HomeMy WebLinkAboutCC Resolution 11087 (C St. Parking Structure)RESOLUTION NO. 11087
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING A USE PERMIT (UP01-61)
AND ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED01-144) FOR A PUBLIC PARKING
STRUCTURE WITH 400 SPACES AND AN 18 -FOOT HEIGHT BONUS AT 900 C STREET
(APN 011-255-06, 07, 09, 10, 13, 14, 15, 18 and part of 26)
WHEREAS, on December 6, 2001, the San Rafael Redevelopment Agency submitted planning
applications to the City of San Rafael requesting approval of a new 400 -space parking structure at 900 C
Street, the northwest corner of Third and C Streets; and
WHEREAS, applications for a Use Permit and an Environmental and Design Review Permit
were filed for the granting of an 18 -foot height bonus and the construction of a 400 -space public parking
structure, as well as applications requesting a General Plan Amendment (GPA01-02) allowing an 18 -foot
height bonus for public parking to the portion of the Second/Third Mixed Use West District north of
Third Street and east of C Street and a Zone Change to add a provision to Zoning Ordinance Section
14.16.190 allowing an 18 -foot height bonus for public parking to the portion of the Second/Third Mixed
Use West District north of Third Street and east of C Street; and
WHEREAS, upon a review of the subject applications, an Initial Study was prepared consistent
with the requirements of the City of San Rafael Environmental Assessment Procedures Manual and the
California Environmental Quality Act (CEQA) Guidelines, finding that the proposed project would not
result in significant environmental impacts; and
WHEREAS, the City Council has adopted a Negative Declaration for the project by adoption of
a separate resolution; and
WHEREAS, on April 9, 2002, the San Rafael Planning Commission recommended approval of
the proposed Use Permit and Environmental and Design Review Permit and related project applications
including a General Plan Amendment and Zone Change; and
WHEREAS, on May 6, 2002, the San Rafael City Council held a public hearing on the proposed
Use Permit and Environmental and Design Review Permit and related project applications including a
General Plan Amendment and Zone Change, accepting public testimony and the written report of the
Community Development Department.
NOW, THEREFORE, BE IT RESOLVED, that the City Council makes the following findings
related to the proposed Use Permit and Environmental and Design Review Permit for the granting of an
18 -foot height bonus and the construction of a 400 -space public parking structure:
Use Permit Findings
The proposed project is consistent with General Plan Goal DT -0 Accommodating Transportation
and Parking Needs, as well as Policies LU -13n. Second/Third Mixed Use (2/3MU), DT -5
Economic Sustainability; DT -34 Parking; DT -25g Improved parking; LU -35 Project Design
Considerations; and C-1 Levels of Service. It is consistent with the objectives of the Zoning
Ordinance and the purposes of the 2/3MUW District design intent to create a more inviting
appearance and to have parking areas that are attractive, screened and easy to find. The project
fulfills these purposes as it responds to an identified need for additional Downtown parking, has
been recommended for approval by the Design Review Board, has the appearance of an office
building rather than a standard parking structure, and is easy to find and access with entrances on
both C and B Streets. It is consistent with the intent of the CSMU District as it provides
protected pedestrian access from the structure to B Street by means of a walkway separate from
the driveway and ATM lane. It is compatible with the existing pattern and character of the
attractive and historic buildings on A and B Streets, by the design of the trellis element covering
the driveways and the architectural style of the structure.
2. The structure would not be detrimental to properties or improvements in the vicinity or to the
general welfare of the City. The access needs of the surrounding properties are accommodated,
additional public parking will be made available and thus reduce the current parking congestion,
interim parking is provided for current users of the site, and no traffic impacts will occur.
3. The structure meets all applicable provisions of the Zoning Ordinance.
Height Bonus Findings
4. The project is consistent with General Plan Goal DT -0 Accommodating Transportation and
Parking Needs, as well as Policies DT -5 Economic Sustainability; DT -34 Parking; DT -25g
Improved parking; LU -35 Project Design Considerations; and Policy C-1 Levels of Service as
discussed in the General Plan Consistency section of the staff report. It is consistent with the
objectives of the Zoning Ordinance and the purposes of the 2/3MUW District because public
parking facilities are the needed amenity listed in the bonus provisions for the District.
