HomeMy WebLinkAboutOrdinance 1770 (Chapel Cove Residential Development)CLERK'S CERTIFICATE
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, and Ex -officio Clerk of the
Council of said City, do hereby certify that the foregoing Charter Ordinance No. 1770 entitled:
"AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE
ZONING MAP TO RECLASSIFY CERTAIN REAL PROPERTY FROM
PLANNED DEVELOPMENT (PD) DISTRICT TO A REVISED PD
DISTRICT WITH ADOPTED SINGLE-FAMILY RESIDENTIAL ZONING
REGULATIONS TO ALLOW DEVELOPMENT OF 15 SINGLE-FAMILY
HOMES, A PRIVATE OPEN SPACE/PARK BUFFER, AND RETENTION
OF THE HISTORIC CHAPEL WITH RELATED PARKING AT 1115 POINT
SAN PEDRO ROAD (APN 184-052-08) (ZC00-04) (RE: CHAPEL COVE
RESIDENTIAL DEVELOPMENT)"
is a true and correct copy of an Ordinance of said City and was introduced at a REGULAR
meeting of the City Council of the City of San Rafael, held on the 6th day of August, 2001, a
SUMMARY of Ordinance No. 1770 was published as required by City Charter in the MARIN
INDEPENDENT JOURNAL, a newspaper published in the City of San Rafael, and passed and
adopted as an Ordinance of said City at a REGULAR meeting of the City Council of said City
held on the 20th day of August, 2001, by the following vote, to wit:
AYES: COUNCILMEMBERS: Heller, Miller & Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Phillips
ABSTAINING: COUNCILMEMBERS: Cohen (due to absence from meeting on
August 6, 2001)
WITNESS my hand and the official
seal of the City of San Rafael this
23rd day of August, 2001
AO
(Seal)
JE E M. LEONCINI, City Clerk
ORDINANCE NO. 1770
AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING
MAP TO RECLASSIFY CERTAIN REAL PROPERTY FROM PLANNED
DEVELOPMENT (PD) DISTRICT TO A REVISED PD DISTRICT WITH ADOPTED
SINGLE-FAMILY RESIDENTIAL ZONING REGULATIONS TO ALLOW
DEVELOPMENT OF 15 SINGLE-FAMILY HOMES, A PRIVATE OPEN
SPACE/PARK BUFFER, AND RETENTION OF THE HISTORIC CHAPEL WITH
RELATED PARKING AT 1115 POINT SAN PEDRO ROAD
(APN 184-052-08) (ZC00-04)
(Re: Chapel Cove Residential Development)
WHEREAS, on March 1, 2000, Paramount Homes submitted an application to the
City of San Rafael requesting approval of a Rezoning from Planned Development (PD)
District to a revised PD District with adopted zoning regulations for development of
fifteen (15) single-family residential homes, a private open space/park buffer, and the
historic St. Sylvester's Chapel and related parking; and
WHEREAS, the Rezoning request was accompanied by related project
applications which were processed concurrently; and
WHEREAS, upon review of the subject applications an Initial Study was prepared
consistent with the requirements of the California Environmental Quality Act; and
WHEREAS, the City Council has approved a Mitigated Negative Declaration for
the project by adoption of a separate resolution; and
WHEREAS, the proposed Planned Development (PD) District contains
development standards for residential, park/open space, and church uses as outlined in
Attachment "A"; and
WHEREAS, the application for Rezoning to a PD District includes a
Development Plan consisting of project plans submitted for approval with the
development standards, which contain the information required pursuant to Zoning
Ordinance Section 14.07.060; and
WHEREAS, a notice describing the proposed amendments to the San Rafael Map
was: a) published in a local newspaper of general circulation in the area; and b) mailed to
special interest groups; and
WHEREAS, on May 29, 2001, the San Rafael Planning Commission held a
public hearing on the proposed Rezoning and related project applications including a
Neighborhood Plan Amendment, Master Use Permit, Environmental and Design Review
Permit, and Vesting Tentative Map, accepting all oral and written public testimony and
the written report of the Community Development Department staff and recommended
approval to the City Council in Resolution No. 01-29; and
•
WHEREAS, on August 6, 2001, the City Council held a public hearing and
accepted all oral and written public testimony and the written report of the Community
Development Department staff.
THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES HEREBY ORDAIN
AS FOLLOWS:
DIVISION 1. The City of San Rafael Zoning Map is amended to incorporate the revised
Planned Development District for the 1115 Point San Pedro Road property, as presented
in Exhibit A and Table A-1 of this ordinance, based on the following findings:
The Development Plan and Planned Development District (PD) amendment are
consistent with the General Plan, adopted Peacock Gap Neighborhood Plan (as
amended by P00-10) and other applicable City plans and policies in that:
a) The project implements General Plan Land Use Policy LU -9d by developing a
low density residential project with 2.5 units per acre;
b) The project would implement design policies LU -19 through 36 by proposing
high quality building design, and includes an approporiate level of site landscape
treatments including landcaping along Point San Pedro Road and the existing
drainage ditch;
c) The project would be consistent with Circulation Policy C-18 by contributing an
appropriate traffic mitigation fee;
d) The project would achieve Housing Policies H-19 and 21 through the construction
of two below market rate (BMR) units with resale controls required as a condition
of approval;
e) The project would be consistent with Parks and Recreation Policy R-4 through
payment of a parkland dedication in lieu fee;
f) The project has been designed to implement Environment Policies NE -2, NE -13,
NE -15, NE -20 and NE -21 by providing a private open space easement over the
wooded east hillside, thereby preserving it as a visual backdrop; and a 25 -foot
wide drainage and landscape easement over the existing drainage ditch, which is
an identified wetland; a 50 -foot building setback from the edge of this wetland,
and landscaping to enhance the edge of the wetland zone;
g) The project design has been evaluated in a variety of technical reports, including a
geotechnical study and an hydrology report which were peer reviewed, and
through implementation of conditions of approval and mitigation measures would
be consistent with Health and Safety Policies S-1 through 24;
h) The project design including conditions of approval would be consistent with the
Noise Element policies for residential use N-1 through N-7;
i) The Specific Residential Neighborhood Policies RES -1 through 5 to protect and
conserve existing neighborhoods would be met by the proposed project design
which was reviewed at two meetings by the Design Review Board and found to
be acceptable;
j) The project would be consistent with the Peacock Gap Neighborhood Plan Goals,
Policies and Objectives to provide single-family residential development at the
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2.
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site with access from Point San Pedro Road, surrounded by a buffer of open area
consisting of the wetland/ditch, private park and open space easement over the
eastern wooded hillside, with an amendment to the Plan Map and text to change
the designation of the site from 6-10 single-family detached residential units to 15
single-family residential units (13 single-family detached and 2 single-family
attached) based upon the changed circumstance since adoption of the Plan, which
are the closure of the Church and Rectory and sale of a majority of the site by the
Archdiocese of San Francisco;
k) The project design would also be consistent and compatible with the density of
the surrounding neighborhood of approximately 2.5 units per acre, although
proposed lots and homes would generally be larger than those in the adjacent
Peacock Gap neighborhood;
1) The project design would be consistent with Neighborhood Plan Objectives 2 and
3 to protect and preserve natural features and the visual image of the
neighborhood through establishment of a private open space easement over the
eastern wooded hillside; and
m) Conditions of approval are included in the accompanying project applications to
ensure consistency with all applicable General Plan policies including policies
discussed above by requiring that: 1) interior noise levels not exceed 40 dBA for
bedrooms and 45dBA for other rooms; 2) exterior noise levels not exceed 60
dBA; 3) the property would meet the required +7.0 foot flood elevation; 4) a 50 -
foot building setback would be maintained from the edge of the proposed
drainage easement that is a jurisdictional wetland; 5) the wetland habitat values of
the ditch would be enhanced through appropriate landscaping and installation of
irrigation; 6) drainage would be directed primarily into the existing marsh south
of Point San Pedro Road with lesser flows to the Peacock Gap Lagoon through
improvements to the existing drainage pipes in Point San Pedro Road that would
be designed and established to handle anticipated project site runoff, 7) utility
systems would be installed and designed to serve the site; 8) traffic mitigation
fees would be collected from the site to partially fund long-term traffic
improvements, 9) the two BMR units would have resale controls imposed for a
period of at least 40 years; and 10) parkland dedication in lieu fees would be
collected. The proposed uses are appropriate in area, location and overall planning
for the purpose intended, and the design and development standards create a
residential environment of sustained desirability and stability, and where
applicable, adequate open space would be provided.
The applicant has demonstrated that public facilities would be provided to serve the
anticipated population in that the project development is well within the density limits
anticipated by the General Plan 2000, the site is served by San Rafael Sanitation
District and Marin Municipal Water District, and the City's Police, Fire and Public
Works Departments have reviewed the project and determined that services are
available. The accompanying project applications are proposed to be conditioned
accordingly.
