HomeMy WebLinkAboutCC Resolution 13920 (Mark Day School)RESOLUTION NO. 13920
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL APPROVING AN
AMENDMENT TO THE MASTER USE PERMIT (UP14-027) AND CONDITIONAL APPROVAL
OF AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED14-086) TO ALLOW THE
DEMOLITION OF AN EXISTING 3,935 SQ. FT., SINGLE -STORY ADMINISTRATION
BUILDING AND THE CONSTRUCTION OF A NEW 11,270 SQ.FT., MULTI -STORY
ADMINISTRATION/LIBRARY BUILDING AND ASSOCIATED PARKING, LANDSCAPING
AND FENCING SITE IMPROVEMENTS ON THE MARK DAY SCHOOL (FORMERLY ST.
MARK'S SCHOOL) CAMPUS, LOCATED AT 39 TRELLIS DRIVE
(APN: 175-060-01)
The City Council of the City of San Rafael finds and determines that:
WHEREAS, on July 1, 1991, Ordinance No. 1605 was adopted by the City of San Rafael
City Council (City Council) amending the Zoning Map of the City of San Rafael to Rezone the
10 -acre, "Don Timoteo Elementary School" site from "U" (Unclassified) to "PD" (Planned
Development) in addition to approving the "Saint Mark's School Master Plan" (ZC91-003; ED91-
013; UP91-022), which allowed the relocation and operation of St. Mark's School (recently
changed to "Mark Day School" or MDS) and minor site improvements; and
WHEREAS, on March 5, 2001, Ordinance No. 1760 was adopted by the City Council
amending the Zoning Map of the City of San Rafael to Rezone the site to amend the "Saint
Mark's School Master Plan" (ZC00-006; ED00-039; UP00-014) to allow the construction of a
new, 29' -tall, multi-purpose/gymnasium building and a 19' -tall, arts and sciences classroom
building and associated landscape, parking lot and wetlands relocation improvements and limit
the maximum allowable enrollment capacity to 380 students at MDS, while rescinding
Ordinance No. 1605 and reclassifying the MDS campus site; and
WHEREAS, on August 5, 2014, the City of San Rafael Design Review Board (Board)
provided conceptual design review (CDR14-004) comments on a project proposing to demolish
an existing 3,935 sq. ft., single -story administration building and construct a new 11,270 sq. ft.,
multi -story administration/library building, with a maximum height of 29' 1 9/32" above finished
grade. At that time, the Board expressed unanimous support for the proposed energy-efficient
building design and two-story scale, and provided the following design comments: 1) revisit the
design of the clerestory dormer features to ensure they do not dominate the building frontage
(west elevation; 2) refresh the existing perimeter landscaping along the driveway access and
redesigned surface parking lot with additional plantings (groundcovers, shrubs, grasses and
trees) as needed; 3) comply with the maximum allowable 30' building height for the site; 4)
upgrade the proposed roofing material, beyond composite asphalt shingles, to match the
contemporary design of the proposed building; 5) a Lighting Plan, with photometric illumination
levels, and a Material and Colors Board should be submitted with the formal project application;
and 6) consider additional site fencing as necessary to provide appropriate school safety; and
WHEREAS, on September 3, 2014, formal project applications for amendments to the
existing Planned Development (PD 1760) District zoning (ZC14-001) and conditionally approved
Master Use Permit (UP14-027) and an Environmental and Design Review Permit (ED14-086)
were submitted to the Community Development Department from MDS proposing the demolition
of an existing 3,935 sq. ft., single -story administration building and the construction of a new
11,270 sq. ft., multi -story administration/library building, with a maximum height of 29' 1 9/32"
above finished grade; and
WHEREAS, Planning staff has determined that the proposed project is exempt from the
requirements of the California Environmental Quality Act (CEQA), pursuant to Sections 15302
(a) (Replacement of Reconstruction), 15304 (a) and (f) (Minor Alterations to Land), 15311 (b)
(Accessory Structures) and 15314 (Minor Additions to Schools) of the CEQA Guidelines; and
WHEREAS, on November 4, 2014, the San Rafael Design Review Board (Board)
reviewed the project and expressed support for the proposed two-story building scale and
energy-efficient architectural design but recommended to continue their review to a `date
certain' (November 18, 2014), recommending: 1) further refinement of the front (west) building
elevation design, 2) additional landscape enhancements, between the project area and the
public right-of-way (Trellis Dr.) and behind two of the closest neighbors to the project area
where needed; and 3) a written plan be submitted to Planning prior to Building Final outlining a
timeline to repaint the existing campus buildings to better complement the new color palette
proposed by the project; and
WHEREAS, on November 18, 2014, the Board reviewed modifications to the proposed
project and recommended (3-2 vote; Board members Huntsberry and Spielman dissenting)
approval of the revised project to the San Rafael Planning Commission (Planning Commission),
including: 1) 'Option 2' design for the front (west) building elevation (lowers the central entry
roof, lowers the clerestories and revises the exterior color palette to a darker finished wood
accent underneath the window arrays); 2) the addition of 8 new trees, 36" -box container size,
Sycamore trees, located along the access driveway and between the new building and the
single-family residence located at 47 Trellis Drive; and 3) a MDS campus repainting plan (the
existing library, arts and sciences and the multi-purpose/gymnasium buildings repainted within
five (5) years of Building Final to better match the new color palette proposed by the project and
the remaining campus buildings within 10 years); and
WHEREAS, on February 24, 2015, the Planning Commission held a duly -noticed public
hearing on the proposed project, including amendments to the existing Planned Development
(PD 1760) District zoning (ZC14-001) and Master Use Permit (UP14-027) and an Environmental
and Design Review Permit (ED14-086) (amendment of the "Saint Mark's School Master Plan"),
accepting all oral and written public testimony and the written report of the Community
Development Department Planning staff and closed said hearing on that date; and
WHEREAS, on February 24, 2015, by adoption of separate resolution (Resolution No.
15-01), the Planning Commission has recommended adoption of the proposed Planned
Development (PD) District Rezoning (ZC14-001) to the City Council, which would provide the
appropriate land use limitations and development standards to allow the project; and
WHEREAS, by adoption of separate resolution (Resolution No.: 15-02), the Planning
Commission has recommended approval of the Master Use Permit Amendment (UP14-027)
and Environmental and Design Review Permit (ED14-086) to the City Council, which would
approve the proposed replacement building on the MDS campus and the minor site
improvements; and
WHEREAS, the proposed project is exempt from the requirements of the California
Environmental Quality Act (CEQA), pursuant to Sections 15302 (a) (Replacement of
Reconstruction), 15304 (a) and (f) (Minor Alterations to Lana), 15311 (b) (Accessory Structures)
and 15314 (Minor Additions to Schools) of the CEQA Guidelines); and
WHEREAS, the custodian of documents, which constitute the record of proceedings
upon which this decision is based, is the Community Development Department.