5. The increased height of the structure would not be detrimental to properties or improvements in
the vicinity or to the general welfare of the City as demonstrated in the photomontages and
exhibits entitled, Height in Project Surroundings, and Height Context, included in the submittal
materials. The building is located to use the existing building on the corner of Third and C Street
as a partial screen. It is designed with the tallest portion of the structure set back from both Third
and B Streets in the least visible portion of the site. Both the tower treatment and its location
next to a taller building modulate the visibility of this element. The remaining portions of the
structure would be 49 feet tall and are similar to the development on the south side of Third
Street. Views of the structure from C Street will be modulated by landscaping and a 15 -foot
setback.
6. The proposed height bonus complies with the applicable provisions of the Zoning Ordinance as
the ground level portions of the building have been designed with color, texture and score lines,
as well as vines and landscaping, to provide pedestrian interest as required by the discretionary
Downtown Design Guidelines.
Environmental and Design Review Permit Findings
7. The proposed 400 space public parking structure 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 surrounding uses.
8. The proposed use is consistent with the General Plan 2000 land use designation Second/Third
Street Mixed Use and with the goals and policies of the General Plan General Plan Goal DT -O,
Policies DT -5; DT -34; DT -25g; LU -35; and C-1 in that the project provides additional public
parking and is consistent with the long term goals for the Downtown area and the Second/Third
Street Mixed Use land use designation.
9. The project design would not be detrimental to the public health, safety 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 Negative Declaration was prepared for the project and there are
no significant impacts.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council approves the
Use Permit and Environmental and Design Review Permit for the 400 space public parking structure
based on the findings above and subject to the following conditions of approval:
USE PERMIT CONDITIONS (UPO1-61)
1. This Use Permit authorizes the operation of a 400 -space (approximately) public parking garage and
grants a height bonus of 18 feet over the allowed 42 feet height limit for a total height of 60 feet for
the upper fifth level of the structure, and a maximum height of 49 feet to the top of the parapet for
the remainder of the structure. The elevator tower, which is not included in the calculation of
building height, is acknowledged to have a height of 60 feet.
2. This Use Permit (UPO1-61) approval is valid for a period of two years or until May 6, 2004, and
shall become null and void unless a building permit has been issued or a time extension granted.
ENVIRONMENTAL AND DESIGN REVIEW PERMIT CONDITIONS (EDO1-144)
General
3. This Environmental and Design Review Permit approves the design of a 400 space public parking
structure with a maximum height of 60 feet, consistent with the plans prepared by Watry Design,
Inc., dated March 5, 2002, and recommended for approval by the Design Review Board on March 5,
2002. 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.
4. This Design Review approval is valid for a period of two years or until May 6, 2004, and shall
become null and void unless a building permit has been issued or a time extension granted.
5. 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 of the Planning Division.
Prior to Issuance of a Building Permit
Fire Department
6. Based on Uniform Building Code or Fire Code requirements, an automatic fire sprinkler system
shall be installed throughout, conforming to NFPA Standard 13.
7. 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.
S. 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.
9. A Class 1 standpipe system is required in both stairways.
10. The elevator car size shall comply with UBC Sections 3003.5.
Police Department
11. 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.
12. Metal -framed glass doors shall be set in metal doorjambs.
13. 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 guard
and a hardened steel throw a minimum of one inch (1") long. Both locking mechanisms shall be
keyed the same.
14. 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.
15. Both locking mechanisms shall be interconnected so that both may be disengaged by turning the
door knob from the inside.
16. 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.
17. Any alternative materials or methods of construction shall be reviewed with the Crime Prevention
Officer before installation.
18. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture.
19. 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.
20. All exterior lighting shall be sufficient to establish a sense of well-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.
