HomeMy WebLinkAboutOrdinance 1729 (Academy Heights)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. 1729 entitled:
'AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP OF
THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED BY REFERENCE BY SECTION
14.01.020 OF THE MUNICIPAL CODE OF SAN RAFAEL, CALIFORNIA, SO AS TO
RECLASSIFY CERTAIN REAL PROPERTY FROM THE PLANNED DEVELOPMENT
DISTRICT TO THE PLANNED DEVELOPMENT (PD ORDINANCE NO. 1729) DISTRICT
(TO ALLOW SIX SINGLE FAMILY RESIDENCES) (RE: ZC96-3, END OF TWIN
OAKS DRIVE, AP NOS. 10-142-24, 11-051-23 & 11-115-29) (ACADEMY
HEIGHTS)'
was introduced at a REGULAR meeting of the City Council of the City of San Rafael,
held on the 20th day of JULY, 1998, a SUMMARY of Ordinance No. 1729 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 3rd day of AUGUST,
1998, by the following vote, to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips and Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
WITNESS my hand and the official seal
of the City of San Rafael this
7th day of AUGUST, 1998
JEANNE WNqZONCINI, Cy Clerk
ORDINANCE NO. 1729
AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE
ZONING MAP OF THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED
BY REFERENCE BY SECTION14.01.020 OF THE MUNICIPAL CODE OF
SAN RAFAEL, CALIFORNIA,SO AS TO RECLASSIFY CERTAIN REAL
PROPERTY FROM THE PLANNED DEVELOPMENT DISTRICT TO THE
PLANNED DEVELOPMENT (PD ORDINANCE NO. 1729 ) DISTRICT
(RE: ZC96-3, End of Twin Oaks Ave., AP NOS. 10-142-24,11-051-23 and 11-115-29)
(Academy Heights)
THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS:
WHEREAS, the existing Planned Development District does not contain development standards for
residential uses; and
WHEREAS, the San Rafael Planning Commission has held a duly noticed public hearing on the proposed
amendment to the zoning map as required by State law and has considered all written correspondence,
verbal testimony and the staff report relevant to the proposed zone change, and recommended to the City
Council approval of the proposed zone change; and
WHEREAS, the San Rafael City Council has held a duly noticed hearing on the proposed change to the
zoning map as required by State law and has considered written correspondence, verbal testimony and
the staff reports relevant to the proposed amendment; and
WHEREAS, the San Rafael City Council finds that the Development Plan is consistent with the General
Plan, adopted neighborhood plans and other applicable City plans or policies because the project is
consistent with the following:
A. General Plan Policies consisting of: Land Use Policies LU -9a Hillside Resource Residential, LU -12
Master Plan Zoning, LU -19, Design Approach, LU -20, Overall City Character, LU -21 Building Heights,
LU -22 Bay and Hillside Views, LU -29 Tree Preservation, LU -32 Water Conservation, LU -34
Residential Site Design, LU -35 Project Design Considerations, LU -36 Additional Community Design
Map Considerations, LU -4, Fire and Police Services, LU -51 Water and Sewer Facilities; Circulation
Policies C-1 Level of Service and C-18 Area Transportation Improvement Programs, Housing Policy
H-15 Future Development; Recreation Policies R-4 New Development and R-14 Trails; Health and
Safety Policies S-1 Location of Future Development, S-3 Use of Hazard Maps in Development
Review, S-4 Geotechnical Review, S-5 Soils and Geologic Review, S-6 Minimize Geological Hazards,
S-20 Maintenance and Landscaping for Fire Safety, S-21 Fire Safety of New Development, S-22 New
Development in Fire Hazard Areas, S-23 Safety Review of Development Projects, and S-24 Access
for Emergency Vehicles; and Special Residential Neighborhood Policies RES -1 Development in
Residential Neighborhoods, RES -7 Neighborhood 13/14, and RES -7b Fairhills Development Patterns,
B. Neighborhood 13/14 Neighborhood Plan Policies including: Neighborhood Description, Goals and
Objectives, Land Use, Open Space and Circulation,
C. Hillside Design Guidelines including: Preservation of Existing Natural Features; Preservation of
Significant Trees; Hillside Grading and Drainage; Lot Configuration, Building Setbacks and Location;
Street Layout, Driveway and Parking Design; Planting Design for Hillside Residential Development;
Subdivisions and Planned Development Projects; Hillside Drainage Swales and Drainage Ravines;
and Hillslope Habitat Areas; and
WHEREAS, the San Rafael City Council finds that the residential development constitutes a residential
environment of sustained desirability and stability in harmony with the character of the surrounding
neighborhood, and where applicable, adequate open space is provided because development standards
and design guidelines have been developed through design review that are harmonious with the character
of the surrounding neighborhood and a large portion of the site will remain in its natural state through a
scenic easement; and
WHEREAS, the San Rafael City Council finds that the applicant demonstrates that public facilities are
provided to serve the anticipated population because subdivision and geotechnical improvements will
reduce the downhill drainage, the project proposes a new roadway which has been reviewed by the Fire
Department, and the project has been reviewed by the Police, Public Works, and Recreation Departments
to insure that public facilities are available; and
WHEREAS, the San Rafael City Council finds that the development is improved by deviations from typical
Zoning Ordinance property development standards because the building envelopes for the new
residences are clustered in the quarry bowl and around the existing dirt road which minimizes grading; and
WHEREAS, the San Rafael City Council finds that the auto, bicycle and pedestrian traffic system is
adequately designed for circulation needs and public safety. Emergency vehicle access is provided to
serve the proposed development because the proposed new roadway has been reviewed and conditioned
by the appropriate agencies to insure public safety.
