HomeMy WebLinkAboutCC Resolution 11066 (B St. Parking Structure)RESOLUTION NO. 11066
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN
ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED00-116) FOR A NEW 7,750 -
SQUARE FOOT MUSEUM FACILITY AND FOURTEEN -CAR PARKING GARAGE AT
1125 B STREET,
APN 011-131-03
(Re: Marin History Museum)
WHEREAS, on September 13, 2000, an application for an Environmental and Design Review
Permit to allow the construction of a 7,750 square foot Museum facility, 5,000 square -foot storage facility
and Fourteen -car parking garage were submitted and were deemed complete for processing on October
13, 2000; and
WHEREAS, applications for a General Plan Amendment and Zone Change were submitted for
the proposed project and are being processed concurrent with the Environmental and Design Review
Permit; and
WHEREAS, upon review of the subject applications, an Initial Study was prepared consistent
with the requirements of the California Environmental Quality Act (CEQA); and
WHEREAS, the Planning Commission has adopted a Mitigated Negative Declaration by
adoption of a separate resolution; and
WHEREAS, on August 22, 1995, June 15, 1999 and September 8, 1999, the San Rafael Design
Review Board reviewed the proposed Museum facility and recommended approval to the Planning
Commission on September 8, 1999; and
WHEREAS, on February 26, 2002, the San Rafael Planning Commission held a duly noticed
public hearing on the proposed Environmental and Design Review Permit, accepting public testimony
and the written report of the Community Development Department; On a 7-0-0 vote, the Planning
Commission recommended to the City Council approval of the Zone Change from Parks/Open Space
(P/OS) to Public/Quasi Public (P/QP) for a portion of Boyd Park at 1125 B Street (APN 100-131-03
[portion]); and
WHEREAS, on April 15, 2002 the San Rafael City Council held a duly -noticed public hearing
on the proposed Environmental and Design Review Permit and related project entitlements including a
General Plan Amendment and Zone Change, accepting all oral and written public testimony and written
report of the Community Development staff and the verbal presentation of City staff and consultants; and
WHEREAS, the San Rafael City Council makes the following findings relating to the
Environmental and Design Review Permit:
1. The proposed 7,750 square foot Museum with 5,000 square foot museum storage and Fourteen -car
parking garage project is consistent with the General Plan, the objectives of the Zoning Ordinance,
and is consistent with Chapter 25, Environmental and Design Review Permits of the San Rafael
Zoning Ordinance in that the Design Review Board has recommended that the project is consistent
with Section 14.25.050, Review Criteria, of the Zoning Ordinance and is compatible with the existing
Museum use and park use currently on the site. Additionally, the project has been designed to be
harmonious with the scale of other buildings in the neighborhood and is consistent with General Plan
design recommendations for the area.
2. The proposed use is consistent with the General Plan 2000 land use designation of Public/Quasi
Public and with the goals and policies of the General Plan including LU -18a, LU -19, LU -20, LU -23,
LU -29, LU -35, LU -62, DT -15c and DT -27c in that the project provides additional public arts and
cultural opportunities for the City of San Rafael and is consistent with the long term goals for the
Downtown area and the Public/Quasi Public land use area.
3. The project design wou. .ot be detrimental to the public health, qty or welfare, nor material
injurious to properties or improvements in the vicinity in that the project has been reviewed by all
appropriate City Departments and permitting agencies and conditioned accordingly and the potential
environmental impacts of the project were assessed pursuant to the California Environmental Quality
Act. A Mitigated Negative Declaration was prepared for the project and the project design together
with recommended mitigation measures would reduce impacts to less -than -significant levels.
NOW THEREFORE BE IT RESOLVED, that the City Council of the City of San Rafael
recommends approval of the Environmental and Design Review Permit for the Marin History Museum
based on the findings above and subject to the following conditions of approval:
CONDITIONS OF APPROVAL
Building & Safety Division
1. An engineered site plan showing all existing and proposed site conditions shall be submitted with
the application for a building permit.
2. An encroachment permit shall be required for any work performed in the public right-of-way.
3. A level `B" soils report shall be submitted with the application for a building permit.
4. Grading plan shall show all existing and proposed contours.
5. A grading permit will be required.
6. Any existing curb, gutter, or sidewalk damaged during construction shall be replaced to the
satisfaction of the City Engineer.
7. Grading, drainage and foundation plans shall be reviewed and approved by the project soils
engineer. Drainage from the relocated tennis court shall be redirected in a closed pipe to the
existing cistern and shall be subject to the review and approval of the City Engineer.
