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HomeMy WebLinkAboutPlanning Commission 2024-12-10 Agenda Packet Planning Commission Regular Meeting Tuesday, December 10, 2024 - 7:00 P.M. AGENDA Participate In-Person: San Rafael City Council Chambers 1400 Fifth Avenue, San Rafael, CA 94901 Watch Online: Watch on Zoom Webinar: http://tinyurl.com/Planning-Commision-24 Watch on YouTube: http://www.youtube.com/cityofsanrafael Listen by phone: 1 (669) 444-9171 ID: 840 9897 7308# One Tap Mobile: US: +16694449171, 84098977308# This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael. How to participate in the meeting: • You are welcome to come to the meeting and provide public comment in person. Each speaker will have 3-minutes to provide public comment. • Submit your comments by email to PlanningPublicComment@cityofsanrafael.org by 4:00 p.m. the day of the meeting. If you experience technical difficulties during the meeting, please contact PlanningPublicComment@cityofsanrafael.org. A. CALL TO ORDER B. RECORDING OF MEMBERS PRESENT AND ABSENT C. APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS D. PUBLIC NOTIFICATION OF MEETING PROCEDURES E. ORAL COMMUNICATIONS FROM THE PUBLIC Remarks are limited to three minutes per person and may be on anything within the subject matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on agenda items will be heard at the time the item is discussed. F. CONSENT CALENDAR The Consent Calendar allows the Commission to take action, without discussion, on Agenda items for which there are no persons present who wish to speak, and no Commission members who wish to discuss. 2 1. Draft Minutes a. October 29, 2024 G. ACTION ITEMS 1. 709 C Street - Request to consider a Tentative Map to allow a four lot residential condominium subdivision of a property located at 709 C Street. APNs: 012-073-10 Michael O’Mahony, Applicant/Owner. The project is determined to be categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15315 of the CEQA Guidelines (Minor Land Divisions). Margaret Kavanaugh-lynch, Planning Manager margaret.kavanaugh- lynch@cityofsanrafael.org Recommended Action – It is recommended that the San Rafael Planning Commission receive staff’s report and public input on the Project and approve the Resolution included in the staff report. 2. 424 Irwin Street - Major Environmental and Design Review and Exception (Landscape) for demolition of an existing one-story 5,580 square-foot industrial building and construction of a new one-story 4,032 square-foot pre-engineered metal building on the footprint of the existing building. APN: 013-081-10 Ron Kappe, Applicant; Mike Bauman, Owner The project is determined to be categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15302 of the CEQA Guidelines (Replacement or Reconstruction). Margaret Kavanaugh-lynch, Planning Manager margaret.kavanaugh- lynch@cityofsanrafael.org Recommended Action – It is recommended that the San Rafael Planning Commission receive staff’s report and public input on the Project and approve the Resolution included in the staff report. H. DIRECTOR’S REPORT I. COMMISSION COMMUNICATION I. ADJOURNMENT Any records relating to an agenda item, received by a majority or more of the Commission less than 72 hours before the meeting, shall be available for inspection online. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing city.clerk@cityofsanrafael.org or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. The Planning Commission will take up no new business after 11:00 p.m. at regularly scheduled meetings. This shall be interpreted to mean that no agenda item or other business will be discussed or acted upon after the agenda item under consideration at 11:00 p.m. The Commission may suspend this rule to discuss and/or act upon any additional agenda item(s) deemed appropriate by a unanimous vote of the members present. Appeal rights: any person may file an appeal of the Planning Commission's action on agenda items within five business days (normally 5:00 p.m. on the following Tuesday) and within 10 calendar days of an action on a subdivision. An appeal letter shall be filed with the City Clerk, along with an appeal fee of $350 (for non-applicants) or a $5,000 deposit (for applicants) made payable to the City of San Rafael and shall 3 set forth the basis for appeal. There is a $50.00 additional charge for request for continuation of an appeal by appellant. Minutes subject to approval at the meeting of December 10, 2024 Planning Commission Regular Meeting Tuesday, October 29, 2024, 7:00 P.M. Minutes Participate In-Person: San Rafael City Council Chambers 1400 Fifth Avenue, San Rafael, CA 94901 or Participate Virtually: Watch on Webinar: https://tinyurl.com/Planning-Commission-24 Watch on YouTube: http://www.youtube.com/cityofsanrafael Telephone: 1 (669) 444-9171 Meeting ID: 840 9897 7308# One Tap Mobile: US: +16694449171, 84098977308# CALL TO ORDER Chair Haveman called the meeting to order at 7:02 PM. He then invited Planning Manager Margaret Kavanaugh-Lynch to call roll. RECORDING OF MEMBERS PRESENT AND ABSENT PRESENT: ALDO MERCADO, COMMISSIONER JON PREVITALI, COMMISSIONER JILL RODBY, COMMISSIONER SAMINA SAUDE, COMMISSIONER JON HAVEMAN, CHAIR ABSENT STEWART SUMMERS, COMMISSIONER ALSO PRESENT: APRIL MILLER, DIRECTOR, PUBLIC WORKS DEPARTMENT JOANNA KWOK, ASSISTANT PUBLIC WORKS DIRECTOR SARAH TEPLITSKY, ASSOCIATE CIVIL ENGINEER MARGARET KAVANAUGH-LYNCH, PLANNING MANAGER APRIL TALLEY, PROJECT MANAGER HEATHER HINES, PLANNING CONSULTANT WITH M-GROUP THERESA WALLACE, PLANNING CONSULTANT WITH LSA DAVID PARISI, TRAFFIC CONSULTANT PARAMETRIX MARY WAGNER, NIRA DOHERTY JOINING MEETING ONLINE IS: EDWARD SHAFFER- LEGAL COUNSEL APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS Chair Haveman asked if there are any changes to the order of the Agenda. No changes were made to the order of the Agenda. PUBLIC NOTIFICATION OF MEETING PROCEDURES Chair Haveman stated that members of the public may provide comments with a time limit set by the Planning Commission and continued to provide directions on how to provide public comments and to participate in the meeting. The Planning Manager provided instructions on how to provide public comments in-person. ORAL COMMUNICATIONS FROM THE PUBLIC Chair Haveman provided instructions on how members of the public who have urgent communication on topic(s) not on the agenda and wish to address the Planning Commission. Two speakers spoke on an item not on the Agenda. CONSENT CALENDAR 1. No items on the consent calendar. ACTION ITEMS 1. 5800 Northgate Drive (Northgate Town Square Project) Public Hearing to consider and make recommendation to City Council for the proposed Northgate Town Square Project (PLAN 21-039) (also referred to as the Northgate Mall Redevelopment Project), which includes requests from applicant for a Rezone from General Commercial (GC) District to Planned Development (PD) zone (ZC21-001) and an associated Development Plan, a Master Use Permit (UP21-007), an Environmental and Design Review Permit (ED21-024), a Vesting Tentative Map (TS21-002), State Density Bonus Law approvals including the provision of one concession/incentive to increase the permitted height to 78-feet for all buildings and structures in Phase 1 (2025) and Phase 2 (2040), and a Master Sign Program (SP24-002) to allow a comprehensive redevelopment of the existing mall at 5800 Northgate Drive into a phased mixed-use development with approximately 217,520 square feet of commercial space and 1,422 residential units on the 44.76-acre site. APNs: 175-060-12, -40, -59, -61, -66, and –67 Applicant/Owner: Merlone Geier Partners, LLC Recommended Action – It is recommended that the San Rafael Planning Commission receive staff’s report and public input on the Project, and approve the following: 1. Resolution recommending the City Council certify the Final Environmental Impact Report (FEIR), and adopt findings of fact, a statement of overriding consideration, and the mitigation monitoring and reporting program (MMRP) for the Northgate Town Square Project. 2. Resolution recommending the City Council approve a Zoning Amendment to establish the Northgate Town Square Planned Development (PD) District, approve the Northgate Town Square Development Plan, amend the City’s Zoning Map, and rezone the 44.76- acre Northgate Mall property from General Commercial to the Northgate PD District. 3. Resolution recommending the City Council adopt a resolution approving the Vesting Tentative Subdivision Map, Master Use Permit, Environmental and Design Review Permit, and Master Sign Program for the Northgate Town Square Project. Chair Haveman provided instructions on the order of presenters on the action item and provided both the Planning Commission and the members of the public with instructions on how they can participate in the discussion. He set a three minute time limit for each speaker. Micah Hinckle opened the staff presentation. Heather Hines and Theresa Wallace provided a detailed presentation of the project and outlined the recommendations to the Planning Commission. Chair Haveman opened the floor to questions from the Commission. The Commissioners offered no questions. Dave Geiser provided a presentation of the project on behalf of the development team. Chair Haveman opened the floor to comments from the Commission. The Commissioners offered no questions. Chair Haveman opened the public hearing. The following members of the public spoke: Laura Silverman -Responsible Growth Marin- opposed Grace Garrity- Responsible Growth Marin- opposed Kirk Warnauck-opposed Patricia Warnauck-opposed Matthew Harsall- in favor John Freudman- opposed Daryoush Davidi - San Rafael Chamber of Commerce- in favor Shirley Fischer- Responsible Growth Marin- opposed Janet Shirley- opposed Linda Halman- Marin Organizing Committee- in favor Mike Tulaughy- in favor Bill Karney-Responsible Growth Marin- opposed Name undisclosed-opposed Jenine Lorraine-opposed Deborah Howel-Marin Organizing Committee- in favor Elki Reinhart-opposed Bobbi Riles-opposed Susan Coleman-Responsible Growth Marin- opposed Gary Bierbower-opposed Gale Natel-in favor Joe McKellam- San Rafael Chamber of Commerce- in favor Name undisclosed-opposed Michelle-opposed Jenny Silva-Marin Environmental Housing Collaborative- in favor Gloria Smith - Responsible Growth Marin- opposed Patra Pluss-opposed Heather Shepardson-opposed Ivan Glover-opposed David Smith- Responsible Growth Marin- opposed Steve Harris- in favor Eric Candeck-opposed Lisa- opposed Pam Reeves- Marin Conservation