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.
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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.