8. All earth and foundation work shall be done under the direction of the project soils engineer. A
final report shall be submitted prior to the approval of occupancy.
9. No mass grading shall be done from October 1 through April 15.
10. The improvement plans shall show the location of the proposed sanitary sewer line. No sewer
line exists in Mission Avenue and the B Street sanitary sewer main is in poor condition. The
sanitary sewer line serving the museum will need to extend to the sewer in B Street below
Mission Avenue. The extension of the sewer lateral shall be done to the satisfaction of the San
Rafael Sanitation District.
11. The improvement plans shall show all existing and proposed frontage improvements.
12. All frontage improvements shall be constructed in accordance with the "Uniform Construction
Standards for the Cities and County of Marin."
13. All utility services shall be underground.
14. Parking lot lighting shall be installed. The number, location and type of lights shall be subject to
the approval of the Police, Community Development and Public Works Departments.
15. The Museum and tennis court shall meet all state and federal requirements for access to the
disabled.
16. The grade of the driveway to the proposed parking garage shall meet City standards.
17. All active construction areas shall be watered at least twice daily. A water truck or equivalent
method shall be in place prior to commencing grading operations. (Mitigation Measure III.b.1)
18. All trucks hauling soil, sand and other loose materials shall be covered and maintain at least two
feet of freeboard. (Mitigation Measure III.b.2)
19. All paved access roads, parking areas and staging areas at construction sites shall be swept daily
with water sweepers and adjacent public streets shall be swept if visible soil material is carried
onto public streets. (Mitigation Measure III.b.3)
20. Excavation and grading activities shall be suspended when wind gusts exceed 25 miles per hour.
(Mitigation Measure III.b.4)
21. The above requirements shall be noted on the final grading plans prepared for the project or on a
separate construction logistics plan submitted for review and approval by the Community
Development Department Building Division prior to issuance of permits. (Mitigation Measure
III.b.5)
22. The project proponents shall inform the contractor, general contractor or site supervisor of the
requirements of conditions nos. 17 through 21 and shall be responsible for informing
subcontractors of these requirements for implementing these measures on site.
Planning Division:
23. This Environmental and Design Review Permit approves the design of a 7,750 square foot
Museum complex with attached Fourteen -car parking garage, tennis court on top of the parking
garage and roof garden and ancillary landscaping on the roof of the museum, consistent with the
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plans prepared by Andrew James Ring III, dated June 12, 2001, and recommended for approval
by the Design Review Board on September 8, 1999. 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.
24. A landscape plan shall be reviewed and approved by the Design Review Board prior to issuance
of a building permit. The landscape plan shall be based upon the discussion held at the site on
March 18, 2002. The landscaping shall be installed prior to final occupancy.
25. In order to preserve the large camphor tree located behind the tennis court, a tree protection and
maintenance plan has been prepared and is detailed in the Arborists Report prepared by Tripp
Curtis, dated March 19, 2001. The recommendations listed on pages 2 and 3 of the Arborist
report shall be followed during construction to minimize impact to the tree. This camphor tree is
described as the "story tree" in the subject Arborist Report.
26. A Master Sign Program consistent with Section 14.19.50 of the San Rafael Zoning Ordinance
shall be reviewed by the Design Review Board and Planning Commission and shall be approved
before final occupancy.
27. This Design Review approval is valid for a period of two years or until February 26, 2004, and
shall become null and void unless a building permit has been issued or a time extension granted.
28. Noise from attendees or indoor or outdoor -amplified music shall not exceed 80dBA measured 50
feet from the property line. Permission for any form of amplified music on the exterior
grounds/facilities shall be subject to the review and approval of the Community Services Director
in advance of the event. (Mitigation Measure XI.a.1)
29. Construction hours shall be limited to between 7:30 a.m. and 5:00 p.m. Monday through Friday.
Construction is not permitted on Saturdays, Sundays and listed holidays, with an exception to
these hours and days be granted with consultation with neighbors by the Community
Development Director. During all construction activities, the noise level at any point outside of
the property plane shall not exceed 90 dBA. Listed holidays include New Year's Day, Memorial
Day, Independence Day, Labor Day, Thanksgiving, the day after Thanksgiving and Christmas.
Construction activities shall include delivery of materials, arrival of construction workers,
playing of radios or other noises caused by equipment and/or construction workers arriving at the
site. The property owner shall post a sign at all entrances informing contractors of construction
hours and noise limits. (Mitigation Measure XI.d.1)
30. 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) 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.