WHEREAS, by adoption of separate Ordinance, the City Council has adopted the
proposed Planned Development (PD) Rezoning (ZC14-001) to establish the appropriate land
use limitations and development standards to allow the project; and
WHEREAS, on May 4, 2015, the City Council held a duly noticed public hearing on the
proposed Master Use Permit Amendment (UP14-027) and Environmental and Design Review
Permit (ED14-086), accepting all public testimony and the written report of the Department of
Community Development; and
NOW, THEREFORE, BE IT RESOLVED, the City Council hereby makes the following
findings to support the approval of the Master Use Permit Amendment (UP14-027) and
Environmental and Design Review Permit (ED14-086) for the project:
California Environmental Quality Act (CEQA) Exemption
Findings
A. The proposed project is exempt from the requirements of the California Environmental
Quality Act (CEQA), pursuant to Sections 15302 (a) (Replacement of Reconstruction),
15304 (a) and (f) (Minor Alterations to Land), 15311 (b) (Accessory Structures) and 15314
(Minor Additions to Schools) of the CEQA Guidelines; and
The project qualifies for a Class 2 exemption (CEQA Guidelines Section 15302), which
applies to the replacement or reconstruction of existing structures and facilities where
the new structure will be located on the same site as the structure replaced and will have
substantially the same purpose and capacity as the structure replaced, including but not
limited to, existing school buildings with earthquake resistant structures, given that:l) the
new library and administration building is proposed to be located, generally, in the same
location of the existing administration building though its footprint will expand slightly (3-
4') to the west and to the north to create a secured (fenced) outdoor science courtyard
("Maker's Court") which requires the reconfiguration of a 17 -stall, surface parking lot with
a net gain in on-site parking spaces; 2) the existing administration building, like much of
the MDS campus, was originally constructed in the 1960s as 'Don Timoteo Elementary
School' and the new library and administration building is required to meet all current
state building code requirements including the most recent earthquake resistant
construction; and 3) MDS operates under a Master Use Permit, with a maximum
allowable enrollment capacity of 380 students, and the project does not propose to
increase enrollment capacity; and
2. The project qualifies for a Class 4 exemption (CEQA Guidelines Section 15304), which
applies to the minor alteration to private and public land and/or vegetation which does
not involve the removal of healthy, mature scenic trees, given that: 1) all grading
activities occur on a site with 'minor' slope or an average cross -slope of less than 10%
(The site has an average cross -slope of 6.2%); 2) the project proposes 'balanced'
grading on the site with a no net change in finished elevation; the project proposes
approximately 450 CYDS of cut and fill with off -haul limited, primarily, to the redesign of
the existing courtyard 'quad', the installation of new engineered bioswale stormwater
treatment areas, and trench work for the perimeter foundation required for the new
building; and 3) the project proposes to remove a limited amount of site landscaping,
primarily, along the frontage (west elevation) of the existing administration building,
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within the central courtyard 'quad' and within the adjacent 17 -stall, surface parking lot,
none of which is deemed 'scenic' landscaping due to the urbanized location of the site
and though one (1) existing tree is deemed a 'significant' tree based on its mature size
(A 'significant' tree is any tree which is in good health and form and is greater than 12" in
diameter as measured 4' 6" above the root crown or 6" in diameter for any Oak tree) and
the project proposes to replace this 'significant' tree at a 3:1 as recommended by City
policy; and
3. The project qualifies for a Class 11 exemption (CEQA Guidelines Section 15311), which
applies to the construction or replacement of minor structures accessory to existing
commercial, industrial or institutional facilities, including small surface parking lots, given
that: the project proposes to replace or redesign the existing, 17 -stall surface parking lot,
located immediately north of the project area, with an 18 -stall surface parking lot in,
essentially, the same location though reconfigured from providing 'angled' parking
spaces to providing 'parallel' parking spaces; and
4. The project qualifies for a Class 14 exemption (CEQA Guidelines Section 15314), which
applies to minor additions to existing schools which does not increase student
enrollment capacity by more than 25% or 10 classrooms, whichever is less, given that;
1). MDS operates under a Master Use Permit, with a maximum allowable enrollment
capacity of 380 students, and the project, as proposed, would not increase enrollment
capacity; 2) the project would not increase the number of classrooms on the Mark Day
School campus; and 3) the new library and administration building would replace
existing library and administration space, while providing new science lab space which
will be 'common' space that is shared by all of the existing classes on the MDS campus.
Use Permit Amendment (UP14-027)
Findings
A. The proposed use is in accord with the General Plan, the objectives of the Zoning
Ordinance , and the purposes of the Planned Development (PD 1760) District in which the
site is located in that:
As documented in the General Plan 2020 Consistency Table attached to the staff report
to the Planning Commission, the project will be consistent with Land Use Policies LU -2
(Development Timing), LU -9 (Intensity of Nonresidential Development), LU -10 (Planned
Development Zoning), LU -12 (Building Heights) and LU -23 (Land Use Map and
Categories), Neighborhoods Policies NH -2 (New Development in Residential
Neighborhoods), NH -8 (Parking), NH -12 (Schools), and NH -14 (Gathering Places and
Events), Community Design Policies CD -3 (Neighborhoods), CD -5 (Views), CD -10
(Nonresidential Guidelines), CD -15 (Participation in Project Review), CD -18
(Landscaping) and CD -19 (Lighting), Circulation Policies C-5 (Traffic LOS Standards), C-
12 (Transportation Demand Management), and C-13 (School -Related Automobile
Traffic), Infrastructure Policy 1-2 (Adequacy of Infrastructure and Services), Governance
Policy G-15 (School Facilities as Gathering Places), Sustainability Policies SU -2
(Promote Alternative Transportation), SU -5 (Reduce Use of Non -Renewable Resources)
and SU -9 (Zero Waste), Parks and Recreation Policy PR -20 (School Site Recreation
Facilities), Safety Policies S-1 (Location of Future Development), S-3 (Use of Hazard
Maps in Development Review), S-4 (Geotechnical Review), S-6 (Seismic Safety of New
Buildings), S-18 (Storm Drainage Improvements), S-22 (Erosion) and S-32 (Safety
Review of Development Projects), Noise Policy N-4 (Noise From New Nonresidential
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Development), and Air and Water Polices AW -2 (Land Use Compatibility), AW -7 (Local,
State and Federal Standards) and AW -8 (Reduce Pollution from Urban Runoff);
2. As documented in the Zoning Ordinance Consistency Table attached to the staff report
to the Planning Commission, the proposed project will be consistent with the objectives
of the Zoning Ordinance, which is to promote and protect the public health safety, peace,
comfort and general welfare, given that;
a. The proposed project will implement and promote the goals and policies of the San
Rafael General Plan 2020, as identified in Finding Al above;
b. The project will foster harmonious and workable relationships among land uses in
the vicinity of the site, given that; the site has been in near continuous operation as
an elementary school campus since the early 1960s and the project will continue
operating an elementary school campus on the site consistent with the conditionally
approved Use Permit Amendment.