League Opposition comments included: traffic, noise, fire safety, privacy, construction-related impacts, amount of affordable housing and air quality. In favor comments included: affordable housing, good bike and pedestrian connection, vibrancy, need for all housing types, safety. With no further persons to be heard, the public comment period was closed and the Chair brought the discussion back to the Commission for deliberations. Commission Rodby asked about electrification of the businesses, use of the public square in perpetuity, location of where the park in lieu space fees be used and local transportation concerns. Dave Geiser- responded in the affirmative on the issue of electrification. Heather Hines confirmed that the private public open space is dedicated in perpetuity. Nira- Park in lieu fees can be used for the neighborhood. April Miller- several projects are moving forward, including improvements near highway 101 as well as many bike and pedestrian improvements. Commissioner Saude asked about letters that were not included in the packet. Heather Hines and Micah Hinkle replied that one was from SMART train and the other was about privacy concerns. Commissioner Saude noted concerns about the sign program, artificial turf locations and materials and colors are TBD. Dave Meiser addressed the comments and Commissioner Saude seconded the motion. Chair Haveman instructed the Planning Manager to take roll: AYES: Commissioners Mercado, Samudzi, Rodby, Saude, and Chair Haveman NOES: None ABSENT: Commissioners Previtali ABSTAIN: None Motion carried 5-0 DIRECTOR’S REPORT None COMMISSION COMMUNICATION ADJOURNMENT There being no further business, Chair Haveman adjourned the meeting at 11:17 PM. Margaret Kavanaugh-Lynch, Planning Manager 1 Community Development Department – Planning Division Meeting Date: December 10, 2024 Agenda Item: G.1 Case Number: PLAN24-056, TS24-001 Project Planner: Bhavani Potharaju Associate Planner Margaret Kavanaugh- Lynch, Planning Manager REPORT TO PLANNING COMMISSION SUBJECT: Request for a Tentative Map to allow a four lot residential condominium subdivision of a property located at 709 C Street. APN: 012-073-10; T4N 40/50 Zone; Michael O’Mahony, Applicant/Owner. EXECUTIVE SUMMARY The project proposes a four residential condominium subdivision. The proposed improvements include a shared driveway connected to a public street, a new driveway approach and frontage curb, gutter and sidewalk, water and sewer service connections, and stormwater treatment and drainage. The project is exempt from CEQA pursuant to Section 15315 (Minor Land Divisions). As proposed, and conditioned, the project is consistent with the applicable policies and programs of the San Rafael General Plan 2040, and the form-based codes of the Downtown Precise Plan (DPP)) zoning district. Approval of the Tentative Subdivision Map applications is recommended for approval, subject to the conditions and based on the findings included in this staff report. REQUESTED ENTITLEMENTS Tentative Map (TS24-001): A minor subdivision (four or fewer lots) is subject to review and approval by the Community and Economic Development Director. However, if an application involves a division of land where one or more of the created lots or parcels does not have frontage on an existing public street, a minor subdivision is subject to Planning Commission approval pursuant to San Rafael Municipal Code (SRMC) Section 15.03.050. RECOMMENDATION It is recommended that the Planning Commission take the following action: Adopt the Draft Resolution (Exhibit 1) approving Tentative Subdivision Map TS24-001. 2 PROPERTY FACTS Address/Location: 709 C Street Parcel Number(s): 012-073-10 Property Size: 6,976 square feet Neighborhood: Downtown Site Characteristics General Plan Designation Zoning District Existing Land-Use Project Site: Downtown Mixed Use (DMU) T4 40/50 Vacant Parking Lot East Downtown Mixed Use (DMU) T4 40/50 Residential West Downtown Mixed Use (DMU) T4 40/50 Residential North Downtown Mixed Use (DMU) T4 40/50 Health Center South Downtown Mixed Use (DMU) T4 40/50 Offices Site Description/Setting: 709 C Street is a 6,976 square feet property that is an existing vacant parking lot. The site is located in the Downtown Neighborhood and zoned T4 Neighborhood 40/50 (T4 N40/50). Surrounding parcels are all zoned as T4 Neighborhood (T4 N40/50), towards East (715 C Street), West (707 C Street), North (712 D Street), and South (710 C Street). The lot is bounded by residences on the East and West, health center on the North, and C Street on the South, which is provides access to the project site. Figure 1 Vicinity Map 3 BACKGROUND Project site is a 6,976 square feet property in the T4 Neighborhood 40/50 district within the Downtown Precise Plan (DPP). The existing use is a vacant parking lot. On May 23, 2022, an Environmental and Design Review permit (ED21-045, PLAN21-021) to allow the construction of four new townhomes and associated site and landscaping improvements on an existing parking lot was approved by the Zoning Administrator. On April 17,2024, an extension of time for the prior Environmental and Design review was granted by the Zoning Administrator with a condition of approval to obtain a Tentative Subdivision Map prior to issuance of the first building permit and a Final Subdivision Map prior to issuance of first certificate of occupancy. On March 29, 2024, an application was submitted for a tentative map for four residential condominium subdivisions. The minor subdivision application requires Planning Commission approval since one or more of the created lots does not have frontage on an existing public street pursuant to SRMC Section 15.03.050. PROJECT DESCRIPTION Site Plan: The project site is a rectangular site with frontage on C Street. The property is 6,976 square feet. The project proposes a four residential condominium subdivision. The proposed improvements include a shared driveway connected to a public street, a new driveway approach and frontage curb, gutter and sidewalk, water and sewer service connections, and stormwater treatment and drainage. Figure 2 Project Site Plan ANALYSIS Subdivision Ordinance Consistency: Tentative Map Findings for approval pursuant to SRMC Section 15.02.080 are detailed in Exhibit B and demonstrate that the project is consistent with findings and procedural requirements of the Subdivision Ordinance. The proposed tentative map is associated with an approved townhomes project which consistent with the General Plan 2040, Downtown Precise Plan, C S t r e e t 4 is suitable for type and density of the neighborhood and will not cause a substantial adverse impact on the environment. As such the associated tentative map is in accordance with the Subdivision ordinance. ENVIRONMENTAL REVIEW The proposed project is exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant to Section 15315 (Minor Land Divisions) of the CEQA Guidelines. CORRESPONDENCE No correspondence has been received by Staff as of the date of the creation of this Staff report. OPTIONS The Planning Commission has the following options: 1. Adopt the Draft Resolution (Exhibit 1) approving the project; or 2. Approve the application with certain modifications, changes, or additional conditions of approval; or 3. Continue the hearing (to a date certain or an undefined date) to allow the applicant to address any of the Commission’s comments or concerns; or 4. Deny the project. EXHIBITS A. Draft Resolution C. Subdivision Ordinance Consistency Table D. Tentative Map Plans – Submitted October 2, 2024 RESOLUTION NO. 24-11 RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION CONDITIONALLY APPROVING A TENTATIVE SUBDIVISION MAP (TS24-001) TO ALLOW A FOUR LOT RESIDENTIAL CONDOMINIUM SUBDIVISION OF 709 C STREET. APN: 012- 073-10 WHEREAS, on May 23, 2022 an Environmental and Design Review Permit (PLAN 21- 021, ED21-045) was approved to allow the construction of four new townhomes and associated site and landscaping improvements on an existing parking lot located at 709 C Street; and WHEREAS, on April 15, 2024, the City of San Rafael received an application for a Tentative Subdivision Map (PLAN24-056, TS24-001) for a four lot subdivision at 709 C Street; and WHEREAS, on April 17, 2024, a Time Extension (PLAN24-025) for the prior Environmental and Design review was granted by the Zoning Administrator with a revised condition of approval to obtain a Tentative Subdivision Map prior to issuance of the first building permit and a Final Subdivision Map prior to issuance of first certificate of occupancy; and WHEREAS, upon review of the application, the project has been determined to be exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15315 (Minor Land Divisions) of the CEQA Guidelines as signage is being proposed on an existing developed site; and WHEREAS, on December 10, 2024, the San Rafael Planning Commission held a duly noticed public hearing on the proposed project (PLAN24-056, TS24-001), accepting all oral and written public testimony and the written report of the Community and Economic Development Department staff. NOW THEREFORE BE IT RESOLVED, the Planning Commission conditionally approves the proposed project based on the findings related to the Subdivision Map pursuant to SRMC Section 15.02.080 as set forth below: TENTATIVE SUBDIVISION MAP FINDINGS (TS24-001) 1. The proposed map is consistent with the San Rafael general plan and any applicable, adopted specific plan or neighborhood plan. The proposed tentative map is part a new development of four townhomes which is consistent with policy LU-3.2 (New Development in Residential Neighborhoods), Policy H-2 (Design that Fits into the Neighborhood Context), and Housing Element Goal 4 (A Diverse Housing Supply) of the San Rafael General Plan. The project site is located in the T4N 40/50 district within the Downtown Precise Plan (DPP) and is consistent with the development standards of DPP. 2. The design or improvement of the proposed subdivision is consistent with the San Rafael general plan and any pertinent, adopted specific plan or neighborhood plan. The proposed tentative map is part a new development of four townhomes. The design and improvements of the proposed project is consistent with San Rafael General Plan and Downtown Precise Plan. - 2 - 3. The property subject to subdivision is physically suitable for the type or density of development that is proposed. The proposed tentative map is part a new development of four townhomes. The proposed project are suitable for the type and density of the neighborhood. Subsequently, the associated tentative map is consistent with this finding. 4. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The proposed project has been reviewed in accordance with the California Environmental Quality Act and has been found to be categorically exempt pursuant to CEQA Guidelines Section 15315 (Minor Land Divisions). As such, the design of the subdivision and associated improvements will not cause a substantial adverse impact on the environment consistent with this finding 5. The design of the subdivision or the type of proposed improvements is not likely to cause serious health problems. The project has been reviewed by appropriate city departments, including the Building Division, Fire Department, and Department of Public Works. As conditioned, the proposed project will require application of a building permit that complies with all applicable Building and Fire Code requirements prior to construction. In addition, the applicant will be required to comply with conditions of approval imposed by the Department of Public Works as contained herein. As such, the design of the subdivision and associated improvements will not cause serious health problems and is therefore consistent with this finding. 6. The design of the subdivision or the type of proposed improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the city may approve the map if it is determined that alternative easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired or secured for public use. There are no existing public access easements onsite. The proposed site improvements provides a private access and utility easement for the benefit of lots that do not have frontage on an existing public street. CONDITIONS OF APPROVAL (PLAN24-056) Planning Division 1. This Tentative Subdivision Map approves the proposed condominium subdivision as shown on plans approved December 10, 2024. 2. Prior to the first Certificate of Occupancy for the condominium project, the applicant shall record the Final Subdivision Map with the Marin County Recorder. - 3 - 3. Upon submittal of the Final Map, the applicant shall submit draft CC&Rs for review by the Community Development Department and the City Attorney’ s office, consistent with Section 15.06.160 of the San Rafael Municipal Code. Fire Department 4. The design and construction of all site alterations shall comply with the 2022 California Fire Code, current NFPA Standards, and all applicable City of San Rafael Ordinances and Amendments. 5. The Fire Apparatus Access plan (sheet A1.2) will be reviewed to ensure it is complete. a. The curb shall be painted red, and NO PARKING FIRE LANE stenciled in white letters. b. A NO PARKING fire lane sign will be installed at this location. c. Driveway Surface: Shall be designed and maintained to support the imposed loads of fire apparatus. d. Add red curbing and FIRE LANE stenciling on driveway entrance curbing. e. Add ALL ROADS ARE FIRE LANES – NO PARKING signage. 6. Deferred Submittals for the following fire protection systems shall be submitted to the Fire Prevention Bureau for approval and permitting prior to installation of the systems: a. Fire Sprinkler plans (Deferred Submittal to the Fire Prevention Bureau) b. Fire Underground plans (Deferred Submittal to the Fire Prevention Bureau) c. Horizontal dry standpipe. (Deferred Submittal to the Fire Prevention Bureau) 7. Building address numbers must be illuminated and visible from the street. 8. A Knox vault will be required to access any locked common area spaces. San Rafael Sanitation District 9. Any exterior sanitary sewer-related work shall be performed in accordance with the San Rafael Sanitation District (SRSD) Standard Plans and Specifications. 10. A sewer permit from the San Rafael Sanitation District is required independent of a building permit for all proposed sewer lateral work outside the dwelling footprint. The property owner or authorized agent shall apply for a sewer permit online or contact SRSD for more information at (415) 454-4001 prior to the start of work. 11. Pursuant to District Ordinance No. 56, the District requires a sewer connection fee in the amount of $11,579.79 per living unit, total amount of $49,319.16 effective until June 30, 2024. The connection fee may be paid in person at the SRSD office located at 111 Morphew Street, 2nd Floor, San Rafael. The foregoing Resolution was adopted at the regular City of San Rafael Planning Commission meeting held on the 10th day of December 2024. - 4 - Moved by Commissioner _____________ and seconded by Commissioner ________________. AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS SAN RAFAEL PLANNING COMMISSION ATTEST: ___________________ BY: _______________________ Secretary Chair EXHIBIT B ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 15 - SUBDIVISIONS CHAPTER 15.03 – MINOR SUBDIVISIONS Finding A. The proposed map is consistent with the San Rafael general plan and any applicable, adopted specific plan or neighborhood plan. General Plan (Consistent). The proposed tentative map is for a new development of four townhomes which is consistent with the following San Rafael General Plan policies: a. Policy LU-3.2 (New Development in Residential Neighborhoods): The project enhances the neighborhood image by proposing four townhomes on an existing parking lot that are well articulated buildings with high quality materials, along with proposed landscaping at the front of the site. b. Policy H-2 (Design that Fits into the Neighborhood Context): The project respects the existing single-family house immediately north of the project site by locating the proposed townhomes on the southern and western portions of the project site. c. Housing Element Goal 4 (A Diverse Housing Supply). The project proposes four new townhomes in a neighborhood with a predominant mixture of multifamily rental units, single family houses, and commercial uses. Thus, the project increases the housing supply and provides an uncommon housing product type (for sale multifamily units). Specific Plan (Consistent). The project site is located in the T4N 40/50 district within the Downtown Precise Plan (DPP). The proposed townhomes are consistent with many of the development standards of DPP including but not limited to vehicle parking, bicycle parking, and massing and façade articulation standards. The project - 3 - does not comply with some standards of the DPP such as required setbacks and building stepbacks. However, these standards for T4N 40/50 are more restrictive than those that existed when this site was zoned as Residential/Office (R/O), prior to August 2021 when the DPP was adopted. Pursuant to Senate Bill 330 and Government Code Section 66300(b)(1)(A), a local agency cannot enforce development standards in a specific plan adopted after January 1, 2020 that reduces the intensity of land use within an existing zoning district. Therefore, the more restrictive setback and building stepback provisions in the DPP cannot be enforced for this project site and do not apply to this project. Finding B. The design or improvement of the proposed subdivision is consistent with the Consistent. As described in Finding A above, the design and improvements of the proposed townhomes is consistent with San Rafael General Plan and Downtown Precise Plan. As such, the associated tentative map is consistent with this finding. San Rafael general plan and any pertinent, adopted specific plan or neighborhood plan Finding C. The property subject to subdivision is physically suitable for the type or density of development that is proposed. Consistent. The proposed townhomes are suitable for type and density of the neighborhood. Finding D. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Consistent. The proposed tentative map is categorically exempt pursuant to CEQA Guidelines Section 15315 (Minor Land Divisions). As such, the design of the subdivision and associated improvements will not cause a substantial adverse impact on the environment consistent with this finding. Finding E. The design of the subdivision or the type of proposed improvements is not likely to cause serious health problems Consistent. The project has been reviewed by appropriate city departments, including the Building Division, Fire Department, and Department of Public Works. As conditioned, the project will require application of a building permit that complies with all applicable Building and Fire Code requirements prior to construction. In addition, the applicant will be required to comply with conditions of approval imposed by the Department of Public Works as contained herein. As such, the design of the subdivision and associated improvements will not cause serious health problems and is therefore consistent with this finding. Finding F. The design of the subdivision or the type of proposed improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the city may approve the map if it is determined that alternative easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired or secured for public use. Consistent. There are no existing public access easements onsite. 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7 ( 1 6,21 $ 1 '  % 2/7  ' 2:1  ' 5 23 , 1  7 23  675 8& 785( 6: , 7 + , 1  7 5 $ 9 ( / : $ <  6+$ / /  % (  +  / 2$'  0 $ 5 .  67250  , 1 / ( 7 6: , 7 +  7 + (  : 25' 6 1 2' 803 , 1 * ) / 2:67 2 % $ <   25 (48, 9 $ / ( 1 7  ' ( 6,*1 ) 25 ' , 6& +$ 5 *( 2) ) , 5 (  635 , 1 . / ( 5  7 ( 67 : $ 7 ( 57 2/ $ 1 ' 6& $3 ( 25 6$1 , 7 $ 5 <  6(: ( 5  ' 5 $ , 1  &2 1' ( 1 6$7 (  2) $ , 5  &2 1' , 7 , 21, 1 *81, 7 67 2/ $ 1 ' 6& $3 , 1 *   5 22 ) ' 5 $ , 1 66+$ / /  ' 5 $ , 1  7 2813 $ 9 ( '  $ 5 ( $  : + ( 5 (  3 5$& 7, &$% / (  ($5 7 + : 2 5 .  4 8 $ 1 7 , 7 , ( 6 &8 7    &8 %, &< $ 5 ' 6 ),/ /         &8 %, &< $ 5 ' 6 1( 7       &8 %, &< $ 5 ' 6  3 5 2326 ('  ) , 1 , 6+ *5$ ' (  , 6' ( ) , 1 ( '  $ 67 + (  ) , 1 $ /  *5$ ' (  $ 6, 1 ' , &$7 ( '  21 7 + (  *5$ ' , 1 *3 / $ 1   ( $ 5 7 + : 25.  48$ 1 7 , 7 , ( 6$ 5 (  % $ 6('  21 7 + (  ' , ) ) ( 5 ( 1 &( % ( 7 : ( ( 1  7 + (  ) , 1 , 6+ *5$ ' (  68 5) $ &( $1 '  7 + (  ( ; , 6 7 , 1 *  * 5 $ ' (  6 8 5 ) $ & (   8 1 / (6 6  1 27( '  27+ ( 5 : , 6( 7 + (  ( $ 5 7 + : 25.  48$ 1 7 , 7 , ( 6$ % 29(  + $ 9 (  1 27 % ( ( 1  $ ' - 867( '  7 2$ && 2 8 17  ) 25 $ ) 2 2 7 , 1 * 6 % 7 5 ( 1 & +  6 3 2 , / 6 & & / ( $ 5 , 1 *  $ 1 '  * 5 8 % % , 1 *  , 1 & / 8 ' , 1 *  5 ( 0 2 9 $ /  2 )  ( ; , 6 7 ,1*  3 $ 9 ( 0 ( 1 7  6 ( & 7 , 2 1 6  2 5 81$ & & ( 3 7 $ % / (  6 2 , / 6 ' % 8 / . , 1 *  2 5  6 + 5 , 1 . $ * ( ( 2 9 ( 5  ( ; & $ 9 $ 7 , 2 1  $ 1 '  5 (  & 2 0 3 $ & 7 , 2 1 ) 7 2 3 6 2 , /  7 + (  ( $ 5 7 + : 25.  