31. The landscape architect shall certify in writing and submit to the Planning Division, and call for
inspection, that the landscaping has been installed in accordance with all aspects of the approved
landscape plans, that the irrigation has been installed and been tested for timing and function, and
all plans including street trees are healthy.
32. All on-site parking shall be doubled striped with wheelstops or curbing provided at each space.
Handicapped parking shall be appropriately marked on the pavement and closely accessible to
the pertaining use.
33. All exterior lighting shall be shielded down. Following issuance of a certificate of occupancy, all
exterior lighting shall be subject to a 30 -day lighting level review by the Planning Division staff
to insure compatibility with the surrounding area.
34. All lighting improvf .its, facilities and fixtures shall be subje the review and approval of
the Police Department and Planning Division. This review shall be to ensure that all doors and
entrances are adequately illuminated and to ensure that all illumination is directed at the subject
property.
35. In the event that archaeological features such as concentrations or artifacts or culturally modified
soil deposits including trash pits older than fifty years of age are discovered at any time during
grading, scraping or excavation within the property, all work shall be halted in the vicinity of the
find and a qualified archaeologist shall be contacted immediately to make an evaluation. If
warranted by the discovery of a concentration of artifacts or soil deposits, further work in the
discovery area should be monitored by an archaeologist. (Mitigation Measure V.b.1)
36. If human remains are encountered, all work must stop in the immediate vicinity of the discovered
remains and the County coroner and a qualified archaeologist must be notified immediately so
that an evaluation must be performed. If the remains are deemed to be Native American and
prehistoric, the Native American Heritage Commission must be contacted by the Coroner so that
a "Most Likely Descendant" can be designated. (Mitigation Measure V.b.2)
37. Bus parking shall be allowed on the B Street frontage only. Busses shall not exceed 30 feet in
length, and only one bus shall be allowed to park at one time on the B Street frontage.
(Mitigation Measure XV.d.1)
38. The Museum shall secure parking agreements with neighboring properties in order to provide
parking for events. 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 museum bringing people to attend the event or to normal
museum operations. For the purposes of estimating parking demands, the estimated number of
vehicles shall be compared to the number of parking spaces available to the museum under the
terms of their parking agreements. For each event being scheduled, the Museum shall schedule,
reschedule, or otherwise allow or disallow the event based on the total number of parking spaces
that are anticipated to be used by the combination of the proposed event and the normal museum
activities scheduled during the same period. In no case shall the Museum allow or reschedule an
event on a date or at a time that would result in the number of vehicles anticipated exceeding the
available on-site or off-site parking available to the Museum and require shuttle transit to bring
event attendees to the Museum. (Mitigation Measure XV.f.1)
39. Signage for alternative parking lots other than the Museum lot must be clearly posted. Event
literature shall note the alternative parking sites. The location of off-site lots shall be provided in
the event literature that is sent to potential event attendees. (Mitigation Measure XV.£2)
40. For events that anticipate more than 100 people, parking monitors shall be provided to aid
attendees in finding the parking lots and areas covered by parking agreements. The type of event
shall determine staff parking management time. A single start time for an event may require only
a short time of staff monitoring. A longer cycle with attendees cycling in and out over a period
of time may require parking monitor(s) for the duration of the event at each off-site parking area.
(Mitigation Measure XV.£3)
41. The Museum shall operate consistent with the Lease Agreement Operating Condition, a draft of
which is attached as Attachment "A."
42. To reduce potential traffic impacts from project construction, a construction logistics plan shall
be developed and implemented. This logistics plan shall identify measures such as truck routes
for hauling materials, temporary street closure and specific hours for hauling activities. As part
of the construction logistics plan, no construction traffic associated with this project shall occur
during the p.m. peak (4-6 p.m.) within the Downtown area. The logistics plan shall be subject to
the review and approval by the Community Development Department, Public Works Department
and the City Traffic Engineer before issuance of a building permit.
43. The site plan shall be revised to include bicycle parking. This shall be accomplished before
issuance of a building permit.
44. This Environmental and Design Review Permit is dependent upon an amendment to the General
Plan 2000 Land Use Map and shall not go into effect until such amendment is adopted by the
City Council of the City of San Rafael.
Police Department
45. All exterior doors shall be of solid core construction with a minimum thickness of one and three-
fourths (1-3/4") inches or with panels not less than nine -sixteenths inches (9/16") thick.
46. Metal -framed glass doors shall be set in metal doorjambs.
47. Glass sliding doors shall have a secondary type -locking device to the satisfaction of the Police
Department. The secondary lock shall be a dead -bolt lock and shall be no less than one-eighth
inch (1/8") in thickness and shall have a minimum hardened steel throw of one-half inch (1/2").