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THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES FURTHER ORDAIN AS FOLLOWS:
DIVISION 1. The Zoning Map of the City of San Rafael, California, adopted by reference by Section
14.01.020 of the Municipal Code is amended by reclassifying the following real property from PD (Planned
Development) District to PD (Planned Development - Ordinance No. 1729 ) District. Said property so
reclassified is located at the end of Twin Oaks Avenue, San Rafael, as shown on County Assessor's
Parcel Number(s) 10-142-24, 11-051-23 and 11-115-29, per legal descriptions attached as Exhibits "B".
DIVISION 2. Any development of this property shall be subject to the conditions outlined in Exhibit "A",
the Academy Heights Master Plan, which is attached hereto and made a part hereof.
DIVISION 3. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason
held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance.
The Council hereby declares that it would have adopted the Ordinance and each section, subsection,
sentence, clause, or phrase thereof, irrespective of the fact that any one or more section, subsection,
sentence, clause, or phrase be declared invalid.
DIVISION 4. A summary of this Ordinance shall be published and a certified copy of the full text of this
Ordinance shall be posted 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 adoption, together with the
names of the 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
and against the Ordinance.
ttest:
JEAA�E M. EONCI, City Clerk
WN
(/ AZBERT J. FIC, Mayor
The foregoing Ordinance Number 1729 was read and introduced at a regular meeting of the City
Council of the City of San Rafael on the 20th day of Julv. 1998 , and ordered passed to print by the
following vote, to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips and Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
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 the 3 d day of Auqust , 1998.
Jam. JEAL NE M. L ONCINI, City Clerk
D "
EXHIBIT "A"
ACADEMY HEIGHTS PLANNED DEVELOPMENT DISTRICT
1. Purpose of the Planned Development District
The purpose of the Planned Development - Hillside Overlay District (PD -H) for six single
family residential lots is to regulate the development of an approximately 30.76 acre parcels
located at the end of Twin Oaks Avenue. The PD -H District zoning classification will ensure
the development of the site in accordance with the provisions of the property development
regulations and the City's Hillside Design Guidelines. The intent of the PD -H District is to
accomplish the following:
A. To promote clustered development within appropriate areas of the site.
B. To develop innovative design and site planning for the six single family residences and
to establish flexible development and design standards that will provide an integral
approach to a functional and aesthetically pleasing development plan.
C. To establish open space areas within the property as identified on the subdivision map.
2. Development Standards
The Single Family Residential Planned Development shall be developed in conformance
with the Hillside Design Guidelines, Neighborhood 13/14 Neighborhood Plan and the
development plans, associated drawings and reports submitted with the PD as listed in the
Exhibits and Reports sections and the development standards set forth below.
A. Minimum Lot Area
1. 2 acres
2. No further subdivision of parcels as shown on the Vesting Tentative Map, to allow for
the creation of additional building sites shall be permitted; however, this does not
preclude the minor adjustment of lot lines between adjacent parcels.
B. Building Envelopes
1. Minor adjustments to the building envelope lines as shown on sheet A-1 may be
permitted to effectuate individual designs with the recommendation of the Design
Review Board at the time of design review of individual houses.