48$ 1 7 , 7 , ( 6  $ % 29(  + $ 9 (  % ( ( 1  $ ' - 8 6 7 ( '7 2$ && 2 8 17  ) 25 $ 7 + , & . 1 ( 6 6  2 )  7 + (  3 $ 9 ( 0 ( 1 7  6 ( & 7 , 2 1     & <  / ( 6 6  ) , // % 6 / $ % 6     & <  / (6 6  ) , / / 1 Community Development Department – Planning Division Meeting Date: December 10, 2024 Agenda Item: G.2 Case Number: PLAN23-0155 (ED24- 004, EX24-005) Project Planner: Bhavani Potharaju Associate Planner Margaret Kavanaugh- Lynch, Planning Manager REPORT TO PLANNING COMMISSION SUBJECT: Request for a Major Environmental and Design Review for demolition and reconstruction of an industrial use building and an Exception (Landscape) to allow for reduced landscape requirement at 424 Irwin Street. APN: 013-081-10; Industrial (I) Zone; Ron Kappe, Applicant; Mike Bauman, Owner EXECUTIVE SUMMARY The project includes demolition of an existing one-story 5,580 square-foot industrial building, import of approximately 422 cubic yards of soil to raise the existing foundation to meet flood plain requirements, and construction of a new one-story 4,032 square-foot pre-engineered metal building. The existing and proposed use for the site is a building materials storage and distribution business which is a permitted land use in the Industrial Zone as provided in San Rafael Municipal Code Section (SRMC) 14.06.020. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 (Replacement or Reconstruction) which consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. As proposed, and conditioned, the project is consistent with the applicable policies and programs of the San Rafael General Plan 2040, and the provisions of the Industrial District (I) zoning district. Approval of the project is recommended subject to the conditions and based on the findings included in this staff report. REQUESTED ENTITLEMENTS Major Environmental and Design Review (ED24-004) and Exception (Landscape) (EX24-004), pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040.A.1- a Major Physical Improvement for new construction, subject to review and approval by Planning Commission. RECOMMENDATION It is recommended that the Planning Commission take the following action: Adopt the Draft Resolution (Exhibit 1) approving the project. 2 PROPERTY FACTS Address/Location: 424 Irwin Street Parcel Number(s): 013-081-10 Property Size: 26,074 square feet Neighborhood: Near Southeast Site Characteristics General Plan Designation Zoning District Existing Land-Use Project Site: General Industrial Industrial(I) Building Materials storage and distribution East General Industrial Industrial(I) Plumbing installation and repair. West General Industrial Industrial(I) San Rafael Animal Hospital North General Industrial Industrial(I) UDL Corporate Office South General Industrial Industrial(I) Miracle Auto Painting and Restoration Center Site Description/Setting: 424 Irwin Street is a 26,074 square foot property that is currently used by a building materials storage and distribution business. The site is within the Industrial (I) zoning district. Surrounding parcels to the east (34 De Luca Place), west (419 Irwin Street), north (444 Irwin Street), and south (410 A Irwin Street) are also zoned Industrial. The lot is bounded by De Luca Place on the east, Irwin Street on the west, UDL Corporate Office on the north, and an Auto Painting and Restoration Center on the south; Irwin Street and De Luca Place provide access to the project site. Figure 1 Vicinity Map 3 BACKGROUND Conceptual Design Review (2015) An application for Conceptual Design Review was submitted by Michael Bauman in December 2015. The application included demolition of the existing building and construction of a new two story 8,640 square foot pre-engineered metal warehouse building, 17 off-site parking spaces and landscape. The Design Review Board discussed the site plan, the proposed zero foot setback along the northern property line, architectural design along the front façade, parking, and the need for additional landscaping. The applicant did not move forward with the project following the Conceptual Design Review. Preliminary Application and Conceptual Design Review (2020) An application for Preliminary Review and Conceptual Design Review was submitted by Michael Bauman in 2020, which proposed a substantially similar project as 2015 Conceptual Design Review application. The application submitted in 2020 requested demolition of the existing industrial building and construction of a new two story 6,753 square foot building. The project proposed a retail area, storage and office spaces on the first floor with offices, conference room, storage space and reception area on the second floor. As part of the Preliminary Review, staff provided a comprehensive report to the applicant detailing applicable requirements, regulations, and policies to be considered. In addition, the project was reviewed by the Design Review Board. The applicant did not move forward with the project after the Preliminary and Conceptual Design Review at that time. PROJECT DESCRIPTION The project proposes to demolish the existing building at 424 Irwin Street while retaining the existing foundation. Site work consists of adding approximately 422 cubic feet of fill over the existing foundation and pouring a new foundation at a higher elevation as per flood plain requirements. In addition, 1 ADA parking space and 1,125 square feet of landscape area will be provided. Site Plan: The project site is a rectangular site with frontage on 424 Irwin Street and secondary access from De Luca Place. The property is 26,074 square feet. The proposed building of 4,032 square feet will be located at the northwest corner of the site. A loading dock is located at the back of the proposed building along with silos and open material storage along the north property line. There is an ADA parking space provided in front of the proposed building accessed from 424 Irwin Street and 8 parking spaces along the south property line. Vehicles will enter the project site from Irwin Street, load materials and exit from De Luca Place. Figure 2 Project Site Plan Proposed Building Silos and Open material storage Lo a d i n g A r e a N 4 DISCUSSION The project is substantially compliant with General Plan 2040 and the San Rafael Municipal Code with a landscaping exception outlined in the discussion below: General Plan 2040: The project site is in the Near Southeast Neighborhood which includes a mix of heavy industrial and light industrial uses and is in accordance with the San Rafael General Plan 2040. The project is consistent with the Neighborhoods Element (Policy NH-3.9B: Industrial Area Design Improvements); the Community Design and Preservation Element (Policy CDP-2.5A: Commercial and Industrial Beautification; and Policy CDP-4.9: Parking and Driveways); and the Economic Vitality Element (Policy EV-2.3A: Industrial Zoning; and Policy EV-3.2: Revitalization). The proposed reconstruction will retain the existing use of building materials, storage and distribution while improving the appearance of the building, parking, landscape, and vehicle circulation. Please see Attachment B, General Plan Consistency Table. The project has been reviewed by the Building Division and Department of Public Works staff as part of the planning entitlement process. A standard condition of approval has been included to require building permits to ensure that all necessary regulations pertaining to construction are met. San Rafael Municipal Code: The project site is designated General Industrial (I) District. The purpose of the Industrial Zone is to provide opportunities for a full range of heavy and light industrial uses, including the building trades and automotive service industry. The proposed reconstruction is consistent with the objectives and the development standards of the Industrial Zone pursuant to SRMC Section 14.06.030 except for the landscape requirement. The project is subject to Environmental and Design Review Permit pursuant to SRMC Section 14.25.090 of the Zoning Ordinance. Please see Attachment C, Zoning Ordinance Consistency Table. Code Proposed Compliance Minimum Area (sq.ft.) 6000 26,704 Yes Minimum Lot Width (ft.) 60 108 Yes Floor Area Ratio 0.38 0.15 Yes Setbacks (ft.) Front Side Rear Not Required Not Required Not Required 46’10” Left side – 0’, Right side- 39’7” 218’ Yes Yes Yes Yes Maximum Height (ft.) 36 36 Yes Maximum Lot Coverage Not Required 17.3% Yes Minimum Landscaping 10% of 26,704 sq.ft = 2,670 sq.ft 1,125 sq.ft. (4.3%) No Parking 1 space per 500 sq.ft. of 4,302 sq.ft = 8 spaces 8 spaces + 1 ADA parking Yes 5 Landscape Exception: As per SRMC 14.06.030, development standards in an Industrial zone have a minimum 10% landscape requirement and encourages landscape along Irwin Street. The proposed reconstruction provides a 1,125 square foot landscape area, which is approximately 4.3%. The proposal was revised to include entryway landscaping along Irwin Street. However, further landscaping makes it infeasible to provide adequate parking due to the size of the lot. An exception to landscape requirement may be granted as per SRMC 14.24.020(F), which states that in nonresidential districts, the minimum landscaping percentages may be reduced for remodel projects, where redevelopment or remodeling is proposed and existing conditions are such that complying with the standard make it infeasible to provide adequate parking. ENVIRONMENTAL REVIEW The proposed project is exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant to Section 15302 (Replacement or Reconstruction) of the CEQA Guidelines. CORRESPONDENCE No correspondence has been received by Staff as of the date of the creation of this Staff report. OPTIONS The Planning Commission has the following options: 1. Adopt the Draft Resolution (Exhibit 1) approving the project; or 2. Approve the application with certain modifications, changes, or additional conditions of approval; or 3. Continue the hearing (to a date certain or an undefined date) to allow the applicant to address any of the Commission’s comments or concerns; or 4. Deny the project. EXHIBITS A. Draft Resolution B. General Plan Consistency Table C. Zoning Ordinance Consistency Table D. Architectural Plans – Submitted August 27, 2024 RESOLUTION NO. 24-10 RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION CONDITIONALLY APPROVING AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED23-036) AND AN EXCEPTION (EX24-005) FOR REDUCED LANDSCAPE TO ALLOW