c. The project will reduce or remove negative impacts caused by inappropriate location,
use or design of buildings and improvements, given that; 1) the new library and
administration building is proposed to be located, generally, in the same location of
the existing administration building though its footprint will expand slightly (34) to
the west and to the north to create a secured (fenced) outdoor science courtyard
("Maker's Court") which requires the reconfiguration of a 17 -stall, surface parking lot
with a net gain in on-site parking spaces; 2) the new library and administration
building is proposed to replace and expand existing library and administration space,
while providing new science lab space which will be `common' space that is shared
by all of the existing classes on the MDS campus; 3) the Board is recommending
approval of the project after the following minor revisions were incorporated into the
proposed site and building design: a) raised the ceiling height of the entry 'portal'; b)
reduce the height of the expression area located above the entry 'portal'; c) expand
landscape enhancements along the driveway entrance, behind 47 Trellis Drive and
between the new building and Trellis Drive; and d) submit a written plan prior to
Building Final outlining a timeline to repaint the existing campus buildings to better
complement the new color palette of the project; and 4) the project proposes to
remove 13 existing trees (one of which is 'significant' based on its mature size) and
plant 25 new, 36-48" box container size, replacement trees, located between the
project area and Trellis Drive, the closest public right-of-way, as long-term mitigation
to help reduce or break up the perceived mass of the new library and administration
building as seen from Trellis Drive; and 5) the project proposes to replace the
existing 17 -space surface parking lot and to increase the available off-street parking
on the site by providing one (1) additional on-site parking space;
d. The project will ensure the adequate provision of light, air space, fire safety and
privacy between buildings, given that; 1) the project will be setback 200' (approx..)
from the closest public street front, Trellis Drive, and 100' (approx..) from the rear
property boundary and approximately 150 feet from the rear of the structure of the
closest neighboring residences, 31 and 47 Trellis Drive; and 2) the project is
conditioned to be designed and built in accordance with the most current building,
fire safety and seismic codes;
e. The project will provide for adequate, safe and effective off-street parking and
loading facilities, given that; the project proposes to reconfigure an existing 17-
parking stall surface parking lot, from providing 'angled' parking spaces to 'parallel'
parking space and expand the parking area to provide a total of 18 on-site parking
spaces; which will meet all applicable parking design standards;
The proposed project will promote a safe, effective traffic circulation system, and
maintain acceptable local circulation system operating condition, given that; 1)
Vehicular access to/from the MDS campus is proposed to continue to be served by a
separated circular driveway which creates a counterclockwise drop-off/pick-up
vehicular pattern, which was originally supported by the City Engineer and approved
by prior Planning Commission action; 2) the project proposes to continue to operate
under an existing Transportation System Management (TSM) program, which was
previously approved as a condition to the current amendment to the "Saint Mark's
School Master Plan" (ZC00-006; ED00-039; UP00-014); and 3) the proposed project
has been conditioned (Condition 4; ED14-086) to require all "off -haul" of excavation
during off-peak traffic trip hours — between 9:00 a.m. and 4:00 p.m. weekdays -- only;
g. The project will preserve and enhance natural resources and key visual features in
the community, including the bay, shoreline, canal, wetlands and hillsides, given that:
photo simulations for the project (see Exhibit 6 of staff's report to the Planning
Commission) submitted by the applicant from public vantage points specified by
Planning staff, including: one along Montecillo Rd. three from the pathway at Freitas
Park, one along Trellis Drive and one across from the project area, indicate no
significant loss of view of surrounding hills and ridgelines from public vantage points
due, primarily, to existing mature trees, which help to maintain a natural backdrop
and create an appropriate context of scale for the project (Montecillo Rd. and Freitas
Park view points) and existing development and compromised ridgeline on the
closest ridgeline, including the 110 -unit Quail Hill townhome development (identified
by the abundance of yellow shade awnings) and the vacant office building at 1
Thorndale Drive, already dominates the public view along the Trellis Drive frontage
and has significantly disturbed the ridgeline (Trellis Drive view point); and
h. The project has already provided for effective citizen participation in decision-making,
given that; the City has provided opportunities for public involvement in the review of
the project through notice of the August 5, 2014 Conceptual Design Review meeting,
the September 25, 2014 Neighborhood Meeting and the referral, notice and hearings
of the formal project review in compliance with Chapter 29 of the Zoning Ordinance
(Public Notice). Notice of one Neighborhood Meeting, three separate Board meetings
and this hearing were mailed to all property owners and occupants within a 300 -foot
radius of the site, and the appropriate neighborhood group (Terra Linda
Homeowner's Association) and all interested parties, 15 calendar days prior to the
meetings or hearing, and notice was posted on the project site along the Trellis Drive
frontage, between the separated driveway prior to all meetings. At the time of the
release, printing and distribution of staff's report to the Commission, Planning has
received a considerable amount of public comments; both in support and in
opposition of the project (see Exhibit 11 of staff's report to the Planning
Commission). Comments received from other City departments and non -City
agencies on the project have been incorporated in the review and action of the
project.
3. As documented in the Zoning Ordinance Consistency Table attached to the staff report
to the Planning Commission, the proposed 'project would be consistent with the
purposes of the Planned Development (PD 1760) District in which the site is located,
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given that; the proposed project will promote the continued use of the MDS campus to
provide educational opportunities and instruction to elementary school students by
encouraging improvement of site (new, updated facilities and expanded curriculum)
while maintaining the existing maximum 380 student enrollment.
B. The proposed use will not be detrimental to the public health, safety or welfare, or
materially injurious to properties or improvements in the vicinity, given that : 1) the project
has been reviewed by appropriate City departments, non -City agencies, the appropriate
surrounding neighborhood group (Terra Linda Homeowner's Association) and the Board;
2) conditions of approval have been included to mitigate any potential negative impacts
anticipated to be generated by the proposed use and construction to the proposed use; 3)
the project would not change the intensity or type of use that currently exists on the site
and has existed for over 20 years, in that the project would not increase enrollment or
classrooms, but rather just provide larger facilities for the existing students and faculty;
and
C. The proposed use complies with each of the applicable provisions of the Zoning
Ordinance, as identified in Finding B1-5 (Environmental and Design Review Permit ED14-
086) below.