2. All structures shall be within the building envelopes, per 2.B.1 above.
C. Scenic Easement
1. The scenic easement area, as shown on the Vesting Tentative Map, shall be
recorded on the final map.
2. The scenic easement area shall remain in its natural state; however, it shall be
maintained in a safe condition by the Homeowner and/or Homeowners Association
should the homeowner not maintain it to the satisfaction of the Association or the
City.
D. Area Outside Building Envelopes and the Scenic Easement
1. Development of this area shall require a design review permit and be limited to
landscaping, fences, driveways, utilities and minor accessory uses associated with
single family residential uses.
2. All trees within this area not required to be removed by the vegetation management
plan shall be retained.".
3. No structures, as defined in the San Rafael Zoning Ordinance, shall be permitted in
this area.
E. Maximum Building Floor Areas
1. The maximum building floor area including garages shall be limited as follows:
2. The above listed maximum building sizes are not guaranteed, the size may be
reduced through the Design Review of each house.
F. Maximum Building Height
1. Building heights shall not exceed 30 feet as measured vertically from the existing
grade to the uppermost point of the roof edge or peak, wall, parapet, mansard or
other feature.
2. Chimneys are not included in height calculations.
G. Parking
1. All residences shall have a minimum of 2 parking spaces within a garage
2. Two (2) additional guest parking spaces shall be provided (not on the driveway
apron) per unit. These spaces should be conveniently placed relative to the dwelling
they serve and not a part of the common roadway.
H. Landscaping
1. Landscaping shall be required for each single family residence. The Landscape
Plan shall include landscaping for the retaining walls at the private roadway frontage
of each parcel. This landscaping for the area at the retaining walls shall consist of
vines at the base of uphill walls and shrubs at the top of downhill walls as shown on
the exhibit "Academy Heights, Detail at Entry Drive, 'Twin Oaks Extension',
Retaining Wall Landscaping, Dated March 19, 1997.
2. Planting material shall be consistent with the Hillside Design Guidelines and planting
material contained in the Fire Hazard Assessment.
3. The landscape plan for Lot 6 shall include a screen of planting provided at the
southerly boundary of the building envelope to provide additional screening from the
adjacent downhill property.
I. Tree Removal
1. Removal of dead and dying trees in any area of the site shall be permitted only upon
the recommendation of a certified arborist and approval of the Planning Department.
Six (6) inch oaks or twelve (12) inch native trees which are removed because they
are dead or dying shall be replaced on a 1:1 ratio unless an arborist recommends
that the site cannot support additional trees.
2. Tree removal within the building envelopes shall be kept to an minimum with special
attention given to Lots 4 and 5. Priority for tree retention shall be given to significant
trees (any tree which is in good health and form and is more than 12 inches in
diameter as measured 4 feet -6 inches above the root crown and any Quercus (oak)
genus tree which is in good health and form and is more than 6 inches in diameter
as measures 4 feet -6 inches above the root crown).
WA
Residence
Garage
Lot 1
4,458 sq. ft.
880 sq. ft.
Lot 2
5,298 sq. ft.
960 sq. ft.
Lot 3
5,581 sq. ft.
880 sq. ft
Lot 4
4,322 sq. ft.
792 sq. ft.
Lot 5
4,784 sq. ft.
792 sq. ft.
Lot 6
3,685 sq. ft.
835 sq. ft.
2. The above listed maximum building sizes are not guaranteed, the size may be
reduced through the Design Review of each house.
F. Maximum Building Height
1. Building heights shall not exceed 30 feet as measured vertically from the existing
grade to the uppermost point of the roof edge or peak, wall, parapet, mansard or
other feature.
2. Chimneys are not included in height calculations.
G. Parking
1. All residences shall have a minimum of 2 parking spaces within a garage
2. Two (2) additional guest parking spaces shall be provided (not on the driveway
apron) per unit. These spaces should be conveniently placed relative to the dwelling
they serve and not a part of the common roadway.
H. Landscaping
1. Landscaping shall be required for each single family residence. The Landscape
Plan shall include landscaping for the retaining walls at the private roadway frontage
of each parcel. This landscaping for the area at the retaining walls shall consist of
vines at the base of uphill walls and shrubs at the top of downhill walls as shown on
the exhibit "Academy Heights, Detail at Entry Drive, 'Twin Oaks Extension',
Retaining Wall Landscaping, Dated March 19, 1997.