FOR A DEMOLITION AND CONSTRUCTION OF A 4,032 SQUARE-FOOT PRE- ENGINEERED METAL BUILDING LOCATED AT 424 IRWIN STREET. APN: 013-081-10 WHEREAS, on December 8, 2023, Michael Bauman submitted an application for an Environmental and Design Review Permit (PLAN23-155/ ED24-004) for new construction; and WHEREAS, on August 27, 2024, Michael Bauman submitted an application for an Exception Permit (EX24-005) for new construction; and WHEREAS, on September 20, 2024, the project was determined to be complete; and WHEREAS, the proposed project includes demolition of an existing one-story 5,580 square-foot industrial building, import of approximately 422 cubic yards of soil to raise the existing foundation to meet flood plain requirements, and construction of a new one-story 4,032 square- foot pre-engineered metal building. WHEREAS, the existing and proposed use is for a building materials storage and distribution business which is a permitted land use in the Industrial Zone as provided in San Rafael Municipal Code Section (SRMC) 14.06.020; and WHEREAS, upon review of the application, the proposed project has been determined to be exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15302 (Replacement or Reconstruction) of the CEQA Guidelines which consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced; and WHEREAS, on December 10, 2024, the San Rafael Planning Commission held a duly noticed public hearing on the proposed project, accepting all oral and written public testimony and the written report of the Community and Economic Development Department staff. NOW THEREFORE BE IT RESOLVED, the Planning Commission conditionally approves the proposed project based on the findings as set forth below: ENVIRONMENTAL AND DESIGN REVIEW PERMIT FINDINGS (ED24-004) 1. As proposed and as conditioned, the Project is in accord with the San Rafael General Plan 2040, the objectives of the zoning ordinance and the purposes of Chapter 14.25.090 – Environmental and Design Permits. The proposed project is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the district in which the site is located. The site is designated as General Industrial (I) District on the General Plan 2040 Land Use Map which allows for a building materials storage and distribution business. In addition, the project is consistent with - 2 - the applicable goals and policies of the Neighborhood Element (NH3.9B), Community Design and Preservation Element (CDP 2.5A, CDP 4.9), and Economic Vitality Element (EV2.3A, EV3.2). The project is also consistent with applicable regulations contained in the City of San Rafael Zoning Ordinance for Industrial District (I). 2. That the project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located. The project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located. The proposed project is consistent with the Design Guidelines for non-residential development and the site plan creates a harmonious flow for trucks entry, loading and exit. The project does not meet City’s development standard requirement of 10% landscape in Industrial Zoning District. However, an exception to landscape requirement can be granted as per SRMC 14.24.020(F), which allows reduction in landscape area if complying with the standard will make it infeasible to provide adequate parking. 3. As proposed and as conditioned, the project design minimizes adverse environmental impacts in that; The project has been reviewed by city agencies and is required to comply with all agency regulations. Pursuant to the requirements of the California Environmental Quality Act (CEQA) Guidelines, this project is categorically exempt under Section 15302. Replacement or Reconstruction as the project is replacement of a structure with a new structure of substantially the same size, purpose, and capacity. 4. As proposed and as conditioned, the project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity; The project has been reviewed by the City of San Rafael and appropriate agencies and where applicable, conditions of approval have been incorporated to ensure the project will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the project vicinity. EXCEPTION (LANDSCAPE) FINDINGS (EX24-005) 1. That there are special circumstances applicable to the property or land use, including but not limited to the size, shape, topography, location or surroundings that warrant granting of a minor exception from the strict application of the standards in this title. The Industrial Zoning District requirement for landscaping is 10% and the propose landscaping is 4.3%. The plans were revised to increase landscaping from the initially proposed 2% to 4.3%. The proposed project is substantially in accordance with the parking lot screening and landscaping required by SRMC 14.18.060. Any further landscaping will make it infeasible to comply with the required number of parking spaces as per SRMC 14.06.030. 2. That granting the exception will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare. The proposed project takes measures to improve the existing landscape, includes entryway landscaping along Irwin Street as per SRMC 14.06.030, and provides the required parking spaces on the property. As proposed, the landscape exception will not be detrimental or - 3 - injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare. CONDITIONS OF APPROVAL Planning Division 1. Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit.  Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.  2. Applicant Responsible for Compliance with Conditions. The applicant shall ensure compliance with all of the following conditions, including submittal to the project planner of required approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies.  3. Plans and Representations Become Conditions. All information and representations, whether oral or written, including the building techniques, materials, elevations and appearance of the project, as presented at the Planning Commission meeting dated December 10, 2024 shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by Director. Modifications deemed not minor by the Director may require review and approval as an amendment to the Environmental and Design Review Permit.  4. Subject to All Applicable Laws and Regulations. The project is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to any construction, the applicant shall identify and secure all applicable permits from the Planning and Building Divisions, Public Works Department and other affected City divisions and departments.    5. Construction Hours. Consistent with the City of San Rafael Municipal Code Section 8.13.050.A, construction hours shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 6:00 p.m. on Saturdays. Construction shall not be permitted on Sundays or City-observed holidays. Construction activities shall include delivery of materials, hauling materials off-site; startup of construction equipment engines, arrival of construction workers, paying of radios and other noises caused by equipment and/or construction workers arriving at, or working on, the site.  6. Discovery of Cultural, Archaeological or Paleontological Resources or Human Remains.  If, during the course of construction potential resources or remains are found: All work is to stop within 100 feet of the finding and may not continue until the appropriate action listed below is satisfied.    a. If it is a cultural, archaeological or paleontological resource: the City of San Rafael and a qualified archeologist are to be notified immediately. The qualified archeologist will contact Federated Indians of Graton Rancheria (FIGR) and the Planning Division and - 4 - coordinate the appropriate evaluation of the find and implement any additional treatment or protection, if required. No work shall occur in the vicinity until approved by the qualified archeologist, FIGR and Planning staff.  b.  If human remains are encountered during any project-related activity, all work is to halt within 100 feet of the project and the project sponsor shall contact both Planning staff and the County Coroner. If the County Coroner determines that the human remains are of Native American origin, the Planning staff shall notify FIGR within 24-hours of such identification who will work with Planning staff to determine the proper treatment of the remains.    7. Notice of Fees Protest. The applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of the approval or as a condition of approval of this development. Per California Government Code Section 66020, this 90-day protest period has begun as of the date of the approval of this application.  8. Term of Approval. This Design Review Permit (ED24-001) and Exception (EX24-003) shall be valid for two years from the date of approval of the Planning Commission action (December 10. 2026)l, and shall be null and void if a building permit is not exercised or a time extension granted prior to the expiration date. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced.     9. Landscaping Shall Be Maintained. All landscaping included in this project approval shall be maintained in good condition in perpetuity and any dead or dying plants, bushes, or trees shall be replaced with new healthy stock of a size compatible with the remainder of the growth at the time of replacement to the satisfaction of the Director.    10. Landscaping and irrigation plans shall comply with Marin Municipal Water District's (MMWD) water conservation rules and regulations. The project must meet the Marin Municipal Water District's (MMWD) water conservation rules and regulations. For projects that are required to provide a water-efficient landscape pursuant to Section 14.16.370 of the San Rafael Municipal Code, the applicant shall prepare a landscape plan and supportive materials that comply with the Marin Municipal Water District (MMWD) Ordinance No. 414, and future amendments as adopted. Prior to the issuance of a grading permit, the applicant shall provide written verification of plan approval from MMWD.   11. Mechanical Equipment to be Screened. All mechanical equipment (i.e., air conditioning units, meters and transformers) and appurtenances not entirely enclosed within the structure (on side of building or roof) shall be screened from public view.  The method used to accomplish the screening shall be indicated on the building plans and approved by the Planning Division prior to issuance of a building permit.  12. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded and directed downward and away from property lines to prevent excessive glare beyond the subject property.  