Environmental and Design Review Permit (ED14-086)
Findings
A. The project design is in accord with the General Plan, the objectives of the Zoning
Ordinance, and the purposes of Chapter 14.25 of the Zoning Ordinance; in that:
1. As documented in the General Plan 2020 Consistency Table attached to the staff report
to the Planning Commission, the proposed project will implement and promote the goals
and policies of the San Rafael General Plan 2020, as identified in Finding Al (Use
Permit Amendment UP14-027) above;
2. As documented in the Zoning Ordinance Consistency Table attached to the staff report
to the Planning Commission, the proposed project will be consistent with the objectives
of the Zoning Ordinance, which is to promote and protect the public health safety, peace,
comfort and general welfare, as identified in Finding A2 (a -h) (Use Permit Amendment
UP 14-027) above;
3. As documented in the Zoning Ordinance Consistency Table attached to the staff report
to the Planning Commission, the proposed project will be consistent with the purposes of
Environmental and Design Review Permits, given that;
a. The project will maintain and improve the quality of, and relationship between,
development and the surrounding area to contribute to the attractiveness of the City,
given that: the Board has reviewed and recommended approval of the project,
subject to the condition that the applicant submits a written plan prior to Building
Final outlining a timeline to repaint the existing campus buildings to better
complement the new color palette of the project The applicant has responded by
proposing to repaint the existing campus buildings facing the Trellis Drive frontage
(the existing library, arts and sciences and the multi-purpose/gymnasium buildings)
to better match the colors of the project within five (5) years of Building Final and the
remaining campus buildings within 10 years. Staff has formalized this campus
building repainting plan as a condition (Condition 67; ED14-086) of approval;
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b. The project will promote design excellence by encouraging creative design and the
innovative use of materials and methods and techniques, given that: the Board has
reviewed the energy-efficient building design, including. broad clerestory dormer
features along the west elevation, facing the Trellis Drive frontage, and
recommended approval; and
c. The project will preserve and enhance views from other buildings and public
property, given that; as identified in Findings A2 (d) and (g), UP14-027 above, the
new building will provide a 200' (approx..) setback from the closest public street front,
Trellis Drive, and 100' (approx..) setback from the rear property boundary and 140'
(approx..) to the actual homes of the closest neighborhood residences, 31 and 47
Trellis Drive and the existing ridgeline development, including the 110 -unit Quail Hill
townhome development (identified by the abundance of yellow shade awnings) and
the vacant office building at 1 Thorndale Drive, already dominates the public view
along the Trellis Drive frontage.
B. The project design is consistent with all applicable site, architecture and landscaping design
criteria and guidelines for the Planned Development (PD 1760) District in which the site is
located, given that;
1. The project design will be consistent with the maximum allowable building height for the
site (30' allowed; 29' 1 9/32" above finished grade proposed)
2. The project design will be consistent with the maximum allowable Floor Area Ratio
(FAR) (1.0 FAR or 435,600 sq. ft. allowed; 0.13 FAR or 58,054 sq. ft. proposed);
3. The project design will be consistent with the required level of geotechnical review
(geotechnical matrix; Appendix F of the San Rafael General Plan 2020); the project
application submittal included a Geotechnical Investigation Report prepared by Rollo &
Ridley Geotechnical Engineers & Scientists, dated July 9, 2014 and, after review by the
City's Engineer, was found to meet the requirements and is appropriate for the proposed
design of the project;
4. The project design will avoid creating off-site light and glare impacts, including;
a. The proposed exterior colors and finishes will be non -reflective earth tones/ wood
tones to minimize adverse impacts on pedestrian and motor vehicle traffic and
adjacent neighbors;
b. The proposed light fixtures will be shielded to conceal light sources from view off-
site and avoid spillover onto adjacent properties;
c. The proposed light levels will be consistent with minimum intensity to provide a
sense of security at building entryways, walkways and parking areas. Maximum
building height (30' allowed; 29' 1 9/32" above finished grade proposed); the
project application submittal included a Lighting Plan proposing photometric
lighting levels, generally, of one foot-candle ground level overlap at all entryways
and parking areas, one-half foot-candle ground overlap at all walkways and less
than one foot-candle ground overlap at property boundaries); and
d. The project has been conditioned (Condition 66; ED14-086) to require a 90 -day
lighting review period, commencing at Building Final, to allow for minor
adjustment to light fixture shields and assure compliance with lighting intensity
levels;
5. The project design will be consistent with the rooftop mechanical equipment screening
requirement; rooftop -mounted mechanical equipment is proposed to be located below
the gabled roof ridge, along the courtyard `quad' building elevation, completely screened
above the entry 'portal'.
6. The provisions of Marin Municipal Water District's most recent water conservation
requirements apply to the project, as specified by MMWD Ordinance 421. Any project
that proposes rehabilitated existing landscape areas equal to or greater than 1,000 sq. ft.
of non-residential development shall require review and approval prior to the issuance of
any building or grading permit. This requirement has been made a condition of approval
(see Condition 6; ED14-086);
7. The project design will be consistent with all applicable parking standards for all new or
relocated parking, including:
a. Minimum aisle width or minimum parking space backup area (26');
b. End of drive aisle parking stall access extension (2');
c. Clean air vehicle parking (1);
d. ADA accessible parking (1);
e. Short-term bicycle parking;
f. Parking space dimensions (9'x 19');
g. Parking lot landscape 'island' width and size (6' and 36 sq. ft.)
h. Parking lot trees (1 canopy tree for every 4 parking spaces);
i. Bio -filtration facilities; and
j. Lighting or illumination levels;
8. The proposed project will be consistent with review criteria for Environmental and Design
Review Permits (Chapter 14.25 of the Zoning Ordinance), given that; the Board
reviewed the formal application submittal at their November 4, 2014 meeting and
unanimously recommended approval of the two-story scale of the project, and continued
their review on November 18, 2014 of fagade refinements along the building frontage
(west elevation), additional site tree plantings and a repainting plan for the existing
campus buildings and, after determining the project adequately met the review criteria
for Environmental and Design Review Permits, recommended approval of the project.
C. The project design minimizes adverse environmental impacts, given that:
The project proposes to remove 28 existing trees, one (1) of which are deemed
`significant' (i.e., any Oak tree more than 6" in diameter or any tree more than 12" in
diameter, as measured 4.5' above the root crown, and in good health and form). In non -
hillsides, it is recommended that 'significant' trees removed should be replaced at a 3:1
ratio. Nearly half (13) of the trees proposed for removal are located between the project
area and Trellis Drive, the closest public right-of-way. The project proposes to plant 40,
24-48" box, replacement trees, a vast majority (33) of which are proposed to be located
between the project area and Trellis Drive;
2. The project proposes to reconfigure and redesign an existing 17 -space surface parking
lot, located adjacent to the new building, from providing angle parking spaces to parallel
parking spaces and provide one (1) additional on-site parking space for a total 18
parking spaces;
3. The proposed project includes storm water retention areas or 'bioswales' which will have
the effect of creating a 'no net change' in imperviousness on the MDS campus site, as
determined by the hydrology/drainage report submitted on the project by URS, dated
August 29, 2014;
4. The proposed project does not include an increase in the maximum allowable student
enrollment (380) for the MDS campus and the continuation of the TSM program and
annual reporting, and
5. The portion of the site proposed for redevelopment neither contains, nor is immediately
contiguous to, recognizable wetlands, creeks or similarly sensitive environmental
features, and it has not been identified in the San Rafael General Plan 2020 (Exhibit 38
— Threatened and Endangered Species) as a general location were threatened and
endangered species have been previously observed or maintain a suitable habitat for
their likely presence to be found. The project does not propose to remove, relocate or
alter the 1,180 sq. ft. wetlands replacement area approved and installed in 2001 during
the City Council's conditionally approved (ZC00-006, ED00-039, UP00-014) of the multi-
purpose/gymnasium building and arts and sciences classroom building.