The development would be improved by deviations from typical Zoning Ordinance
property development and parking standards by: a) providing placement of buildings
which respect the adjacent wetlands; b) enhancing existing wetlands through
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appropriate landscaping and increasing overall wetland habitat area, thereby
providing mitigation for the isolated wetland areas totaling 600 square feet (less than
1 acre) proposed to be filled; c) providing parking in excess of the parking regulations
for the single-family residential and church (historic Chapel) uses; d) providing
adequate access to the site, parking lot and homes through two new streets; e)
providing landscaping that enhances the project entry and the buffer areas including
the drainage ditch and private park; and e) providing mitigation at a ratio of 2:1 for
the two coast live oak trees proposed to be removed and relocation onsite of the
existing palm trees.
4. The auto, bicycle and pedestrian traffic system is adequately designed for circulation
needs and public safety in that internal access and circulation meet City standards and
walkways are provided from parking areas with handicapped parking available
adjacent to the Chapel, and emergency vehicle access would be provided to serve the
proposed development, in compliance with City standards.
5. The public health, safety and general welfare are served by the adoption of the
proposed amendment in that it implements the General Plan and the development
plan conforms with City standards as discussed in Findings 1 through 4.
Furthermore, a Mitigated Negative Declaration has been prepared and adopted for the
project that evaluated potential environmental impacts of the project and determined
impacts would be less -than -significant based on incorporation of mitigation measures.
DIVISION 2. A summary of this Ordinance shall be published and a certified copy of
the full text of this Ordinance shall be poted in the office of the City Clerk at least five (5)
days prior to the Council meeting at which it is adopted.
This Ordinance shall be in full force and effect thirty (30) days after its final passage, and
the summary of this Ordinance shall be published within fifteen (15) days after the
adoption, together with the names of those Councilmembers voting for or against same,
in the Marin Independent Journal, a newspaper of general circulation published and
circulated in the City of San Rafael, County of Marin, State of California.
Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the
City Clerk, a certified copy of the full text of this Ordinance along with the names of
those Councilmembers voting for or against the Ordinance.
eERT J ORO, Mayor
Attest:
jEANE M. LEONCINI, City Clerk
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The foregoing Ordinance No. 1770 was read and introduced at a Regular Meeting of the
City Council of the City of San Rafael on the 6`h day of August, 2001, and ordered passed
to print by the following vote, to wit:
AYES: Councilmembers: Heller, Miller, Phillips & Mayor Boro
NOES: Councilmembers: None
ABSENT: Councilmembers: Cohen
And will come up for adoption as an Ordinance of the City of San Rafael at a regular
meeting of the Council to be held on Monday, August 20, 2001.
jEARNE M. LEONCINI, City Clerk
EXHIBIT A: Chapel Cove PD Zoning Development Standards
TABLE A-1: Chapel Cove Development Standards
Exhibit "A"
Chapel Cove PD Zoning Development Standards
Purpose
The 9.41 -acre property is presently zoned Planned Development (PD) District and
contains the abandoned St. Sylvester's Church and Rectory, the historic Chapel
(in active use), landscaping and parking lots with access from Point San Pedro
Road. The site is bounded by single-family housing to the southwest, northwest,
and northeast; a wooded knoll that is permanent open space to the east, and Point
San Pedro Road to the southeast. The revised PD District establishes a
development plan for the site, permitted uses, and specific development standards
for building envelopes and offsets, lot coverage ratios, floor area ratios, building
setbacks, and building heights. The PD will allow the site to be redeveloped in a
manner consistent with the General Plan and Neighborhood Plan that includes
low density single-family residential use surrounded by a buffer area consisting of
the drainage channel/wetland, private park and open space easement over the
eastern wooded hill side, retention of the historic Chapel with an improved
parking lot, and access from Point San Pedro Road.
2. Lot Sizes
The lot sizes for each lot are provided in Table A-1: Chapel Cove Development
Standards. Lot line adjustments between adjoining lots may be permitted through
the approval process of the City of San Rafael. Such adjustments, if permitted,
shall not result in the creation of any additional lots.
3. Building Envelopes and Building Setbacks
Sheet C6 of the Vesting Tentative Map/Development Plan shows the "Building
Envelopes." Buildings and accessory structures shall be constructed only within
such "Building Envelopes."
Improvements in the portions of the lots that are not within the "Building
Envelopes" shall be limited to pools, spas, decks and patios within eighteen
inches of finish grade, landscaping, gardens, fences, utilities, driveways, drainage
facilities and similar uses. Pools and spas shall not be allowed within any front
yard area.
"Building Envelope" areas may be adjusted with City approval (staff, Design
Review, Planning Commission) as appropriate for the type of permit to be issued.