21. All garden exterior lighting shall be vandal -resistant.
22. All exterior lighting shall be on a master photoelectric cell to operate during hours of darkness.
23. The minimum of one -foot candle at ground level overlap shall be provided in all exterior doorways
and vehicle parking areas.
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24. A minimum of one -half -foot candle at ground level overlap shall be provided on outdoor pedestrian
walkways.
Building & Safe Division
25. An engineered site plan showing all existing and proposed site conditions shall be submitted with
the application for a building permit.
26. An encroachment permit shall be required for any work performed in the public right-of-way.
27. A level "B" soils report shall be submitted with the application for a building permit.
28. Grading, drainage, and foundation plans shall be reviewed and approved by the project soils
engineer prior to issuance of a grading, excavation, or building permit.
29. A shoring plan for the excavation shall be submitted with the grading application.
30. An erosion control plan shall be submitted showing how erosion will be controlled during and after
construction. The erosion control plan shall be consistent with "Best Management Practices" and
conform to the requirements of the Regional Water Quality Control Board.
31. The improvement plans shall show all existing and proposed drainage facilities.
32. The gradient of all storm drain systems shall be designed to accommodate predicted settlements.
33. Runoff from improved areas shall be collected and conveyed to the street by underground conduit
and/or sidewalk underdrains. Drainage shall not be diverted or concentrated onto adjoining
properties or over sidewalks and driveways.
34. The improvement plans shall show all existing and proposed sanitary sewer facilities.
35. The gradient of all gravity sanitary sewer systems shall be designed to accommodate predicted
settlements.
36. The improvement plans shall show all existing and proposed frontage improvements.
37. All frontage improvements shall be in accordance with the "Uniform Standards of the Cities and
County of Marin".
38. All utilities shall be underground.
39. Drain outlets must be connected to sanitary sewer.
40. A Best Management Practices (BMP) sheet shall be attached to the building plans.
Planning Division
41. Detailed interior lighting, landscaping and irrigation plans shall be submitted to the Planning
Division for review and approval.
42. The landscape planter adjacent to Third Street shall be increased to a minimum width of 4 feet.
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43. The white trim color as presented to the Design Review Board on March 5, 2002, shall be changed
to an off-white tone, subject to the review and approval of the Planning Division.
44. Interim parking to replace the 88 spaces displaced during construction shall be provided for the term
of construction.
Prior to Issuance of Final Certificate of Occupancy
Police Department
45. The Crime Prevention Officer shall be allowed to inspect and approve the construction prior to
occupancy.
Fire Department
46. Addresses shall be posted conforming to Fire Prevention Standard 205.
Build ng & Safety Division
47. All earth and foundation work shall be performed under the direction of the project soils engineer
and a final construction report shall be submitted prior to approval of a final inspection.
48. Standard driveway connections shall be constructed on the frontage.
49. Any existing curb, gutter, or sidewalk damaged during construction shall be replaced to the
satisfaction of the City Engineer.
50. Any unused driveway approaches shall be removed and replaced with standard curb, gutter, and
sidewalk.
Planning Division
51. 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 plants including street trees are healthy.
52. All landscaping shall be maintained in a healthy and thriving condition, free of weeds and debris.
53. The proposed parking lot pavement shall be marked/painted with appropriate directional
signs/arrows for ingress and egress. These improvements shall be completed to the satisfaction of
the Public Works Department.
54. Bicycle parking shall be provided consistent with Section 14.18.090 of the San Rafael Zoning
Ordinance.
55. All on-site parking shall be double 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.
56. All lighting improvements, facilities and fixtures shall be subject to the review and approval of the
Police Department and Planning Division. This review shall be to insure that all doors and
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entrances are adequately illuminated and to insure that all illumination is directed at the subject
property.
57. Signage not included in these approved plans shall require a separate application for review.
I, JEANNE M. LEONCINI, City 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 held on the 6th day of May 2002, by the following vote:
AYES: COUNCIL MEMBERS: Cohen, Heller, Miller, Phillips and Mayor Boro
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
f anne M. Leoncmi, City Clerk
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