D. The project design, together with the conditions applicable thereto, will not be detrimental to
the public health, safety or welfare, or materially injurious to properties or improvements in
the vicinity, or to the general welfare of the City, as identified in Finding D (Use Permit
Amendment UP14-027) above.
NOW THEREFORE BE IT FURTHER RESOLVED, that the City Council hereby
approves Use Permit Amendment (UP14-027) and Environmental and Design Review Permit
(ED14-086) to allow replacement of the existing single -story administration building on the Mark
Day School campus with a two-story administration/library building and minor site
improvements, subject to the following conditions of approval
Use Permit Amendment (UP14-027)
Conditions of Approval
Communitv Development Department, Planning Division
1. This Use Permit Amendment (UP14-027) authorizes development of the Mark Day School
(MDS) campus (APN: 175-060-01) in accordance with the Planned Development approval
(ZC14-001) and associated development plan (ED14-086), which identifies the allowable
land uses, required parking and building heights for development of the site.
2. This Use Permit Amendment does not allow MDS to increase the maximum allowable
enrollment of 380 students. Any additional increase in the maximum enrollment at MDS
shall require amendment of this Use Permit and is subject to review and approval by the
Planning Commission.
3. This Use Permit Amendment shall supersede previous Use Permit (UP91-013) and Use
Permit Amendment (UP00-014) approvals.
4. This Use Permit Amendment shall continue to allow the 'Multi -Purpose Building Activities',
as previously approved and identified in Exhibit A.
5. The Use Permit Amendment shall continue to require the implementation of a
Transportation System Management (TSM) plan, as previously approved and
H
subsequently modified, documenting that the peak hour traffic trips generated by the
operation of MDS do not exceed 146 PM peak hour traffic trips, with a mandatory
reduction in AM peak hour traffic trips of 20% over August 2000 baseline traffic trips (420)
and the voluntary goal of reducing AM peak hour traffic trips an additional 5%. On or
before May 1 s' of each year, MDS shall submit an annual report on the compliance of the
TSM plan to the Community Development Department, Planning Division, for review by
the City Engineer and further study, monitoring or modification, if necessary. The new
mandatory reduction in AM peak hour traffic trips shall be initiated prior to the 2016-2017
school year and documented in the May 2017 TSM report.
6. The outdoor playing fields at MDS shall continue to be available for public use after 4:30
p.m. during the school year. During the soccer season (September — the end of
November, generally) the fields shall be made available two (2) days a week at 4 p.m. for
the Dixie Soccer League.
7. MDS shall continue to provide 101 on-site parking spaces with an additional 102 on-site
'overflow' parking spaces located on the asphalt play areas east of the campus buildings.
For all school -sponsored special events held on the MDS campus with a parking demand
in excess of the 101 on-site parking spaces, MDS shall effectively direct motor vehicles to
the overflow parking area.
8. MDS shall continue to direct that all motor vehicle pick-up and drop-off of students to use
the Manuel T. Freitas Parkwav to Las Pavadas Avenue to Trellis Drive street route. Any
alternative motor vehicle route shall require prior review and approval by the City
Engineer.
9. Crossing guards shall be required during school operations at the intersection of Trellis
Drive and Arias Street, during all site grading and construction activities associated with
the project. The continuation of crossing guards is encouraged after Building Final on the
project.
10. This Use Permit Amendment (UP14-027), for amendment of the "Saint Mark's School
(Mark Day School) Master Plan", shall run with the land and shall remain valid regardless
of any change of ownership of the project site, subject to these conditions, provided that a
grading permit or building permit is issued by the City and work commenced or a time
extension request is submitted to the City's Community Development Department,
Planning Division, within two (2) years of this approval, or May 4, 2017. Failure to obtain
a grading permit or building permit or submit a time extension request by the specified
date will result in the expiration of this Use Permit.
Environmental and Design Review Permit (ED14-086)
Conditions of Approval
General and On -Going
Communitv Development Department, Planning Division
1. The building techniques, colors, materials, elevations and appearance of the project, as
presented to the City Council at their May 4, 2015 hearing, labeled Mark Day School,
Learning Commons/Admin. Addition, City Council Submission, May 4, 2015 and Mark Day
School; Supplemental City Council Meeting Materials, May 4, 2015, and on file with the
Community Development Department, Planning Division, shall be the same as required for
issuance of all building/grading permits, subject to these conditions and as modified during
the City Council meeting. As proposed by the project architect, and approved by the City
Council, the sill height of the upper -story windows along the southern portion of the
building frontage (west elevation) shall be raised one -foot (1'). Minor modifications or
revisions to the project shall be subject to review and approval of the Community
Development Department, Planning Division. Further modifications deemed not minor by
the Community Development Director shall require review and approval by the original
decision making body, the City Council and may require review and recommendation by
the City's Design Review Board and/or Planning Commission.
2. The approved colors for the project are on file with the Community Development
Department, Planning Division. Any future modification to the color palette shall be subject
to review and approval by the Planning Division and those modifications not deemed
minor shall be referred to the Design Review Board for review and recommendation prior
to approval by the Planning Division.
3. This Environmental and Design Review Permit (ED14-086) approves the demolition of an
existing 3,935 sq. ft., single -story administration building and the construction of a new,
11,270 sq. ft., multi -story library and administration building ("Learning Commons,
Creativity Lab and Administration Building") at the same location on the Mark Day School
campus and associated parking, drainage, lighting and landscaping improvements. This
Environmental and Design Review Permit also approves the conversion of the existing
library building, located immediately south of the new building, to a faculty/staff lounge and
meeting spaces.
4. All 'off -haul' of excavation and delivery/pick-up of construction equipment shall occur
during off-peak weekday hours, between 9:00 a.m. and 4:00 p.m., Monday through Friday
only.
5. All grading and construction activities shall be limited to 8 a.m. to 6 p.m., Monday through
Friday. Low -noise construction, occurring entirely within the interior of the building, may be
permissible beyond these approved days/hours of operation with prior approval by the
Planning Division and only after the building is completely enclosed (walls, roof, doors and
windows). If requested and approved, Saturday work shall be limited to 9 a.m. to 6 p.m.