2. Planting material shall be consistent with the Hillside Design Guidelines and planting
material contained in the Fire Hazard Assessment.
3. The landscape plan for Lot 6 shall include a screen of planting provided at the
southerly boundary of the building envelope to provide additional screening from the
adjacent downhill property.
I. Tree Removal
1. Removal of dead and dying trees in any area of the site shall be permitted only upon
the recommendation of a certified arborist and approval of the Planning Department.
Six (6) inch oaks or twelve (12) inch native trees which are removed because they
are dead or dying shall be replaced on a 1:1 ratio unless an arborist recommends
that the site cannot support additional trees.
2. Tree removal within the building envelopes shall be kept to an minimum with special
attention given to Lots 4 and 5. Priority for tree retention shall be given to significant
trees (any tree which is in good health and form and is more than 12 inches in
diameter as measured 4 feet -6 inches above the root crown and any Quercus (oak)
genus tree which is in good health and form and is more than 6 inches in diameter
as measures 4 feet -6 inches above the root crown).
WA
3. Trees numbered 27, 34 and 35 located within the building envelope on Lot 4, as
shown on Conceptual Grading and Roadway Improvement Plans, Sheet 2, I. L.
Schwartz Associates, May 28, 1997, shall be retained.
4. Significant trees that are removed shall be replaced at a ratio of 3 new trees for
every tree removed. Minimum tree replacement size shall be 15 gallon. Exception
to this requirement may be allowed by the Design Review Board (i.e. more plantings
of smaller size) when site conditions warrant.
J. Architecture
1. Design of the residential buildings shall be consistent with the requirements of the
Hillside Overlay District, Hillside Design Guidelines and with the Neighborhood 13/14
Neighborhood Plan.
2. Residential architecture shall create interest in all building facades, incorporate
energy efficient design and utilize colors and materials judged compatible with the
surrounding neighborhood.
3. All fencing shall be consistent with an approved fence plan.
K. SoilImport/Export
1. Import or export of soil is not permitted for the subdivision improvements. Cut and
fill required for the subdivision shall be balanced. Should soil import or export be
necessary, the amount of imported/exported material shall be reviewed and
approved by the Planning Commission.
2. The amount of import/export of fill material shall be kept to a minimum as much as
possible with the development of each single family house and shall be reviewed by
the Design Review Board.
L. Maintenance of Improvements
1. A Homeowners Association shall be formed to provide maintenance of the
geotechnical and drainage facilities, scenic easement areas, common private
roadway, and retaining walls. C. C. & R's which address this maintenance shall be
recorded prior to occupancy of the first building.
2. Each property owner shall be responsible for maintenance of their individual parcel.
3. Quarry slope maintenance shall be in accordance with the recommendations of
Miller Pacific Engineering Group letter dated May 27, 1997.
3. Uses
A. Permitted
1. Single Family Residential
2. Home Occupations in accordance with the City's Home Occupation regulations
3. Other accessory structures and uses customarily incidental to a permitted use and
contained on the same site in accordance with Planned Development standards.
B. Conditional Uses
1. Second Residential Units
2. Other uses allowed with a use permit in single family residential districts as specified
in the San Rafael Zoning Ordinance.
4. Exhibits
A. Exhibits on file with the Planning Department include the following:
1. Natural Features Map, Sheet 1A, I. L. Schwartz Associates, August 2, 1996;
Revised May 28, 1997.
M
2. Natural Features Map, Sheet 113, I. L. Schwartz Associates, August 2, 1996;
Revised May 29, 1997.
3. Conceptual Grading and Roadway Improvement Plans, Sheet 2, I. L. Schwartz
Associates, May 28, 1997
4. Vesting Tentative Map, Contextual Map & Detailed Site Plan, Sheet 3A, I. L.
Schwartz Associates, February 10, 1997; Revised August 15, 1997.
5. Vesting Tentative Map, Contextual Map & Detailed Site Plan, Sheet 313, I. L.
Schwartz Associates, May 28, 1997; Revised August 15, 1997.
6. Vesting Tentative Map and Proposed Lot Line Adjustment, Sheet 3C, I. L. Schwartz
Associates, July 9, 1997; Revised August 28, 1997.
