare (such as
behind rocks or in low vegetation), shall avoid bright "hot spots" on vegetation,
shall not be placed too close to illuminated vegetation to cut down on reflected
glare, and any spill light shall be eliminated through light shields.
17. To reduce impacts to second -story windows of adjacent residences, new trees shall
be selected for the buffer areas so their canopies would partially screen views of
the Grand Avenue parking lot to second -story windows along Grand Avenue at
5
maturity, if possible. The most sensitive second -story windows are at 1430, 1434,
1450, and 1456 Grand Avenue. Trees shall be selected that have a dense, wide
canopy at maturity. Trees planted in areas designed to provide views into the
parking lot shall allow unobstructed views beneath the canopy for security
purposes. Consideration shall be given to planting fast growing trees such as
Blackwood Acacias or Redwoods to reduce significant light and glare impacts
from the parking lot, as well as secondary visual impacts created by a reduction in
landscaping for security reasons. It is noted that the pines that are common in the
current landscape plan are slow growing and would not provide effective
screening, especially to upper story windows for a number of years.
18. Exit from the parking lot located next to the Recreation Center shall be restricted
after dark at the southernmost exit to vehicles turning right and traveling south.
Entrance to the parking lot could still be allowed from both entrances. This would
avoid car headlights from cars exiting at the southern exit from sweeping across
homes on Grand Avenue. This restriction shall be accomplished either by clearly
marked signs prohibiting left hand turns for exiting cars after nightfall, or by an
(breakway) automatic gate that would block all access to Grand Avenue after
nightfall. This condition would reduce significant light and glare impacts from the
parking lot, as well as secondary visual impacts created by a reduction in landscape
for security reasons.
19. A buffer area similar to that required for the 215 -car Grand Avenue parking lot
shall be developed between the overflow parking lot and Watt Avenue. This
buffer area would reduce potential security impacts as landscaping would allow
views into this parking area from Grand and Watt Avenues.
During Grading and Construction
Community Development Department - Building and Safety Division
20. The project geotechnical engineer shall inspect earthwork preparation, sediment
control, water diversion and construction of the selected creek bank erosion
protection measures. Such inspection services shall be on a generally full time
basis, as changed geotechnical conditions can occur at any time during
construction, and grading and general engineering contractors are not accountable
for identifying and reporting changed geotechnical conditions. The geotechnical
engineer shall submit a final report stating that construction was in compliance
with the engineer's requirements during construction. This report shall be
submitted to the City prior to issuance of a Certificate of Occupancy.
21. As part of Phase I of the project, an approximately 290 foot long segment of the
Black Canyon Creek adjacent to the proposed Recreation Center shall be stabilized
to prevent creek erosion. Alternative bank stabilization techniques shall be
implemented to fortify the toe of slope and the lower bank, while simultaneously
promoting the revegetation of the upper bank for natural long term stability and
habitat value. Depending on the design, alternative bank stabilization techniques
could also include introduction of in -channel fill and targeted bed stabilization to
retrieve a pre -incision (erosion) grade. Choice of the in -channel fill option would
only be feasible if a restoration/stabilization plan was prepared for the entire reach
of Black Canyon Creek between the Grand Avenue culvert and the entrance to the
2
City storm drain system under Watt Avenue. Additionally, the project geotechnical
engineer must inspect earthwork preparation, sediment control, water diversion and
construction of the selected creek bank erosion protection measures. Such
inspection services shall be on a generally full time basis, as changed geotechnical
conditions can occur at any time during construction, and grading and general
engineering contractors are not accountable for identifying and reporting changed
geotechnical conditions. This is a quality control mitigation to assure construction
and performance of all earth work related construction complies with the
engineering standards set forth in the geotechnical engineer's report. The
geotechnical engineer shall submit a final report stating that construction was in
compliance with the engineers' requirements and/or any modifications authorized
based on the actual site conditions encountered during construction. This report
shall be submitted to the City prior to approval of the final inspection of the work
or issued a Certificate of Occupancy.
22. A Class II or Class III bicycle bicycle lane shall be provided along the College's
frontage on Grand Avenue. The lanes shall be painted according to City
specification and supervised by the City Traffic Engineer.