Building Division 13. The design and construction of all site alterations shall comply with the latest adopted Building Codes in effect at time of building permit submission. Currently the following codes are - 5 - adopted: 2022 California Building Code (CBC), 2022 California Plumbing Code (CPC), 2022 California Electrical Code (CEC), 2022 California Mechanical Code CCMC), 2022 California Fire Code (CFC), 2022 California Energy Code, 2022 California Green Building Standards Code and City of San Rafael Ordinances and Amendments. 14. Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application must be made to the Bay Area Air Quality Management District prior to obtaining the permit and beginning work. Department of Public Works 15. The property is located within special flood hazard area (SFHA) Zone AE with a base flood elevation (BFE) of 10 ft NAVD88. In accordance with FEMA requirements, if the scope of the project constitutes a “substantial improvement”, then the structures must be elevated or dry floodproofed one foot above the BFE (FEMA P-758, Substantial Improvement/Substantial Damage Desk Reference, 2010c). “Substantial improvement” is defined in San Rafael Municipal Code (S.R.M.C.) chapter 18.20.010 as any reconstruction, rehabilitation, addition, or other proposed new development of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structures before the "start of construction" of the improvement. If the project is considered a substantial improvement, it shall be designed in accordance with California Building Code Section 1612 and ASCE 24-14: Flood Resistant Design and Construction. If dry floodproofing is included in the scope, the permit drawings shall include a statement (by registered design professional) that the dry floodproofing is designed in accordance with ASCE 24. Dry floodproofing design must be incorporated into the drawings prior to building permit issuance. 16. A flood proofing certificate(s) will be required prior to occupancy. 17. A construction vehicle impact fee shall be required at the time of building permit issuance, which is calculated at 1% of the valuation, with the first $10,000 of valuation exempt. 18. An encroachment permit is required from the Department of Public Works prior to conducting any work within or any time the Public Right-of-Way (ROW) is restricted. Encroachment permits can be applied for online on the City of San Rafael website: https://www.cityofsanrafael.org/encroachment-permits/ Fire Department 19. The design and construction of all site alterations shall comply with the 2022 California Fire Code, current NFPA Standards, and all applicable City of San Rafael Ordinances and Amendments. 20. Deferred Submittals for the following fire protection systems shall be submitted to the Fire Prevention Bureau for approval and permitting prior to installation of the systems: - 6 - 1. Fire Sprinkler plans (Deferred Submittal to the Fire Prevention Bureau) 2. Fire Underground plans (Deferred Submittal to the Fire Prevention Bureau) 3. Fire Alarm plans (Deferred Submittal to the Fire Prevention Bureau) 21. Plans of the high-piled combustible storage area, drawn to scale, shall be submitted with the Fire Sprinkler Plans to the Fire Prevention Bureau. The high piled plans shall include at least the following: 1. Floor plan of the building showing locations and dimensions of high-piled storage areas. 2. Usable height for each storage area. 3. Number of tiers within each rack, if applicable. 4. Commodity clearance between top of storage and the sprinkler deflector for each storage arrangement. 5. Aisle dimensions between each storage array. 6. Maximum pile volume for each storage array. 7. Location and classification of commodities in accordance with CFC Section 2303. 8. Location of commodities which are banded or encapsulated. 9. Location of all required fire department access doors. 10. Type of fire suppression and fire detection systems. 11. Location of valves controlling the water supply of ceiling and in-rack sprinklers. 12. Type, location and specifications of smoke removal and curtain board systems. 13. Additional information regarding required design features, commodities, storage arrangement and fire protection features within the high-piled storage area shall be provided at the time of permit, when required by the fire code official. 22. A Knox Box is required at the primary point of first response to the building. A recessed mounted Knox Box # 3200 Series is required for new buildings; surface mount for all others. the Knox Box shall be clearly visible upon approach to the main entrance from the fire lane. Note the Knox Box must be installed from 72” to 78” above finish grade; show the location on the plans. https://www.knoxbox.com/commercial-knoxboxes/ 23. A Knox key switch is required for driveway or access road automatic gates. https://www.knoxbox.com/gate-keys-and-padlocks/ 24. When additions or alterations are made, the nearest existing fire hydrant shall be upgraded. Residential model: Clow 950. Commercial Model: Clow 960. This is required for the hydrant located at: 25. When a building is fully sprinklered all portions of the exterior building perimeter must be located within 250-feet of an approved fire apparatus access road. 1. The minimum width of the fire apparatus access road is 20-feet. 2. The minimum inside turning radius for a fire apparatus access road is 28 feet. - 7 - 3. The fire apparatus access road serving this building is more than 150-feet in length; provide an approved turn-around. Contact the Fire Prevention Bureau for specific details. 26. If the building is over 30 feet in height, an aerial fire apparatus access roadway is required parallel to one entire side of the building. 1. The Aerial apparatus access roadway shall be located within a minimum 15 feet and a maximum of 30 feet from the building. 2. The minimum unobstructed width for an aerial fire apparatus access road is 26- feet. 3. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway, or between the roadway and the building. 27. Fire lanes must be designated; painted red with contrasting white lettering stating, “No Parking Fire Lane” A sign shall be posted in accordance with the CFC Section 503.3 and to the satisfaction and approval of the San Rafael Parking Services Division. 28. Hazardous Materials Placards shall be installed in accordance with NFPA 704. 29. Provide a Hazardous Materials Management Plan to be submitted to Marin County Department of Public Works, CUPA 30. Provide address numbers plainly visible from the street or road fronting the property. Numbers painted on the curb do not qualify as meeting this requirement. Numbers shall contrast with the background and shall be Arabic numbers or letters. Numbers shall be internally or externally illuminated in all new construction or substantial remodels. Number sizes are as follows: For commercial – 6” tall with ½” stroke. Larger sizes might be required by the fire code official or in multiple locations for buildings served by two or more roads. 31. Contact the Marin Municipal Water District (MMWD) to make arrangements for the water supply serving the fire protection system. San Rafael Sanitation District 32. Show existing sewer lateral from the existing building to the district sanitary sewer main pipes. If the usage for the new building is storage only and does not contain any drainage fixture unit, the existing sewer lateral pipes shall be removed or capped with concrete on both ends and abandoned. 33. Please be apprised of the following: 1. When applying for the building permit for this lot, the building permit drawings must show the (E) SS to be removed / abandoned. 2. Any exterior sanitary sewer-related work shall be performed in accordance with the San Rafael Sanitation District (SRSD) Standard Plans and Specifications. 3. A sewer permit from the San Rafael Sanitation District is required independent of a building permit for all proposed sewer lateral work outside the existing dwelling footprint. The property owner or authorized agent shall apply for a sewer permit or contact SRSD for more information at (415) 454-4001 prior to the start of work. - 8 - The foregoing Resolution was adopted at the regular City of San Rafael Planning Commission meeting held on the 10th day of December 2024. Moved by Commissioner _____________ and seconded by Commissioner ________________. AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS SAN RAFAEL PLANNING COMMISSION ATTEST: ________________ BY: ________________________ Secretary Chair EXHIBIT B ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 NEIGHBORHOODS ELEMENT The project site is in the Near Southeast Neighborhood which includes a mix of heavy industrial and light industrial uses. The area provides roughly 2,800 jobs, including many in the retail sector and the building, auto, and construction trades. GP2040 highlights the importance of protecting and maintaining industrial and commercial uses due to the area’s central location and lack of alternate locations for these uses. NH-3.9B: Industrial Area Design Improvements. Upgrade the condition and appearance of properties as redevelopment or remodeling occurs. Consistent. The proposed reconstruction will upgrade the existing property’s appearance. The materials used are similar to the metal building facades in the industrial areas of the City, and along DeLuca Street. The project will install landscaped areas where none currently exist and will relocate industrial vehicle parking to the rear of the property. COMMUNITY DESIGN AND PRESERVATION ELEMENT In Commercial and Industrial Districts, the GP2040 states the importance of recognizing and preserving the design elements that contribute to the economic vitality, functionality, and visual quality of San Rafael’s commercial and industrial districts. CDP-2.5A: Commercial and Industrial Beautification. Where feasible, develop and implement urban design improvements such as street trees, sidewalks, lighting, landscaping, and signage, in commercial and industrial areas through the development review process. Consistent. The proposed reconstruction will include 1,125 square feet of landscaped area on the site, which does not meet the City’s development standard requirement of 10% landscape in Industrial Zoning District. However, an exception to landscape requirement can be granted as per SRMC 14.24.020(F), which allows reduction in landscape area if complying with the standard will make it infeasible to provide