Any work on Sundays and federally -recognized holidays is strictly prohibited.
6. Final landscape and irrigation plans for the project shall comply with the provisions of
Marin Municipal Water District's (MMWD) most recent water conservation ordinance
(currently Ordinance 421). Construction plans submitted for issuance of building/grading
permit shall be pre -approved by MMWD and stamped as approved by MMWD. The
building permit application submittal shall include a letter from MMWD approving the final
landscape and irrigation plans. Modifications to the final landscape and irrigation plans, as
required by MMWD, shall be subject to review and approval of the Community
Development Department, Planning Division.
7. All new landscaping shall be irrigated with an automatic drip system and maintained in a
healthy and thriving condition, free of weeds and debris, at all times. Any dying or dead
landscaping shall be replaced in a timely fashion.
8. All public streets and sidewalks and on-site streets which are privately owned that are
impacted by the grading and construction operation for the project shall be kept clean and
free of debris at all times. The general contractor shall sweep the nearest street and
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sidewalk adjacent to the site on a daily basis unless conditions require greater frequency
of sweeping.
9. The reconfigured surface parking lot shall be designated appropriately for any combination
of one (1) low -emitting, fuel-efficient, carpool/vanpool vehicle. The designated parking
space shall be painted, using the same paint color as the parking stall striping, with
"CLEAN AIR VEHICLE" which shall be aligned with the end of the stall striping and is
visible beneath the parking vehicle.
10. All submitted Building Permit plan sets shall include a plan sheet incorporating these
conditions of approval.
11. If archaeological or cultural resources are accidentally discovered during
excavation/grading activities, all work will stop within 100 feet of the resource and the
qualified archaeologist will be notified immediately. The qualified archaeologist will contact
Federated Indians of Graton Rancheria (FIGR) and the Planning Division and coordinate
the appropriate evaluation of the find and implement any additional treatment or
protection, if required. No work shall occur in the vicinity until approved by the qualified
archaeologist, FIGR, and Planning staff. Prehistoric resources that may be identified
include, but shall not be limited to, concentrations of stone tools and manufacturing debris
made of obsidian, basalt and other stone materials, milling equipment such as bedrock
mortars, portable mortars and pestles and locally darkened soils (midden) that may
contain dietary remains such as shell and bone, as well as human remains. Historic
resources that may be identified include, but are not limited to, small cemeteries or burial
plots, structural foundations, cabin pads, cans with soldered seams or tops, or bottles or
fragments or clear and colored glass
If human remains are encountered (or suspended) during any project -related activity, all
work will halt within 100 feet of the project and the County Coroner will be contacted to
evaluate the situation. If the County Coroner determines that the human remains are of
Native American origin, the County Coroner shall notify FIGR within 24 -hours of such
identification who will work with Planning staff to determine the proper treatment of the
remains. No work shall occur in the vicinity without approval from Planning staff.
12. This Environmental and Design Review Permit (ED14-086) shall run with the land and
shall remain valid regardless of any change of ownership of the project site, subject to
these conditions, provided that a building/grading permit is issued and construction
commenced or a time extension request is submitted to the City's Community
Development Department, Planning Division, within two (2) years of approval, or May 4,
2017. Failure to obtain a building permit and construction commenced or failure to obtain a
time extension within the two-year period will result in the expiration of this Environmental
and Design Review Permit.
13. This Environmental and Design Review Permit (ED14-086) shall run concurrently with the
Use Permit Amendment (UP14-027) approval. If the Environmental and Design Review
Permit expires, Use Permit Amendment approval shall also expire and become invalid.
Prior to Issuance of Grading/Building Permits
Communitv Development Department, Planning Division
14. A Construction Management Plan (CMP) shall be prepared and submitted to the Planning
Division for review and approval. The CMP shall include a projected schedule of work,
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projected daily construction truck trips, proposed construction truck route, proposed
location of material staging areas, proposed location of construction trailers, proposed
location of construction worker parking, proposed dust control program, a statement that
the project shall conform to the City's Noise Ordinance (Chapter 8.13 of the San Rafael
Municipal Code) as modified by Condition 4 (ED14-086) which limits the days and hours of
all grading and construction activities, a statement that no construction truck traffic shall
encroach into any of the surrounding residential neighborhood streets at any time, and a
statement that the existing roadway conditions on Trellis Drive shall be memorialized on
digital recording format prior to the start of construction and that MDS shall be required to
repair any roadway damage created by the additional construction truck traffic. In the
event that the CMP is conflicting with any conditions imposed by the grading permit for the
project, the more restrictive language or conditions shall prevail.
15. The project shall submit an affordable housing in -lieu fee of $5,588, in accordance to San
Rafael Municipal Code (SRMC) Section 14.16.030.
Public Works Department
16. A grading permit is required for the project.
17. No grading operation or construction of retaining walls shall be allowed between October
15th and April 15th
18. All work in the public right of way requires the issuance of an encroachment permit from
the Public Works Department. The project engineer shall submit three (3) sets of plans
showing all work proposed in the public right-of-way, including details of all utilities, to the
City Engineer for review and approval.
19. Include the attached sheet "Pollution Prevention — Its Part of the Plan" with each
construction drawing set submitted for building permit.
20. Create an Erosion and Sediment Control Plan (ESCP) for the project and submit to the
Public Works Department with Civil plan sheet showing the staging area for the proposed
work. If the work is scheduled to occur while school is in session, create and submit
staging plans for the project.
Communitv Development Department, Buildina Division
21. Prior to use or occupancy of the new building or structure or any portion thereof, a
"Certificate of Occupancy" must be issued by the Chief Building Official pursuant to
California Building Code Section 111.1. Failure to secure a "Certificate of Occupancy" is a
violation and will result in a $500 citation per day as long as the violation continues.
22. School fees will be required for the project. Calculations are done by the San Rafael City
Schools, and those fees are paid directly to them and proof of payment shall be submitted
to the Building Division prior to issuance of the building permit.
23. The design and construction of all site alterations shall comply with the 2013 California
Building Code, 2013 Plumbing Code, 2013 Electrical Code, 2013 California Mechanical
Code, 2013 California Fire Code, 2013 California Energy Code, 2013 Title 24 California
Energy Efficiency Standards, 2013 California Green Building Standards Code and City of
San Rafael Ordinances and Amendments, or the codes that are in effect at the time of
building permit submittal.
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24. A building permit is required for the proposed work. Applications shall be accompanied by
four (4) complete sets of construction drawings to include:
a) Architectural plans
b) Structural plans
C) Electrical plans
d) Plumbing plans
e) Mechanical plans
f) Fire sprinkler plans
g) Site/civil plans (clearly identifying grade plan and height of the building)
h) Structural Calculations
i) Truss Calculations
D Soils reports
k) Green Building documentation
1) Title -24 energy documentation
25. The occupancy classification, construction type and square footage of each building shall
be specified on the plans in addition to justification calculations for the allowable area of
each building.