48. Exterior man doors and doors shall have dead -locking latch device with a minimum throw of
one-half inch (1/2"). A secondary lock is required and shall be a dead -bolt lock with a cylinder
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guard and a hardened steel throw a minimum of one inch (1") long. Both locking mechanisms
shall be keyed the same.
49. Metal -framed glass doors shall have a dead -bolt lock with a cylinder guard and a hardened steel
throw that is a minimum of one inch (1") long.
50. Exterior jambs for doors shall be so constructed or protected so as to prevent violation of the
function of the strike plate from outside. The strike plate shall be secured to the jamb by a
minimum of two screws, which must penetrate into the solid backing beyond the jamb.
51. Both locking mechanisms shall be interconnected so that both may be disengaged by turning the
door knob from the inside.
52. Exterior jambs for doors shall be so constructed or protected so as to prevent violation of the
function of the strike plate from outside. The strike plate shall be secured to the jamb by a
minimum of two screws, which must penetrate into the solid backing beyond the jamb.
53. Metal -framed glass doors shall be set in metal jambs.
54. Glass on exterior doors or within 40 inches of an exterior door shall be break -resistant or glass-
like materials to the satisfaction of the Police Department.
55. All windows within 12 feet of the ground level shall have a secondary lock mounted to the frame
of the window. The secondary lock shall be a bolt lock and shall be no less than one-eighth inch
(1/8") in thickness. The lock shall have a hardened steel throw of one-half inch (1/2") minimum
length.
56. Vehicular garage doors shall have either a single locking device attached near the center of the
door designed to bolt into the concrete floor or an interior hasp/lock combination affixed to both
sides of the door/door frame.
57. Any window in or within 40 inches of an exterior door shall be stationary and non -removable.
58. Louvered windows shall not be installed within 8 feet of ground level.
59. All windows within 12 feet of the ground level shall have a secondary lock mounted to the frame
of the window. The secondary lock shall be a bolt lock and shall be no less than one-eighth inch
(1/8") in thickness. The lock shall have a hardened steel throw of one-half inch (1/2") minimum
length.
60. If desired, a list of barrier plants is available from the San Rafael Police Department Crime
Prevention Office at (415) 485-3114.
61. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture.
62. Any alternative materials or methods of construction shall be reviewed with the Crime Prevention
Officer before installation.
63. The Crime Prevention Officer shall be allowed to inspect and approve the construction prior to
occupancy.
64. The street numbers shall be displayed in a prominent location on the street side of the property in
such a position that the number is easily visible to approaching emergency vehicles. The number
shall be no less than 8 -inches in height and shall be of a contrasting color to the background to
which they are attached. The street address numbers shall be illuminated during darkness.
65. All exterior lighting shall be sufficient to establish a sense ofwell-being to the pedestrian and one
that is sufficient to facilitate recognition of persons at a reasonable distance. Type and placement
of lighting shall be to the satisfaction of the Police Department.
66. All garden exterior lighting shall be vandal -resistant.
67. All exterior lighting shall be on a master photoelectric cell to operate during hours of darkness.
68. The minimum of one -foot candle at ground level overlap shall be provided in all exterior
doorways and vehicle parking areas.
69. A minimum of one -half -foot candle at ground level overlap shall be provided on outdoor
pedestrian walkways.
70. Exposed roof vents and ducts shall be grated or constructed of an impact resistant material to the
satisfaction of the Police Department. Skylights shall be secured and hatch openings shall be
burglary -resistant. Glazing shall be of a burglary -resistant glass or glass -like material.
71. Perimeter walls, fences, and trash storage areas shall be designed to prevent access to roof or
balconies.
72. Emergency access lanes shall have signs posted and driveways/curb/parking areas shall be
painted red.
73. Buildings shall be wired for alarm systems that will detect a person leaving the facility.
Fire Department
74. Based on Uniform Building Code or Fire Code requirements, an automatic fire sprinkler
system shall be installed throughout, conforming to NFPA Standard 13.
75. 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 Fire Station Fire Alarms.
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76. 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.
77. Due to the wildland fire interface area, fire retardant roof covering is required with a minimum
Class" A" listing.
I, JEANNE M. LEONCM, 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 fifteenth day of April, 2002, by the following vote, to wit:
AYES: Councilmembers: Cohen, Heller, Miller, Phillips and Mayor Boro
NOES: Councilmembers: None
ABSENT: Councilmembers: None
JE M. LEO ity lerk
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