23. As part of Phase I improvements, a sidewalk shall be provided along the west side
of Grand Avenue along the Forest Meadows frontage from Watt Avenue to Black
Canyon Creek.
Community Development Department - Planning Division
24. In order to mitigate transit impacts, a bus pullout and shelter shall be provided on
the west side of Grand Avenue near Acacia Avenue.
25. The chain link fence surrounding the parking lot shall be removed to allow for
unobstructed views.
26. The project is proposed to be situated within the horizontal boundaries of MM -254,
an known archaeological site. All land alteration activities conducted within the
boundaries and immediate vicinity of Mrn-254 are to be monitored by a
professional archaeologist and a representative of the Native American community.
While monitoring, the project archaeologist shall be prepared to respond to the
discovery of artifacts, features, other cultural deposits and particularly, Native
American burials. A management plan, which has been agreed to by all concerned
parties and is part of the project contract, shall clearly delineate the procedures by
which cultural materials would be documented and/or excavated, the disposition of
Native American burials shall be handled in strict compliance with existing State
law and address the interests of the local Native American community. The
archaeological management plan shall be conducted within the context of
prevailing professional standards and shall result in a Technical Report that meets
CEQA and City of San Rafael environmental review standards. Details of the
management and monitoring program and the dispositions of prehistoric cultural
materials and burials shall be formalized as part of the project approval process,
and shall be part of the construction procedure for the 215 vehicle parking lot and
the Recreation Center.
7
27. Construction activities anywhere within the Campus Plan Area could disturb
currently unknown cultural resources. If cultural deposits are encountered,
construction activities shall be halted, and a qualified archaeologist and the
Federated Coast Miwok Tribal Council shall be consulted. The archaeologist shall
conduct independent review of the find, with authorization of and under the
direction of the City. Prompt evaluations shall be made regarding the significance
and importance of the finds and a course of action acceptable to all concerned
parties shall be adopted. If mitigation is required, the first priority shall be for
avoidance and preservation of the resource. If avoidance is not feasible an
alternative plan that may include excavation shall be prepared. All archaeological
excavation and monitoring activities shall be conducted in accordance with
prevailing professional standards as outlined in Appendix K of the State CEQA
Guidelines and by the California Office of Historic Preservation. The Native
American community shall be consulted on all aspects of the mitigation program.
Fire Department
28. Based on Uniform Building Code or Fire Code requirements, an automatic fire
sprinkler system shall be installed throughout conforming to NFPA Standard 13.
29. 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.
30. 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.
31. A Fire Department approved Knox keyway system is required to be installed
conforming to Fire Prevention Standard 202.
32. Addresses shall be posted conforming to Fire Prevention Standard 205.
33. 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.
34. Roadway turning radius shall not be less than 35 feet. This applies to the driveway
as it comes from Grand Avenue in front of the building then turning south to exit
the parking lot.
35. A hazardous materials permit may be required for the Recreation Center to operate,
due to the pool chemicals. The Hazardous Materials Business Plan must be
submitted on the approved forms provided by the Fire Department and submitted
to the Fire Prevention Bureau with the permit application prior to occupancy.
36. A special Fire Department permit is required to be obtained from the Fire
Department based on the specific use or conditions created by the type of
occupancy. This permit application is required to be submitted and reviewed prior
to occupancy.
37. The facility shall conform or be made to conform to all of the provisions and
requirements of Title 19 and 24 California Code of Regulations.
38. All meetings with, or inspections by, the Fire Department require a minimum 24-
hour advance appointment.
39. This Environmental and Design Review Permit is valid for three years, or until
August 17, 2001, and shall be null and void unless a building permit is issued or a
time extension is granted. A two year time extension may be granted by the
Planning Commission.
Dom. Phase I ED Cond.
9
EXHIBIT B4
Condition of Approval for Height Exception
1. This Exception approves a building height exception for the 38 -foot height proposed for the
Recreation Center Building as depicted and presented in the staff report, and in information
and graphics from Dominican College, dated August, 1997, and as presented for the Phase I
approvals.
Condition of Approval for ED96-154, Parking Lot at Caleruega Hall.
1. This Environmental and Design Review Permit approves the addition of four parking spaces
at Calereuga West Parking Lot as reviewed and recommended for approval by the Design
Review Board on March 3, 1998.