Loading...
HomeMy WebLinkAboutCC Resolution 6943 (900 Fifth Ave Office Project)RESOLUTION NO. 6943 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL CONDITIONALLY APPROVING UP84-8 AND ED84-14 FOR THE 900 FIFTH AVENUE OFFICE PROJECT WHEREAS, the applicant applied for use permit and environmental design approvals to demolish a 14 -unit rooming house, a 5 -unit apartment and a small commer- cial building to construct a new 15,000 square foot office building in a C-1 zone; and WHEREAS, the use permit was denied without prejudice by the Planning Commission on June 12, 1984, and that denial was upheld by the Council on July 2, 1984, because the applicant failed to address a Housing Element policy which stated that the City will "discou rage conversion of residential to nonresidential uses unless equivalent housing can be maintained;" and WHEREAS, the City Council agreed to reconsider the item after further analysis of on-site residential and mixed commercial/residential alternatives which might resolve the housing issue; and WHEREAS, none of the residential or mixed residential/commercial alternatives were either feasible or appropriate for the site; therefore, the applicant proposed a housing in -lieu fee as a mitigation measure to address the applicable housing con- version policy; and WHEREAS, on October 1, 1984, the City Council reconsidered the proposal with the developers' offered housing in -lieu fee and decided to accept the in -lieu fee with the understanding that staff was to propose policy and ordinance revisions to better define how future conversion requests will be handled in accordance with the Housing Element conversion policy. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City San Rafael conditionally approves UP84-8 and ED84-14 with the following findings,and conditions listed in Exhibits A and B which are attached: Findings For UP84-8: 1. The project as approved would not result in adverse neighborhood or City impacts in that sufficient parking would be provided on-site for the proposed use; the intensity of development would be similar to surrounding uses; and traffic impacts are consistent with previous site uses. 2. The project as approved would be consistent with General Plan Housing Element policies relating to conversion of residential to nonresidential uses in that the developers have offered and the City Council has accepted a $50,000 housing in -lieu fee to be used by the City for low and moderate income housing. -1- RESOLUTION NO 6943 3. The City Council further finds that it is necessary for staff to proceed with policy and ordinance revisions to better define how future conversion requests will be handled in accordance with the Housing Element conversion policy. Findings for ED84-14: The project is consistentwith the criteria for approval of design of the application as specified in the Zoning Ordinance. The proposed building is attractive and is in scale with surrounding buildings. I, JEANNE M. LEONCINI, Clerk of the City of San Rafael hereby certify that the foregoing resolution was duly and regularly introduced and adopted at a regular meeting of the Council of said City on Monday , the 15th day of October , 1984, by the following vote, to wit: AYES: COUNCILMEMBERS: Breiner, Frugoli, Nave, Russom and Mayor Mulryan NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None J E M. LEONCINI, ty Clerk EXHIBIT "A" Conditions of approval for UP84-8: a This permit is valid for professional office use not including medical offices. Any changes shall require a use permit amendment. (b) The $50,000 in lieu fee as offered by the developer to mitigate loss of low and moderate income housing at the site shall be paid to the City at the time of building permit issuance. (c) This permit shall be valid for a period of one year from the date of approval, or until October 15, 1985, and shall beC07e null and void if a building permit is not issued or an extension granted. EXHIBIT "B" Conditions of Approval: ED84-14 POLICE DEPARTMENT (a) Interior public corridors shall be closed an locked during non -business hours. (b) The street address shall be displayed in a prominent location on the street side of the property.to be easily visible to emergency vehicles. The numbers shall be no less than 6 inches in height and shall be of a contrasting color LO the background to which they are attached. (c) Exposed roof vents and ducts shall be graded or constructed of an impact resistant material to the satisfaction of the Police Department. (d) Glazing shall be of a burglary resistent glass. (e) Perimeter walls shall be modified to allow visual surveillance of the parking lot from the street, better site distance, and prevent access to the roof or balconies. (f) All exterior lighting shall be to the satisfaction of the Police Department and shall be vandal resistent. A night flood light shall be provided over the rear entry and parking lot. (g) All office/interior man doors shall be of solid core construction with a minimum thickness of 1-3/4 inches or with panels not less than 9/16 inches thick. (h) Exterior/interior doors shall have a dead locking latch device with a minimum throw of 1/2 inch and a deadbolt lock with a cylinder guard, a hardened steel insert with a minimum throw of 1 inch. Both locking mechanisms shall be interconnected so that both may be disengaged by turning the door