adequate parking. CDP-4.9: Parking and Driveways Encourage parking and circulation design that supports pedestrian movement and ensures the safety of all travelers, including locating parking to the side or rear of buildings, limiting driveway cuts and widths, and minimizing large expanses of pavement. Parking should be screened from the street by landscaping and should provide easy access to building entrances Consistent. The proposed reconstruction will include adding 1 ADA parking space in addition to the 8 existing parking spaces. The ADA space is in front of the building and remaining parking spaces are located along the southern property line. A clear path of circulation is proposed, the vehicles and trucks will enter from Irwin Street, load materials and exit through De Luca Place. The proposed circulation will ensure truck parking is relocated from Irwin Street to rear of the site and they will exit the site on De Luca, which is primarily used for industrial operations. ECONOMIC VITALITY ELEMENT GP2040 states the importance of enhancing the character of the city’s business districts to create a positive environment for business and investment. EV-2.3A: Industrial Zoning. Maintain zoning for industrial areas to prevent a loss of industrial businesses. Consistent. The proposed reconstruction will retain the Industrial zone and use of the site, and as such is consistent with this General Plan policy. EV-3.2: Revitalization. Support and encourage redevelopment and upgrading of commercial and industrial properties while retaining economic and business diversity. The City should work with property owners, businesses, and business organizations to address issues such as parking, beautification and landscaping, streetscape improvements, and circulation and access. Consistent. The proposed reconstruction will upgrade the appearance of the building, improve parking and landscape, and circulation and access. 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NOT IN SCOPE A B C 1 3 4 52 SL O P E = 2 : 1 2 SL O P E = 2 : 1 2 E= 28'-3"E= 28'-3" E= 40'-0"E= 40'-0" 6 SL O P E = 2 : 1 2 EXISTING BUILDING NOT IN SCOPE EXISTING BUILDING NOT IN SCOPE EXISTING BUILDING NOT IN SCOPE EXISTING BUILDING NOT IN SCOPE EXISTING BUILDING NOT IN SCOPE SAME OWNER AS PROJECT on the job. This office must be notified of any variations from the must be reviewed by this office before proceeding with fabrication. dimensions and conditions shown by these drawings. Shop drawings Sheet No: Scale: Sheet Title: No. Contractors shall be responsible to verify all dimensions and conditions these drawings shall take precedence over scaled dimensions. subcontractors in connection with this project only. All dimensions on Material herein is for use by authorized contractors, bidders and same may not be duplicated, used without written or disclosed consent. property of and all rights are reserved by Kappe Architects. The All drawings and written material herein are the original and unpublished Revision AP #: 013-081-10 Project No.: Issued Date: Checked By: Drawn By: Date KA P P E T E L : 4 1 5 . 4 5 7 . 7 8 0 1 8 0 1 ' D ' S T R E E T S A N R A F A E L , C A 9 4 9 0 1 A R C H I T E C T S F A X : 4 1 5 . 4 5 7 . 7 8 8 5 RK GC, MH 20.07 BAUMAN LANDSCAPING STORAGE BUILDING 424 Irwin St. San Rafael, CA. 94107 08.22.24 INCOMPLETENESS REPONSE 1 3/14/2024 COMPLETENESS REVIEW 2 06/05/2024 LANDSCAPE IMPROVEMENT 2.1 08/22/2024 AS NOTED PROPOSED ROOF/SITE PLAN A2.0PROPOSED ROOF/SITE PLAN 1/16" = 1'-0"1 NORTH 1 METAL ROOF 2 KEYNOTES 1 3 WALLS BELOW 3 4 PROPERTY LINE 5 EXISTING CONCRETE PAVING. NO CHANGE TO EXISTING TOPOGRAPHY. 4 44 4 4 5 5 5 2 6 EXISTING COVERED DRAINAGE PUMP 6 EXISTING AC PAVING. NO CHANGE TO EXISTING TOPOGRAPHY. 1 7 EXISTING CONCRETE WALL 7 1 1 1 1 1 1 8 NEW LOADING DOCK. EDGE OF LOADING DOCK ON GRIDLINE 6 IS THE SAME AS THE EXISTING BUILDING'S GRIDLINE 2 ON A1.0. 8 1 2'X18' PLANTER FOR LIVING WALL, TYP. 9 9 9 1 8X8' GUTTER, AND DOWN SPOUT LOCATION, TYP. 10 10 1 10 1010 1 LOCATION FOR SOLAR PANELS, TYP. 11 11 11 11 (E) CONC SILO12 13 (E) SHED ROOF STORAGE STRUCTURE 13 14 (E) OPEN MATERIAL STORAGE AREA 14 14 14 14 (E) 8' x 22' STANDARD PARALLEL PARKING SPACE (TOTAL = 8) 15 15 15 15 15 15 15 2 2.1 2 2 DRIVEWAY CLEARANCE: 20'-0" MIN. WHOLE LENGTH 16 16 2 (E) OFF-SITE PARKING SPACE LOCATION 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 18 1212 (E) METAL TANK 18 18 14 19 (E) CONC. BLOCK WALL 19 19 19 19 19 19 2 2 20 (N) VAN-ACCESSIBLE ADA PARKING LOCATION, SEE DETAIL 2/- 20 21 SITE CIRCULATION: ENTRANCE 21 22 22 SITE CIRCULATION: EXIT GATE TO STREET 23 (N) LANDSCAPED AREA GROUND COVER TBD 2 2 2.1 PARKING COUNT STANDARD PARKING SPACES:8 ADA VAN ACCESSIBLE SPACES:1 TOTAL PARKING SPACES:9 ADJACENT PROPERTY PARKING: 17 4 24 (E) STORMWATER DRAINAGE LINE 25 (E) SEWER LINE 24 25 2 2 25 2 23 26 (E) LANDSCAPED AREA LEGEND 27 (N) TREE LOCATION: PALM TO MATCH (E) 27 2.1 (N) LANDSCAPE (E) LANDSCAPE NOTES: 1. ALL LANDSCAPING PLANTS TO BE CHOSEN FROM APPROVED SAN RAFAEL SPECIES LISTS, INCLUDING STREET TREES AND SHRUBBERY TOTAL AREA OF LANDSCAPING TO BE APPROXIMATLY 1,125 SQ.FT. WATER RUNOFF FROM TRUCK WASH CAPTURED, TREATED, AND REUSED 2.1 2.1 23 15 15 23 28 (N) BOUGENVILLA VINE AT FENCE 28 29 TRUCK WASHOUT AREA 29 on the job. This office must be notified of any variations from the must be reviewed by this office before proceeding with fabrication. dimensions and conditions shown by these drawings. Shop drawings Sheet No: Scale: Sheet Title: No. Contractors shall be responsible to verify all dimensions and conditions these drawings shall take precedence over scaled dimensions. subcontractors in connection with this project only. All dimensions on Material herein is for use by authorized contractors, bidders and same may not be duplicated, used without written or disclosed consent. property of and all rights are reserved by Kappe Architects. The All drawings and written material herein are the original and unpublished Revision AP #: 013-081-10 Project No.: Issued Date: Checked By: Drawn By: Date KA P P E T E L : 4 1 5 . 4 5 7 . 7 8 0 1 8 0 1 ' D ' S T R E E T S A N R A F A E L , C A 9 4 9 0 1 A R C H I T E C T S F A X : 4 1 5 . 4 5 7 . 7 8 8 5 RK GC, MH 20.07 BAUMAN LANDSCAPING STORAGE BUILDING 424 Irwin St. San Rafael, CA. 94107 08.22.24 INCOMPLETENESS REPONSE 1 3/14/2024 COMPLETENESS REVIEW 2 06/05/2024 LANDSCAPE IMPROVEMENT 2.1 08/22/2024 TITLE SHEET AS NOTED T-1 ZONING DATA VICINITY MAP BAUMAN INDUSTRIAL REMODEL GENERAL NOTES 1. DESIGNS REPRESENTED BY THESE DRAWINGS ARE THE PROPERTY OF THE ARCHITECT AND WERE DEVELOPED FOR USE ON THIS PROJECT ONLY. THESE DRAWINGS AND THE DESIGNS THEY REPRESENT SHALL NOT BE USED BY OR DISCLOSED TO ANY PERSON OR FIRM OUTSIDE THE SCOPE OF THIS PROJECT WITHOUT WRITTEN PERMISSION FROM KAPPE ARCHITECTS. 2. THE GENERAL CONDITIONS OF THE CONTRACT FOR THE CONSTRUCTION OF BUILDINGS, PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY TO AND GOVERN THE WORK OF THIS CONTRACT. A COPY OF THE GENERAL CONDITIONS, ALTHOUGH NOT BOUND HEREIN, IS AVAILABLE FOR REVIEW AT THE OFFICE OF THE ARCHITECT. ALL WORK SHALL CONFORM TO THE UNIFORM BUILDING CODE - 2022 EDITION AND STANDARDS REFERENCED THEREIN. 3. CONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD AND SHALL NOTIFY THE ARCHITECT PROMPTLY OF ANY VARIATIONS FROM DIMENSIONS AND CONDITIONS SHOWN. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. CONSTRUCTION DETAILS NOT FULLY SHOWN OR NOTED SHALL BE SIMILAR TO DETAILS SHOWN FOR SIMILAR CONDITIONS. 4. DISCREPANCIES AND INCONSISTENCIES IN CONTRACT DOCUMENTS: IT SHALL BE THE CONTRACTOR'S SOLE RESPONSIBILITY TO NOTIFY THE ARCHITECT IN WRITING, DURING THE BIDDING PERIOD, OF ANY INCONSISTENCIES OR OMISSIONS NOTED ON THE DRAWINGS OR IN THE SPECIFICATIONS OR ANY VARIATIONS NEEDED IN ORDER TO CONFORM TO CODES, RULES AND REGULATIONS. UPON RECEIPT OF THIS INFORMATION, THE ARCHITECT WILL SEND WRITTEN INSTRUCTION TO ALL CONCERNED. ANY SUCH DISCREPANCY, OMISSION, OR VARIATION NOT REPORTED SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. ANY CLAIMS FOR EXTRAS WILL NOT BE HONORED. 5. TESTING AND INSPECTIONS: THE CONTRACTOR SHALL ARRANGE AND PAY FOR ALL TESTING AND INSPECTIONS REQUIRED BY APPLICABLE BUILDING CODES, ORDINANCES OR DIRECTIVES OF GOVERNING BUILDING OFFICIALS. THE OWNER OR ARCHITECT MAY REQUIRE TESTING OF MATERIALS FOR CONFORMANCE WITH THE CONTRACT DOCUMENTS. THE OWNER SHALL PAY ALL COSTS FOR SUCH TESTING IF THE TESTS INDICATE CONFORMANCE. THE CONTRACTOR SHALL PAY COSTS WHEN THE TESTING INDICATES NON-CONFORMANCE. 6. PERMITS AND INSPECTIONS: THE OWNER SHALL PAY FOR PLAN CHECKING FEES AND BUILDING PERMITS. EACH CONTRACTOR SHALL SECURE AND PAY FOR PERMITS REQUIRED FOR THEIR WORK AND FOR ALL INSPECTIONS WHICH MAY ALSO BE REQUIRED. 7. SCOPE OF WORK: THE SCOPE OF WORK FOR EACH DIVISION SHALL INCLUDE ALL LABOR, MATERIALS, APPLIANCES, EQUIPMENT AND FACILITIES NECESSARY TO DO ALL OF THE WORK INDICATED IN THE DRAWINGS AND SPECIFICATIONS. THE CONTRACTOR SHALL SUPPLY ALL LABOR, MATERIALS, EQUIPMENT AND SERVICES OF EVERY KIND, INCLUDING WATER AND POWER, NECESSARY FOR THE PROPER EXECUTION OF THE WORK SHOWN ON THE CONSTRUCTION DOCUMENTS. 8. ALL MATERIALS SHALL BE NEW AND UNUSED AND OF HIGH QUALITY IN EVERY RESPECT. ALL WORK TO BE DONE IN A PROFESSIONAL MANNER. MANUFACTURER'S MATERIAL, EQUIPMENT, ETC. SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS AND INSTRUCTIONS. ALL WORKERS AND SUBCONTRACTORS SHALL BE SKILLED IN THEIR TRADE. 9. MATERIALS AND WORKMANSHIP WARRANTY: THE CONTRACTOR SHALL REPLACE ANY DEFECTIVE MATERIALS AND CORRECT POOR WORKMANSHIP WITH NO ADDITIONAL COST TO THE OWNER, AND SHALL REMEDY ANY DEFECTS IN MATERIAL OR WORKMANSHIP WHICH APPEAR IN ONE YEAR FROM THE DATE OF COMPLETION OF THE JOB. THIS WARRANTY APPLIES TO WORK DONE BY SUBCONTRACTORS AS WELL AS THE WORK DONE BY THE EMPLOYEES OF THE CONTRACTOR. 10. SHORING: IT SHALL BE THE CONTRACTOR'S SOLE RESPONSIBILITY TO DESIGN AND PROVIDE ADEQUATE SHORING, BRACING AND FORMWORK AS REQUIRED FOR THE PROTECTION OF LIFE AND PROPERTY DURING THE CONSTRUCTION OF THIS BUILDING. 11. BRACING: TEMPORARY BRACING SHALL BE PROVIDED AS REQUIRED TO HOLD ALL COMPONENTS OF THE STRUCTURE IN PLACE UNTIL FINAL SUPPORT IS SECURELY ANCHORED. 12. CONTRACTOR TO PROVIDE TAMPER RESISTANT RECEPTACLES FOR ALL NEW LOCATIONS PER CEC 210.52, ARC-FAULT PROTECTION FOR ALL NEW OUTLETS PER CEC 210.12 (B), AND GFCI PROTECTED OUTLETS FOR LOCATIONS PER 210.8 (A). 13. MECHANICAL AND PLUMBING WORK TO BE DONE BY A LICENSED CONTRACTOR ON A DESIGN/BUILD BASIS. 