7. Geotechnical Mitigation Plan, Sheet 4, I. L. Schwartz Associates, May 28, 1997
8. Architectural Site Plans and Sections, Section Al, Forsher + Guthrie, May 27, 1997
9. Academy Heights, Detail at Entry Drive Twin Oaks Extension, Retaining Wall
Landscaping, Forsher + Guthrie, March 19, 1997
10. Academy Heights Geotechnical Mitigation, Lots 3 & 4, Sheets 1 and 2, I. L. Schwartz
Associates, Inc., November 11, 1997
5. Reports
A. Reports on file with the Community Development Department - Planning Division
include the following:
1. Geotechnical Reports
1.1 Miller Pacific Engineering Group, Geotechnical Feasibility Study — Red Rock
Quarry Subdivision — San Rafael, California (186.01 rpt), August 30, 1990.
1.2 Miller Pacific Engineering Group, Supplement to Geotechnical Feasibility Study —
Red Rock Quarry Subdivision — San Rafael, California, October 22, 1990.
1.3 Kleinfelder, Geotechnical Review, Red Rock Quarry Subdivision, , File 41-7287-
01, October 28, 1996.
1.4 Miller Pacific Engineering Group, Supplemental Geotechnical Report, Academy
Heights (aka Red Rock Quarry Subdivision), San Rafael, California (186-02.rpt),
December 3, 1996.
1.5 Miller Pacific Engineering Group, Geotechnical Investigation For 6 Lot Plan,
Academy Heights Subdivision, San Rafael, California (186.02a), February 4, 1997.
1.6 Kleinfelder, Result of Meeting Regarding Geotechnical Review, Red Rock Quarry
Subdivision, San Rafael, California, File 41-7287-01, March 13, 1997.
1.7 Miller Pacific Engineering Group, Quarry Slope Maintenance, Academy Heights
(aka Red Rock Quarry Subdivision), San Rafael, California (1 86-02b. rpt), May 27,
1997.
1.8 I. L. Schwartz Associates, Academy Heights - Upper Slope Grading, San Rafael,
California (6390TRMLET), May 30, 1997.
1.9 Miller Pacific Engineering Group, Rearrangement of Lot 4, Academy Heights
Subdivision, San Rafael, California (186-02c.rpt), June 19, 1997.
1.10 Miller Pacific Engineering Group, Slope Configuration and Setback for Lot 3,
Academy Heights Subdivision, San Rafael, California (186-02e.rpt), August 8,
1997.
1.11 I. L. Schwartz Associates, Academy Heights Lot 3 Talus Slope, San Rafael,
California (J. N. 6390), August 21, 1997.
1.12 Miller Pacific Engineering Group, Response to Golder Critique of Geotechnical
Conditions, Academy Heights Subdivision, San Rafael, California (186-02f.ltr),
August 22, 1997.
In
2.
3
4
5
1.13 Miller Pacific Engineering Group, Top of Slope Drainage — Lot 3, Academy Heights
Subdivision, San Rafael, California (186-02g.ltr), August 26, 1997.
1.14 Joyce Associates - Geologic Consultants, Memorandum - Academy Heights
Project, San Rafael, California (job no. 101.19) September 19, 1997.
1.15 Miller Pacific Engineering Group, Geotechnical Review of Slope Conditions, Lot 3 -
Academy Heights Subdivision, San Rafael, California (186-02h-Itr.doc), October 2,
1997.
1.16 Kleinfelder, Geotechnical Review of Slope Stability, Academy Heights/Red Rock
Quarry Subdivision, San Rafael, California, File 41-7287-01, October 22, 1997.
1.17 I. L. Schwartz Associates, Academy Heights Geotechnical Mitigation, San Rafael,
California (J. N. 6390), October 22, 1997.
Hydrology Reports
2.1 I. L. Schwartz Associates, Hydrology Report for Academy Heights, San Rafael,
California (J. N. 6390), July 24, 1996.
2.2 I. L. Schwartz Associates, Academy Heights Drainage Issues Response to
December 13, 1996 Letter, San Rafael, California (J. N. 6390), February 7, 1997.
2.3 I. L. Schwartz Associates, Academy Heights Storm Drainage & Sanitary Sewers,
San Rafael, California (J. N. 6390.01), July 9, 1997.
2.4 I. L. Schwartz Associates, Academy Heights Storm Drainage Follow-up to July 9,
1997 Letter, San Rafael, California (J. N. 6390.01), July 25, 1997.
2.5 I. L. Schwartz Associates, Academy Heights Culloden Park Drainage, San Rafael,
California (J. N. 6390.01), July 30, 1997.