26. Each building shall have address identification placed in a position that is plainly legible and
visible from the street or road fronting the property. The existing monument sign, located at
the driveway entrance, shall have address numbers posted prominently on the monument
sign. For new buildings, the address shall be internally -illuminated or externally -illuminated
and remain illuminated at all hours of darkness. Number shall be a minimum 6 inches in
height with 1/2 inch stroke for commercial applications. The address shall be contrasting in
color to their background. The applicant will need to apply for a new address for the new
building from the Chief Building Official. The title block on each sheet of the project plans
shall show the new address for the building.
27. If any portion of the new fencing exceeds 6' in height, a building permit is required.
28. Any demolition of existing structures shall require a permit. Demolition permit submittal shall
include three (3) copies of the site plan, asbestos certification and PG&E disconnect notice.
All required permits from the Bay Area Air Quality Management District shall be obtained and
documentation provided prior to building permit issuance and any work commencing.
29. The project shall be designed to provide access to the physically disabled in accordance
with requirements of Title -24, California Code of Regulation. For existing buildings and
facilities, when alterations, structural repairs or additions are made, accessibility
improvements for persons with disabilities may be required. Improvements shall be made,
but not limited to, the following accessible features:
a) Path of travel from public transportation point of arrival
b) Routes of travel between buildings
c) Accessible parking
d) Ramps
e) Primary entrances
f) Sanitary (restroom) facilities
g) Drinking fountains and public telephones (when provided)
h) Accessible features per specific occupancy requirements
i) Accessible special features (i.e., ATM point of sale machines, etc.)
30. Public accommodation disabled parking spaces must be provided according the following
table and must be uniformly distributed throughout the site:
Total Number of Parking
Spaces
Provided
1 to 25
26 to 50
51 to 75
76 to 100
101 to 150
151 to 200
201 to 300
301 to 400
401 to 500
501 to 1,000
1,001 and over
Minimum Required Number of
H/C Spaces
1
2
3
4
5
6
7
8
9
Two percent of total
Twenty, plus one for each 100
or fraction thereof over 1,001
31. At least one disabled parking space shall be van accessible; 12 feet wide parking space
and 5 feet wide off- load area. Additionally, one in every eight required handicap spaces
must be van accessible.
32. Plumbing fixture counts for the project seems low for the associated occupant loads. At
the time of building permit submittal, the plans shall justify the total number of plumbing
fixtures for the entire project in order to meet the minimum requirements in the California
Plumbing Code.
33. As a new building, the project is required to comply with the California Green Building
Code, including Tier 1 standards. The specific requirements are as identified in San Rafael
Municipal Code (SRMC) Section 12.23.020.
San Rafael Fire Department, Fire Prevention Bureau
34. The design and construction of all site alterations shall comply with the 2013 California
Fire Code and City of San Rafael Ordinances and Amendments.
35. A fire apparatus access plan shall be prepared for this project. Fire apparatus plan shall
show the location of the following:
a) Designated fire apparatus access roads.
b) Red curbs and no parking fire lane signs.
c) Onsite fire hydrants.
d) Fire Department Connection (FDC).
e) Double detector check valve.
f) Street address sign.
g) Recessed Knox Box
h) Fire Alarm annunciator panel.
a
i) Note the designated fire apparatus access roads and fire hydrant shall be installed and
approved by the Fire Prevention Bureau prior to construction of the building.
Complete and submit the attached Fire Prevention Bureau Fire Apparatus Access Road and
Fire Hydrant Worksheet.
36. Please add the following information to the plans submitted for building permits:
• Deferred Submittals for the following fire protection systems shall be submitted to the Fire
Prevention Bureau for approval and permitting prior to installation of the systems:
a) Private Fire Service Main.
b) Automatic Fire Sprinkler System.
c) Fire Alarm System
37. Show the location of address numbers on the building elevation. Each building must have
address identification placed in a position that is plainly legible and visible from the street
or road fronting the property. Refer to the attached Fire Prevention Bureau Premises
Identification Standard 09-1001, Table 1.
38. A Knox Box is required at the primary point of first response to the building. A recessed
mounted Knox Box # 3275 Series is required for this project; the Knox Box shall be clearly
visible upon approach to the main entrance from the fire lane. Note the Knox Box must be
installed from 72" to 78" above finish grade; show the location on the plans.
39. Onsite fire hydrants are required for this project. The fire hydrants shall be a wet barrel
Clow model 960. The locations of the fire hydrants are to be determined by the Fire
Prevention Bureau. Please contact Fire Inspector David Heida (415) 458-5004 to schedule
a meeting.
40. Where a fire hydrant is located on a fire apparatus access road, the minimum width of the
road shall be 26 -feet. The 26 -feet width is required to remain clear and obstructed for at
least 20 -feet of roadway on each side of the fire hydrant.
41. When a building is fully sprinklered, all portions of the exterior building perimeter shall be
located within 250 -feet of an approved fire apparatus access road.
42. The minimum width of the fire apparatus access road shall be 20 -feet.
43. The minimum inside turning radius for a fire apparatus access road shall be 28 feet.
44. The fire apparatus access road serving this building is more than 150 -feet in length. The
project shall provide an approved turn -around. Please contact the Fire Prevention Bureau
for specific details.
45. As the building is over 30 feet in height, an aerial fire apparatus access roadway is
required parallel to one entire side of the building. The Aerial apparatus access roadway
shall be located within a minimum of 15 feet and a maximum of 30 feet from the building.
46. The minimum unobstructed width for an aerial fire apparatus access road shall be 26 -feet.
47. Overhead utility and power lines shall not be located within the aerial fire apparatus
access roadway, or between the roadway and the building.
IRA
48. Fire lanes must be designated; painted red with contrasting white lettering stating "No
Parking Fire Lane" A sign shall be posted in accordance with the CFC Section 503.3.
49. Evacuation placards shall be installed at all classrooms.
50. Hazardous Materials Placard shall be installed in accordance with NFPA 704.
51. Contact the Marin Municipal Water District (MMWD) to make arrangements for MMWD to
provide adequate water supply service for the required fire protection system.
During Construction
Marin Municipal Water District
52. District records indicate that the property has been operating above its annual water
entitlement. The project shall require the purchase of additional water entitlement.
Additional water entitlement will be available upon request and fulfillment of the following
requirements:
a) Pay the appropriate fees and charges.
b) Comply with all indoor and outdoor requirements of District Code Title 13 — Water
Conservation. Indoor plumbing fixtures shall meet specific efficiency requirements.
Landscape, irrigation, grading and fixture plans shall be submitted to the District for
review and approval. Any questions regarding District Code Title 13 — Water
Conservation should be directed to the District's Water Conservation Department at
(415) 945-1497. You may also find information on the District's water conservation
requirements online at I,°4f\IrVlr :llll'o nNui•,N.
c) Comply with the backflow prevention requirements, if upon the Districts review
backflow protection is warranted, including installation, testing and maintenance.