knob from the inside. (i) Exterior/interior jams for doors shall be so constructed or protected so as to prevent violation of the function of the strike plate from the outside, and the strike plate shall be secured to the jam with a minimum of 2 screws which must penetrate at least 2 inches into the solid backing beyond the jam. (j) Exterior doors swinging out shall have non-removeable hinge pins. In -swing- ing exterior doors shall have rabbited jams. (k) Glass around or on the exterior doors within 36 inches shall be of break resistant glass or glass -like material to the satisfaction of the Police Department. (1) All -sliding glass windows within 12 feet of the ground shall have a secondary lock mounted on the bottom of the window. The secondary lock shall be a bolt lock and shall be no less than 1/8 inch in thickness and shall have a minimum throw of 1/2 inch. Louvered windows shall not be used within 8 feet of cround level. PLANS & PERMITS PUBLIC WORKS DEPARTMENT (m) 1. n engineered site improvement plan shall be submitted with the application for building permits. 2. Unless overturned by appeal to the City Council, State mandated "Handicapped Access" requirements must be complied with as a condition of building permit issuance. 3. All existing lots shall be merged to a single parcel by record map. 4. An application for a parcel map shall be made prior to the issuance of building permits. The parcel map shall be recorded prior to occupancy of the building. (n) GRADING & EARTHWORK 1. A-1eveT 'T soils report must be submitted with the application for building permits. 2. Grading, drainage and foundation plans shall be reviewed and signed by the soils engineer. 3. All earth and foundation work shall be done under the direction of a soils engineer; and a final report shall be submitted prior to acceptance of the work. (o) STORM DRAINAGE 1. The improvement plans shall show all existing and proposed drainage facilities. 2. Runoff from improved areas shall be collected and conveyed to the street by underground conduit and/or undersidewalk drains. Drainage shall not be diverted or concentrated onto adjoining properties; or over sidewalk and driveways. ( p) SANITARY SEWERS 1. T e improvement plans shall show the location of all existing and proposed sanitary sewer facilities. 2. Any new connections to the sewer main in the street shall require an encroachment permit; and shall be made into the Nye Street sewers only. (q) FRONTAGE IMPROVEMENTS 1. T e improvement plans shall show all proposed and existing frontage improvements. 2. New sidewalk shall be installed along both frontages. Tree wells shall be constructed in lieu of planter strips. 3. All unused driveways shall be removed and reconstructed with standard curb, gutter and sidewalk. 4. All existing curb, gutter and sidewalk damaged during construction shall be replaced to the satisfaction of the City Engineer. 5. A standard wheelchair ramp shall be constructed at the corner of Fifth Avenue and Nye Street. 6. All frontage improvements shall be constructed in accordance with the "Uniform Construction Standards for the Cities and County of Marin". 7. An encroachment permit will be required for the construction of all frontage improvements. (r) UTILITIES 1. utility services shall be underground, if determined to be feasible by the City Engineer. PLANNINIG DEPARTMENT (s) A landscaped strip shall be added along the north side of the oarkino lot. (t) The applicant shall apply for a parking variance from the Zoning Administrator to allow parking in the rear setback. (u) The screened roof equipment well shall be painted out. (v) The building techniques, materials, elevations and appearance of this project, as presented for approval, shall be the same as required for the issuance of a building permit. Any future additions, expansions, remodeling, etc., shall be subject to the review and approval by the Planning Department. (w) All mechanical equipment not entirely enclosed within the structure shall be screened from public view. The method to accomplish the screening shall be indicated on the building plans and approved by the Planning Department prior to issuance of a building permit. W Detailed landscaping and irrigation plans including street trees shall be submitted to the Planning Department for approval prior to issuance of a building permit. The minimum street tree size shall be 15 gallon, 6 feet tall planted and have a trunk caliber of at least one inch. (y) Prior to building final, the applicant shall provide a 2-year maintenance contract for landscaping or post a two year maintenance bond. (z) Revised details for proposed fencing shall be included on the final building plans and are subject to Planning Director and Police Department review. (aa) The proposed parking lot pavement shall be marked with appropriate directional signs/arrows for ingress- & egress to the satisfaction of the Traffic Engineer prior to building permit issuance. (bb) All on-site parking shall be double striped. Handicapped parking shall be appropriately marked on the pavement. (cc) A sign program shall be approved by the Planning Department prior to issuance of a building permit on the project. (dd) This permit is approved for one year from the date of approval or until October 15, 1985, and shall become null and void if a building permit is not issued or an extension granted.