Such adjustments shall not cause buildings and accessory structures to be
constructed closer to the property boundary than the "Building Offset" shown on
Sheet C6 of the Vesting Tentative Map/Development Plan.
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In all cases, residential side yards shall be a minimum of 10 feet and front yard
shall be 25 feet. Rear yards vary and are reflected on Sheet C6 of the Vesting
Tentative Map
4, Maximum Lot Coverage Ratios
The maximum residential lot coverage ratios for each lot are as listed on Table A-
1.
5. Maximum Floor Area Ratios
The maximum floor area ratios for each lot are as listed on Table A-1.
6. Maximum Building Heights
A. Residential
The maximum building height is 30 feet as measured vertically from the finish
grade to the uppermost point of the roof edge or peak, wall, parapet, mansard or
other feature perpendicular to that grade. This height pertains to Lots 2, 3, 9, and
12.
Maximum building heights for each residential lot are as listed on Table A-1.
Notwithstanding the building heights listed on Sheet C6 of the Vesting Tentative
Map/Development Plan, buildings constructed on Lots 4, 5 and 13 shall not
exceed 24 feet in height for at least one-half of their width.
B. Chapel (Parcel A)
The historic Chapel building height is approximately 24 feet.
7. Minimum Required Parking
The minimum required parking for each residential lot is two covered parking and
two guest parking spaces. Except for Lots 1A and 113, the guest parking spaces
may not be located within a garage or in a location that would cause both covered
spaces to be inaccessible. The guest parking spaces for Lots 1A and 1B may be
located on the driveway or on Chapel Cove Drive. There shall be no fewer than
34 parking spaces for the 132 seats within the chapel (one parking space for every
four seats).
S. Landscaping
Landscape requirements and standards are set forth on the Preliminary Landscape
Plan, Sheets 1 through 6, prepared by Thomas Baak & Associates. Trees and all
other plant materials shall be trimmed and maintained to a maximum height of 30
feet to protect views.
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9. Architectural Standards
Home designs and standards are set forth on the Conceptual Streetscape, floor
plans, and elevations, consisting of a total of 11 sheets prepared by The Dahlin
Group. It is intended that any modifications, alterations, additions and/or
accessory structures will be consistent with the design and detailing depicted in
these plans, subject to review and approval by the Homeowners Association and
San Rafael Community Development Department.
Because the property is located close by San Francisco Bay, a charming seaside
styling was selected for the architecture. The project architect borrowed design
details and vignettes that are reminiscent of the coastal homes designed by Robert
A.M. Stern. The homes will feature lap or painted shingle siding, stone and brick
accents, gambrel and barrel roof details, turrets and cupolas with architectural
cornice hardware, generous front porches, and lots of glossy white -painted
smooth wood trim and columns. Among the principal design goals was to stretch
the architecture horizontally in order to create a more understated and intimate --
and less "estate" -- feel and scale to the architecture.
Four individual floor plans have been developed for Lots 2 through 14, each of
which will have two distinct exterior elevations. The small number of lots, their
large size, and the curvilinear street pattern will prevent any two of the same
building elevations from being viewed at the same time from any location on or
off the property. Fifteen distinct exterior color and material schemes have been
developed to further enhance the "custom" quality of the neighborhood.
A paired floor plan has been developed for the below market -priced homes on
Lots 1A and 1B. The architecture of this building has been massed, and the
garages have been oriented away from one another, so that the two homes will
appear as one larger building, and will therefore blend with the other homes in
Chapel Cove. The quality of the design, the materials and the colors are also
consistent with the market -priced homes in the neighborhood.
10. Permitted Uses
Single Family Residential
Home Occupations
Accessory Structures and Uses
Religious Institution
Private Recreation Facilities and Open Space
Wetlands
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11. Conditional Uses
Secondary Dwelling Units consistent with City of San Rafael Zoning Ordinance
requirements
12. Wetlands
The drainage ditch wetland shall be maintained in a 25 -foot wide drainage and
landscape maintenance easement. All structures on Lots 5, 6, 7, 8, 13, and 14 shall
be set back 50 feet from the edge of this easement. The easement and the setback
area constitute the wetland buffer.
Within the wetland buffer, wood and open wire fencing is permitted as shown on
Sheet 2 of the Landscape Plans prepared by Thomas Baak & Associates.
Landscape materials to be planted and maintained in the buffer area shall be
consistent with the plant list on Sheet 2. Maintenance of landscape materials and
irrigation facilities within the 25 -foot wide easement shall be performed by the
Homeowner's Association. Within the 50 -foot building setback portion of the
buffer, individual homeowner's shall be responsible for landscape materials and
maintenance.
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