Questions regarding backflow requirements should be directed to the Backflow
Prevention Program Coordinator at (415) 945-1558.
d) Use of recycled water is required, where available, for all approved uses, including
irrigation and the flushing of toilets and urinals. Questions regarding the use of
recycled water should be directed to Dewey Sorensen at (415) 945-1558.
Pacific Gas & Electric
53. Electric and gas service to the project site will be provided in accordance with the
applicable extension rules, which are available on PG&E's website at
W IIJ dl.......
l Ni d ,Vi ^i1„ VI i�,.Vlltl Pli ^„ Ii:`:' OB,!!41N ::alf` Or contact (800)
PGE -5000. It is highly recommended that PG&E be contacted as soon as possible so that
there is adequate time to engineer all required improvements and to schedule any site
work.
54. The cost of relocating any existing PG&E facilities or conversion of existing overhead
facilities to underground shall be the sole responsibility of the applicant or property owner.
55. Prior to the start excavation or construction, the general contractor shall call Underground
Service Alert (USA) at (800) 227-2600 to have the location of any existing underground
facilities marked in the field.
Las Gallinas Vallev Sanitation District
IN
56. The applicant shall resubmit revised improvement plans distinguishing private and public
sewer lines. (District records show that all lines from the school towards (e) 6" SSMH RIM
97.26 INV 90.26 on sheet C1.00 are private lines.
57. All existing private sewer lines and laterals shall be televised for District review. Any
defects shall be repaired to the Districts standards prior to Building Final.
58. The applicant shall submit a calculation of additional flows based on the new plumbing
fixtures for District review. Increased flows into the 6" sewer main shall be addressed in
revised improvement plans resubmitted to the District.
59. The applicant shall pay a connection fee calculated according to current District
ordinances.
Prior to Occupancy
Communitv Development Department, Plannino Division
60. Final inspection of the project by the Community Development Department, Planning
Division, is required. The applicant shall contact the Planning Division to request a final
inspection upon completion of the project. The final inspection shall require a minimum of
48-hour advance notice.
61. The applicant shall consult with the 'most affected' neighbors to the project area, 31 and
47 Trellis Dr., to determine the specific locations and species of new tree plantings along
their rear property and the campus driveway.
62. All landscaping and irrigation shall be installed prior to occupancy. In the alternative, the
applicant or property owner shall post a bond with the City in the amount of the estimated
landscaping/irrigation installed cost. In the event that a bond is posted, all areas proposed
for landscaping shall be covered with bark or a substitute material approved by the
Planning Division prior to occupancy. Deferred landscaping through a bond shall not
exceed 3 months past occupancy.
63. The landscape architect for the project shall submit a letter to the Planning Division,
confirming the landscaping has been installed in compliance with the approved project
plans and the irrigation is fully functioning.
64. All exterior lighting shall be shielded to reduce off-site glare and include a master
photoelectric cell with an automatic timer system, where the intensity of illumination shall
be reduced or turned off when the MDS campus not in use. A minimum of one (1) foot
candle at ground level overlap shall be provided at all exterior doorways and throughout
the vehicle parking area. A minimum of one-half (1/2) foot candle at ground level overlap
shall be provided on all outdoor pedestrian walkways and common areas. Following the
issuance of a certificate of occupancy, all exterior lighting shall be subject to a 90 -day
lighting level review by the City to ensure that all lighting sources provide safety for the
building occupants while not creating a glare or hazard on adjacent streets or be annoying
to adjacent residents. During this lighting review period, the City may require adjustments
in the direction or intensity of the lighting, if necessary.
65. All ground- and rooftop -mounted mechanical equipment shall be fully screened from public
view.
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66. All trash enclosures shall be screened by a combination of fencing with privacy slats and
landscaping.
Following Occupancy
Communitv Development Department, Planning Division
67. Following the issuance of a Certificate of Occupancy, all new exterior lighting shall be
subject to a 90 -day lighting level review period by the City to ensure that all lighting
sources provide safety for the building occupants while not creating a glare or hazard on
adjacent streets or be annoying to adjacent residents. During this lighting review period,
the City may require adjustments in the direction or intensity of the lighting, if necessary.
68. In order to provide a more unified color scheme on the Mark Day School campus, the
existing buildings and structures shall be repainted with the approved color palette for the
project, as follows:
a) Existing buildings and structures adjacent to the project (i.e., gymnasium, library and
science and arts buildings, along the Trellis Drive frontage, shall be repainted within
five (5) years of Building Final; and
b) All other existing buildings and structures on the Mark Day School campus shall be
repainted within ten (10) years of Building Final.
I, Esther C. Beirne, 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 of the City of
San Rafael, held on Monday, the 4th of May, 2015, by the following vote, to wit:
AYES: Councilmembers: Bushey, Gamblin, McCullough & Mayor Phillips
NOES: Councilmembers: None
ABSENT: Councilmembers: Colin
ESTHER C. BEIRNE, City Clerk
Exhibit A — Allowable Multi -Purpose Building Activities on the MDS Campus
20
EXHIBIT 'A'
CITY COUNCIL RESOLUTION APPROVING USE PERMIT AMENDMENT (UP14-027)
AND ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED14-086) FOR MARK
DAY SCHOOL CAMPUS, LOCATED AT 39 TRELLIS DR. (APN: 175-060-01)
Multi -Purpose Building Activities
Proposed New Activities Shown in Bold
Times
per
Parking
Trip
Year
Activitv
Attendance Demand Generation
. Time of Dav
15
25-30 Basketball Games
20
8
16*
Afternoon 3:30-5:00
9
Board Meetings •
25
20,
40
Evenings after bpm
6
Chess Tournaments
.30-70
15-30.
3"0
Saturday 9am to 3ptn
4
School Dances •
70
35
70
Evening after bpm
4
Prospective Parent Meetings 25
15
30
Evening after bpm
2
Back -to -School Nights
300
150
$00
Evening after bpm
1
Grandparents Day
400
200
400
Day - 8:30 to Noon
1
Open House
300
150
300
Evening after bpm
1
Bookfaire
250
950
300
Evening after spm
9
Opening Day
200
150
300
Day - 8am to Noon
1
Closing Day
2001.
100
200
Day - 8am to Noon
1
Graduation
200
75
150
'Day - gam to 11 am
1
Science Expo
200.
100
200
Evening after bpm
1
New Parent Orientation
75
30
60
Evening after6pm
Trips added by the visiting team. The Saint Mark's School team would also generate 16 trip
ends but these student trips would not add to normal daily School trip generation.
Source: Saint Mads School; Robert L. Harrison Transportation Planning
EXHIBIT 'A'