2.6 I. L. Schwartz Associates, Academy Heights Off-site Drainage Impacts and Lot 5
Slope, San Rafael, California (J. N. 6390.01), August 8, 1997.
Biological
3.1 Thomas Reid Associates, Biological Impact Report, Academy Heights Residential
Subdivision, Twin Oaks Drive, San Rafael California, August 15, 1996.
Tree Evaluation
4.1 MacNair & Associates, Academy Heights -Tree Evaluation, July 17, 1996.
4.2 MacNair & Associates, Academy Heights -Tree Evaluation Addendum, May 26,
1997.
4.3 I. L. Schwartz Associates, Academy Heights Preservation of Significant Trees, San
Rafael, California (J. N. 6390.01), June 5, 1997.
4.4 MacNair & Associates, Academy Heights -Preservation of Significant Trees, June
11, 1997.
4.5 MacNair & Associates, Academy Heights -Development Siting for Protection of
Significant Trees, June 23, 1997.
4.6 MacNair & Associates, Academy Heights -Development - Quarry Geotechnical
Mitigation and Tree Impact, November 10, 1997.
Fire Hazard
5.1 Keith Schoenthal, City of San Rafael Fire Marshal, Inter -Departmental
Memorandum, Academy Heights, January 1, 1997.
5.2 Keith Schoenthal, City of San Rafael Fire Marshal, Inter -Departmental
Memorandum, Academy Heights, Fire Department Conditions of Approval,
January 8, 1997.
5.3 Landscape Fires, Fire Hazard Assessment, Academy Heights Development,
Moritz, June 24, 1997.
5.4 Landscape Fires, Fuel - Ignition Risk Evaluation Services, Ray Moritz, Fire Ecologist
and Urban Forester, Academy Heights Development - Fire Management - Collette
Letter, July 30, 1997 (incorrect date of July 30, 1995 on heading of letter).
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6. Visual — Aesthetic Analysis
6.1 Forsher + Guthrie, Visual Analysis, Academy Heights, May 29, 1997.
6.2 San Rafael Planning, Request for Proposal - Visual Analysis - Academy Heights,
December, 1997.
6.3 Matt Brockway, Visual Simulation and Visual Assessment Specialist, Academy
Heights Project Geotechnical Mitigation Measures — Visual Analysis, April 13,
1998.
s -V
EXHIBIT "B"
PARCEL ONE:
Beginning at a point on the Southeasterly line of Oakmont Avenue at the
most Easterly corner of the Parcel of Land conveyed to George R. Kennaday,
recorded August 18, 1959 in Book 1303 of Official Records at Page 568,
Marin County Records; thence along said Kennaday property South 350 46'
East 191.81 feet; thence North 600 54' East 219.15 feet to the easterly
line of the parcel of land conveyed to Marin Realty Associates, a co-
partnership, recorded February 15, 1945 in Book 480 of Official Records at
79, Marin County Records; thence along the said easterly line South 280
East 466.6 feet to the southerly terminus of that course, "South 280 East
10.10 chains", described in said Marin Realty property; thence continuing
along said easterly line, South 41'i East 6.00 chains to post P.R. 7; thence
South lei East 2.50 chains to post P.R. 6 South 21h East 5.00 chains to post
P.R. 5, south 3 1/8 West 3.00 chains to post P.R. 4, and South 300 East
3.20 chains, more or less to a stake marked 115" standing at the most
northerly corner of that certain tract of land which was conveyed by
Chas.Forbes and Mary Agnes Forbes, Trustees, under the Will of Alex.
Forbes, deceased, and Mary Agnes Forbes in her own right to John F. Boyd by
a deed dated March 22, 1904 and recorded in the office of the Recorder of
said Marin County in Book 86 of Deeds at Page 308 (from the last mentioned
stake 11511, a live oak tree four feet in diameter blazed and marked "5"
bears South 430 East 9.65 feet distant); thence leaving the line of said
Reservation and along the Northwesterly line of the tract of land so con-
veyed to Boyd, South 460 05' West 443.5 feet to the Northerly line of that
certain tract of land which was conveyed by Alex. Forbes to Jas. D. Walker
by a deed dated Feb. 2, 1871, and recorded in Book 1 of Deeds at Page 360,
Marin County Records; thence along the Northeasterly line of said last men-
tioned tract of land, North 530 45' West 102.7 feet to its most Northerly
corner; thence along the Northwesterly line of the said tract, South 360
15' West 225.0 feet to the Northerly lien of that certain tract of land
which was conveyed by Alex. Forbes to Chas. Miel by a deed dated April 19,
1866 and recorded in Book E of Deeds at Page 624, Marin County Records;
thence along the Northerly line of said last mentioned tract, North 51h
West 600.0 feet, more or less, to its most Northerly corner; thence along
the Northeasterly line of that parcel of land conveyed to Gordon A.
Phillips, et ux, recorded August 31, 1959 in Book 1307 of Official Records
at Page 82, MarinCounty Records, North 620 West 234.46 feet to the
Southerly line of Parcel Five as Parcel Five is described in a Decree to
Distribution of the Estate of Raymond Haven Thayer, recorded December 9,
1957 in Book 1158 of Official Records at Page 507, Marin County Records;
thence along said Parcel Five, North 740 39' East 68.37 feet; thence North
60 06' East 66.70 feet; North 470 06' East 48.64 feet; thence North 170 49'
East 48.35 feet; thence North 430 06' East 42.80 feet; thence North 51° 25'
Iof4
7011061
East 55.27 feet; thence North 310 00' West 10.00 feet to the most easterly
corner of Parcel Three described in said Decree of Distribution; thence
along said Parcel Three North 310 West 20.5 feet; thence North 86° West
137.4 feet; thence North 580 12' West 8.55 feet to the most Westerly corner
of said Parcel Three; thence Northerly to the Northwesterly line of Quarry
Road; thence Westerlya long Quarry Road to the Southeasterly corner of the
parcel of land conveyed to Vera Mosher, recorded July 12, 1956 in Book 1042
of Official Records at Page 150, Marin County Records; thence along said
Mosher property, North 150 16' East 137.01 feet; thence North 560 53' 30"
West 110.71 feet to the Easterly line of that parcel of land conveyed to
Vera Mosher, recorded July 12, 1956 in Book 1042 of Official Records at
Page 149, Marin County Records; thence along last mentioned Mosher property
North 90 21' East 30.38 feet to the Southerly line of Twin Oaks Avenue;
thence leaving said Mosher property along a curve to the left with a radius
of 125 feet to the Southwest corner of Parcel Two described in a deed to
Norman K. Reinhard, et ux, recorded September 25, 1951 in Book 709 of
Official Records at Page 403, Marin County Records; thence along said
Parcel Two, North 830 55' East 81.338 feet; thence South 890 47' East
43.244 feet; thence North 100 44' 23" West 25.474 feet to the
Southwesterly corner of Parcel One of said Reinhard property; thence along
said Parcel One South 890 47" East 78.07 feet; South 890 06' East 36.60
feet; thence North 470 41' 40" East 75.77 feet; thence North 110 07' 30"
West 142.46 feet; thence North 850 34' West 150.80 feet; thence South 83°
06' 30" West 33.51 feet to the Northwesterly corner of said Reinhard
Property; thence leaving said Reinhard property, South 830 06' 30" West 40
feet to the most Southerly corner of the Parcel of land conveyed to Graham
McPhail, et ux, recorded June 30, 1961 in Book 1475 of Official Records at
Page 492, Marin County Records; thence along said McPhail property, North
420 22' 30" East 113.25 feet; North 390 26' East 174.52 feet to the most
Southerly corner of the parcel of land conveyed to Edward J. Grady, et ux,
recorded in Book 1151 of Official Records at Page 121, Marin County
Records; thence along said Grady property, North 480 00' 50" East 111.900
feet; thence North 400 57' 30" West 95.659 feet to the Southerly line of
the cul-de-sac at the end of Wildwood Way; thence Northerly along the
Easterly line of said cul-de-sac to the most Southerly corner of the parcel
of land conveyed to Williard S. Briscoe, et ux, recorded February 8, 1955
in Book 919 of Official Records at Page 430; Marin County Records; thence
along the Easterly line of said Briscoe property North 420 09' 30" East
91.42 feet; thence North 50 50' East 73.61 feet; thence North 140 38' West
78.22 feet; thence North 310 48' West 110.26 feet to an angle point in
Oakmont Avenue; thence Northerly along the Easterly line of Oakmond Avenue
to the point of beginning.
EXCEPTING the parcel of land conveyed to Marin Municipal Water District,
recorded July 20, 1932 in Book 251 of Official Records at Page 198, Marin
County Records.
EXCEPTING the parcel of land described as Parcel Four in the Decree of
Distribution of the Estate of Raymond Thayer, recorded December 9, 1957 in
Book 1158 of Official Records at Page 507, Marin County Records.
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ALSO EXCEPTING THEREFROM those portions of land described by the following
deeds to:
A) Charles M. Grandi, et ux, recorded March 16, 1971 in Book 2444 of
Official Records at Page 432, Marin County Records.
B) Fairhills Realty, Inc., a California Corporation, recorded August 20,
1971 in Book 2495 of Official Records at Page 178, Marin County Records.
(C) Fairhills Realty, Inc., a California Corporation, recorded May 15, 1972
in Book 2568 of Official Records at Page 310, Marin County Records.
(D) Raymond Joseph Caron, et ux, recorded March 22, 1974 in Book 2775 of
Official Records at Page 363, Marin County Records.
PARCEL TWO:
BEGINNING at a point on the Northeastern line of Twin Oaks Avenue, being
the most Eastern terminus of said Avenue as described in the Deed to the
City of San Rafael, recorded December 30, 1947 in Book 570 of Official
Records at Page 326, said point also described in the Deed to Gabriel
Bejarano, et ux, recorded October 9, 1956 in Book 1064 of Official Records
at Page 546, Marin County Records; thence from said point of beginning,
along the Southwesterly line of said Bejarano parcel, South 460 05' East
111.08 feet to the most Western corner of the parcel of land described in
the Deed to Warren M. Marcus, et ux, recorded May 22, 1958 in Book 1190 of
Official Records, at Page 603, Marin County Records; thence along the
Southwestern line of said Marcus parcel, South 461 05' East 45.587 feet and
along a curve to the left with a radius of 75 feet, an arc distance of
35.942 feet to the most Western corner of the parcel of land described in
the Deed to Norman K. Reinhard, et ux, recorded June 26, 1953 in Book 812
of Official Records at Page 570, Marin County Records; thence along the
Southern line of said Reinhard parcel, along the same curve to the left,
with a radius of 75.00 feet, an arc distance of 30.817 feet to the
Northwestern corner of the parcel of land secondly described in the Deed to
Norman K. Reinhard, et ux, recorded September 25, 1951 in Book 709 of
Official Records at Page 403; Marin County Records; thence along the
Western line of said last mentioned Reinhard parcel, South 070 05' East
50.00 feet; thence along the Southerly line of said Parcel Two (709/403),
North 820 55' East 81.338 feet and South 890 47' East 43.244 feet; thence
leaving, said southerly line, Southeasterly, to a point which bears South
830 14' 30" East 206.63 feet from the Northeasterly corner of the parcel of
land conveyed to Vera Mosher by Deed recorded July 12, 1956 in Book 1042 of
Official Records at Page 150, Marin County Records; thence North 830 14'
30" West 206.63 feet to the said Easterly corner of the lands conveyed to
Mosher; thence along the Northerly line thereof, North 560 53' 30" West
110.71 feet to the general Easterly line of the land described in the Deed
to Vera Mosher recorded July 12, 1956 in Book 1042 of Official Records at
Page 149, Marin County; thence along the exterior boundary of the last
named line (1042/149) North 090 21' East 30.38 feet and North 460 05' West
156.676 feet to a line drawn South 430 55' West from the point of begin-
ning; thence North 430 55' East 50.00 feet to the point of beginning.
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PARCEL THREE:
BEGINNING at the Northeast corner of the land described in the Deed to Vera
Mosher recorded July 12, 1956 in Book 1042 of Official Records at Page 150,
Marin County Records; thence South 830 14' 30" East 206.63 feet to the
Northerly line of Quarry Road, 40 feet wide, more or less, as described in
Parcel Two of the Deed to Marin Title Guaranty Company, a corporation,
recorded February 13, 1945 in Book 481 of Official Records at Page 129,
Marin County Records; thence along the Northerly line of Quarry Road, South
710 10' West 104.4 feet, South 580 1' West 107.1 feet, South 670 46' West
44.8 feet and South 850 38' West 10 feet to the Southeast corner of said
Mosher land (1042/150); thence along the Easterly line thereof, North 150
16' East 137.01 feet to the point of beginning.
A.P.N. 010-142-24; 011-051-23 and 011-115-29
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