14. ALL PLUMBING FIXTURES WITHIN THE BUILDING THAT ARE NON-COMPLIANT SHALL BE UPGRADED WITH WATER CONSERVING PLUMBING FIXTURES. THIS INCLUDES: TOILETS THAT USE MORE THAN 1.6 GALLONS PER FLUSH, FAUCETS THAT EMIT MORE THAN 2.2 GALLONS OF WATER PER MINUTE, AND SHOWERHEADS THAT EMIT MORE THAN 2.5 GALLONS OF WATER PER MINUTE. 15. ALL REQUIRED ENGINEERING OR DRAWINGS FOR ELECTRICAL SYSTEMS TO BE PROVIDED BY LICENSED ENGINEERS OR BY CONTRACTOR. COORDINATE ALL WORK WITH ARCHITECT PRIOR TO THE START OF CONSTRUCTION. 16. CONTRACTOR SHALL PROVIDE WATER-RESISTANT GYPSUM WALL BOARD AT ALL WET LOCATION, INCLUDING BATHROOMS, SHOWER ROOMS AND KITCHENS. PROVIDE CEMENT BACKER BOARD AT ALL CERAMIC TILE SURFACES. 17. ALL CONSTRUCTION SHALL COMPLY WITH ALL CODES REFERENCED ON THE TITLE SHEET ALONG WITH ALL APPLICABLE SECTIONS OF THE SAN RAFAEL MUNICIPAL CODE . 18. ALL CONSTRUCTION SHALL COMPLY WITH OTHER APPLICABLE SECTIONS OF THE SAN RAFAEL MUNICIPAL CODE. SECTION R106.1 19. ALL NEW AND EXISTING STRUCTURES ABUTTING ON ANY PUBLIC OR PRIVATE STREET, AVENUE DRIVE, ROAD, PLACE OR LANE WITHIN THE CITY SHALL BE GIVEN AND MARKED WITH AN OFFICIAL ADDRESS NUMBER, THE BUILDING OFFICIAL SHALL DECIDE THE PROPER NUMBER TO BE ASSIGNED TO ANY STRUCTURE. ALL REQUESTS FOR NEW ADDRESSES OR CHANGE OF ADDRESS SHALL BE REVIEWS AND APPROVED BY THE BUILDING OFFICIAL. ADDRESS NUMBERS SHALL BE INSTALLED AS DESCRIBED IN CITY OF SAN RAFAEL STANDARD "PREMISES IDENTIFICATION" AS APPROVED FROM TIME TO TIME BY THE BUILDING OFFICIAL. ADDRESS NUMBERS TO BE PLAINLY VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST WITH THE BACKGROUND AND SHALL BE ARABIC NUMBERS OR LETTERS. NUMBERS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED. NUMBERS TO BE 6" TALL WITH 1/2" STROKE. NUMBERS ON THE CURB DO NOT SATISFY THIS REQUIREMENT. 20. ALL STRUCTURES MUST BE ELEVATED OR DRY FLOOD PROOFED ONE FOOT ABOVE THE BFE (FEMA P-758, SUBSTANTIAL IMPROVEMENT/SUBSTANTIAL DAMAGE DESK REFERENCE, 2010c). 21. THIS PROJECT IS CONSIDERED A SUBSTANTIAL IMPROVEMENT, AND SHALL BE DESIGNED IN ACCORDANCE WITH CALIFORNIA BUILDING CODE SECTION 1612 AND ASCE 24-14: FLOOR RESISTANT DESIGN AND CONSTRUCTION 22. FLOOD PROOFING CERTIFICATE(S) REQUIRED PRIOR TO OCCUPANCY OF BUILDING(S). 23. ANY EXTERIOR SANITARY SEWER RELATED WORK SHALL BE PREFORMED IN ACCORDANCE WITH THE SAN RAFAEL SANITATION DISTRICT (SFSD) STANDARD PLANS AND SPECIFICATIONS. 24. A SEWER PERMIT FROM THE SAN RAFAEL SANITATION DISTRICT IS REQUIRED INDEPENDENT OF A BUILDING PERMIT FOR ALL PROPOSED SEWER LATERAL WORK OUTSIDE THE EXISTING DWELLING FOOTPRINT. THE PROPERTY OWNER OR AUTHORIZED AGENT SHALL APPLY FOR A SEWER PERMIT PRIOR TO START OF WORK. (PROJECT TO REUSE EXISTING SEWER LATERAL OUTSIDE OF BUILDING ENVELOPE) 25. APPLICATION FOR DEMOLITION TO BE MADE TO THE BAY AREA AIR QUALITY MANAMEMENT DISTRICT PRIOR TO OBTAINING THE PERMIT AND BEGINNING WORK. SUBMITTAL SHALL INSCLUDE (3) COPIES OF THE SITE PLAN, ASBESTOS CERTIFICATION, AND PG&E DISCONNECT NOTICES. DATUM OR REVISION NORTH ARROW NEW OR FINISH CONTROL POINT DOOR TYPE DOOR TYPE 1 EXISTING CONTOUR HARDWARE GROUP WINDOW TYPE SAN RAFAEL, CA 94107 DETAIL NO. SHEET NO. SECTION REFERENCE DETAIL REFERENCE 1 P 2 L INTERIOR ELEVATION PROPERTY LINE A WALL TYPE KEY NOTE FENCE ABBREVIATIONS SYMBOLS 424 IRWIN ST. NORTH 30 32 A REF. KITCH. OR K. L. LAM. LAND'G. LAV. LIN. LOC. LT. WT. MACH. MAR. MATL. MAX. M.B. MECH. MEM. MEMB. MEZZ. MFCTR. MIN. MISC. M.O. M.S. MULL. (N) N. N.I.C. NO. N.T.S. O/ OBSC. O.C. O.D. OPEN. PART. P.B. P.C.P. PERP. PKG. PL PLA. PLAM. PLAS. PLN. PLUMB. PLY. PR. PROP. PT PT. P.T.D. R. R.A.G. R.C.P. R.D. RDWD. REF. RET. R.O. S & P SGL. SLT. S.O.G. ST. STL. STOR. STRUCT. T & G TEMP. T.M.E. T.O. T.O.M. T.O.W. T.P.H. TYP. U.L. U.O.N. V.C.T. VENT. VEND. MACH. VEST. VERT. V.G. V.G.D.F. W. W/ WAINSCT. W/C WD. WK. W.O. W/O W.P. W.REC. W.S.P. WT. KITCHEN LENGTH LAMINATE LANDING LAVATORY LINEN LOCATION LIGHT WEIGHT MACHINE MARBLE MATERIAL MAXIMUM MACHINE BOLT MECHANICAL MEMBER MEMBRANE MEZZANINE MANUFACTURER MINIMUM MISCELLANEOUS MASONRY OPENING METAL STRIP MULLION NEW NORTH NOT IN CONTRACT NUMBER NOT TO SCALE OVER OBSCURE ON CENTER OUTSIDE DIAMETER OPENING PARTITION PANIC BAR PRE-CAST CONCRETE PANEL PERPENDICULAR PACKAGE PROPERTY LINE PLASTIC PLASTIC LAMINATE PLASTER PLAN PLUMBING PLYWOOD PAIR PROPERTY PRESSURE TREATED PAINT PAPER TOWEL DISPENSER RADIUS, RISER, REGISTER RETURN AIR GRILL REINFORCED CONC. PIPE ROOF DRAIN REDWOOD REFERENCE RETAINING ROUGH OPENING SHELF AND POLE SINGLE SLATE SLAB ON GRADE STAINLESS STEEL STORAGE STRUCTURE TONGUE AND GROOVE TEMPERED TO MATCH EXISTING TOP OF TOP OF MASONRY TOP OF WALL TOILET PAPER HOLDER TYPICAL UNDERWRITER'S LABORATORY UNLESS OTHERWISE NOTED VINYL COMPOSITION TILE VENTILATOR VENDING MACHINE VESTIBULE VERTICAL VERTICAL GRAIN VERTICAL GRAIN DOUGLAS FIR WEST WITH WAINSCOT WATER CLOSET WOOD WORK WINDOW OPENING WITHOUT WATERPROOF WASTE RECEPTACLE WET STAND PIPE WEIGHT ANCHOR BOLT ABOVE ASPHALTIC CONCRETE ACOUSTICAL TILE ADJUSTABLE ABOVE FINISH FLOOR ALTERNATE ALUMINUM ANODIZED AUDIO VISUAL BOARD BEDROOM BETWEEN BUILDING BLOCK BLOCKING BEAM BOTTOM BASEMENT BEDROOM BUILT-UP CHANNEL COLD AIR RETURN CABINET CALCULATIONS CANTILEVERED CATCH BASIN CEMENT CERAMIC TILE CEILING CLOSET CLEAR COMPOUND CONCRETE MASONRY UNIT COLUMN COMPRESSED CONCRETE CONCRETE BLOCK CONDITION CONSTRUCTION CONTINUOUS CONTRACTOR CORNER CORRIDOR CARPET COUNTER SUNK CUSTOM DATUM DOUBLE DETAIL DRINKING FOUNTAIN DOUGLAS FIR DIAMETER DIMENSION(S) DIVISION DOWN DOOR DRAWING DOWN SPOUT DRY STAND PIPE EAST EACH EXPANSION JOINT ELECTRICAL ELEVATION EQUAL EQUIPMENT EXPANSION EXPOSED EXISTING EXTERIOR FLAT BAR FLOOR DRAIN FIRE EXTINGUISHER FINISH FLOOR FIXED GLASS FIRE HOSE CABINET FLAT HEAD MACHINE SCREWS FLAT HEAD WOOD SCREWS FINISH FIXTURE FLASHING FLOOR FOLDING FOOTING FACE OF BLOCK FACE OF CONCRETE FACE OF STUD OR STEEL FEET FURRING GAUGE GALLON GALVANIZED GENERAL CONTRACTOR GENERAL GALVANIZED IRON GLASS GLUE LAMINATED BEAM GRADE GROUND GALVANIZED SHEET METAL HANDICAPPED HOLLOW CORE HOLD DOWN HARDWOOD HARDWOOD BOARD HOLLOW METAL HORIZONTAL HOUR HOSE REEL CABINET HEIGHT HEATING INCLUDING INSIDE DIAMETER IMPREGNATED INSULATION INVERSE OR INVERT INTERIOR JANITOR JUNIOR JOINT A.B. ABV. A.C. AC. T. ADJ. A.F.F. ALT. ALUM. ANOD. A.V. BD. BDRM. BETW'N. BLDG. BLK. BLK'G. BM. BOT. BSMT. BR. B.U. C. C.A.R. CAB. CALCS. CANT. C.B. CEM. CER. TILE CLG. CLOS. CLR. CMPD. CMU COL. COMPSD. CONC. CONC. BLK. COND. CONST. CONT. CONTR. COR. CORR. CPT. C.S. CUST. DAT. DBL. DET. D.F. DF DIA. DIM(S). DIV. DN. DR. DRWG. D.S. D.S.P. E. EA. E.J. ELECT. ELEV. EQ. EQUIP. EXPAN. EXP. (E) EXT. F.B. F.D. F.E. F.F. F.G. F.H.C. F.H.M.S. F.H.W.S. FIN. FIXT. FLASH. FLR. FOLD. FTG. F.O.B. F.O.C. F.O.S. FT. FURR. GA. GAL. GALV. G.C. GEN. G.I. GL. GLM. BM. GRD. GRND. G.S.M. H.C. H.C. H.D. HDWD. HRD. BD. H.M. HORIZ. HR. H.R.C. HT. HTG. INCL. I.D. IMPREG. INSUL. INV. INT. JAN. JR. JT. OWNER ARCHITECT STRUCTURAL ENGINEER CONTRACTOR PROJECT DIRECTORY KAPPE ARCHITECTS 801 D STREET SAN RAFAEL, CA 94901 PH: (415) 457-7801 ron@kappearchitects.com INDEX OF DRAWINGS PROJECT DATA SUMMARY PROPERTY SUBJECT I (INDUSTRIAL) SCOPE OF WORK CODE DATA 2022 California Building Code (CBC) 2022 California Plumbing Code (CPC) 2022 California Electrical Code (CEC) 2022 California Mechanical Code (CMC), 2022 California Fire Code (CFC) 2022 California Energy Code 2022 California Green Building Standards Code (CGBS or CALGreen) and City of San Rafael Ordinances and Amendments PROVIDE A NEW METAL BUILDING ON THE EXISTING FOOTPRINT OF THE EXISTING BUILDING. RAISE THE FOUNDATION PER FLOOD PLAIN REQUIREMENTS, KEEPING THE EXISTING FOUNDATION IN PLACE, PROVIDING AB FILL OVER IT AND POURING A NEW FOUNDATION AT A HIGHER ELEVATION, EXTEND THE HEIGHT AS REQUIRED FOR EXISTING SIDE STEM WALLS. PROVIDE FIRE SPRINKLERS TO BUILDING. PROVIDE 1 ADA VAN ACCESSIBLE SPACE AT IRWIN STREET SIDE OF PROPERTY. PROVIDE 8 PARKING SPACES. CONTOUR 36 FT ZONING DISTRICT HEIGHT LIMIT = = NRMIN. USABLE OUTDOOR = 10%MIN. LANDSCAPING REQ.= NRFRONT SETBACK = SIDE SETBACKS = REAR SETBACK = MAX HEIGHT OF PROPOSED BUILDING = 36 FT. EXISTING LOT SIZE =26,074 SQ.FT. PROPOSED LOT SIZE =26,074 SQ. FT. EXISTING SQ.FT. SUMMARY (E) INDUSTRIAL BUILDING =5,580 SQ.FT. (E)LOT COVERAGE =21.4 % (E)FAR =21.4% PROPOSED SQ.FT. SUMMARY (N) STORAGE BUILDING = 4,032 SQ.FT. (N)LOADING AREA = 483 SQ.FT. (N)LOT COVERAGE =17.3 % INCLUDES INT. & EXT. SPACES (N)FAR =15.5% REQ. LANDSCAPING (10% LOT AREA) SEE A2.0 FOR LANDSCAPED LOCATIONS, TOTAL COMBINED LANDSCAPED AREA:=1,125 SQ.FT. 4.3% GRADING CALCULATIONS MINIMAL GRADING AROUND (N) ADA VAN ACCESSIBLE PARKING SPACE TO ENSURE COMPLIANT SLOPE, NO OTHER SUBSTANTIAL GRADING PLANNED. PARKING CALCULATIONS (E) STANDARD (PARALLEL) PARKING SPACES:8 (N) ADA VAN ACCESSIBLE PARKING SPACES:1 TOTAL PARKING SPACES IN FINISHED PROJECT:9 TITLE ARCHITECTURAL T1.0 TITLE SHEET A1.0 EXISTING SITE PLAN A1.1 EXISTING/ DEMOLITION FLOOR PLAN A1.2 EXISTING / DEMOLITION ELEVATIONS A2.0 PROPOSED SITE/ROOF PLAN A2.1 PROPOSED MAIN LEVEL FLOOR PLAN A2.2 PROPOSED ADA SITE ACCESS AND PARKING A3.0 PROPOSED ELEVATIONS & MATERIALS BOARD A3.1 PROPOSED SECTIONS A4.0 EXISTING PHOTOS OF THE SITE ROOF SLOPE BAUMAN LANDSCAPE & CONSTRUCTION 1255 BATTERY ST, SUITE 400 SAN FRANCISCO, CA 94111 PH: (415) 447-4800 mikeb@baumanland.com NR NR TBD FLOOD ZONE =YES NORTH 1612.4 DESIGN AND CONSTRUCTION THE DESIGN AND CONSTRUCTION OF BUILDINGS AND STRUCTURES LOCATED IN FLOOD HAZARD AREAS, INCLUDING COASTAL HIGH HAZARD AREAS AND COASTAL A ZONES, SHALL BE IN ACCORDANCE WITH CHAPTER 5 OF ASCE 7 AND ASCE 24. 4.6 ENCLOSED AREAS BELOW DESIGN FLOOD ELEVATION ENCLOSED AREAS BELOW THE DFE SHALL BE PERMITTED ONLY WHERE ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. ENCLOSURE WALLS SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH SECTION 4.6.1 AND SECTION 4.6.2; 2. ENCLOSED AREAS SHALL BE USED SOLELY FOR PARKING OF VEHICLES, BUILDING ACCESS, OR STORAGE; AND 3. WHERE STAIRWAYS ARE LOCATED INSIDE ENCLOSED AREAS WITH BREAKAWAY WALLS, EXTERIOR DOORS SHALL BE REQUIRED AT THE ENTRY AT THE TOP OF THE STAIRS. TBD 1 1 1 1 2 2 2 1. THE DESIGN AND CONSTRUCTION OF ALL SITE ALTERATIONS SHALL COMPLY WITH THE 2022 CALIFORNIA FIRE CODE, CURRENT NFPA STANDARDS, AND ALL APPLICABLE CITY OF SAN RAFAEL ORDINANCES AND AMENDMENTS. 2. DEFERRED SUBMITTAL FOR FIRE PROTECTION SYSTEM (FIRE SPRINKLER PLANS) TO BE SUBMITTED TO THE FIRE PREVENTION BUREAU FOR APPROVAL AND PERMITTING PRIOR TO INSTALLATION. 3. NEAREST EXISTING FIRE HYDRANT TO BE UPGRADED TO COMMERCIAL MODEL CLOW 960, IF REQUIRED 4. ALL PORTIONS OF BUILDING SHALL BE LOCATED WITHIN 250 FEET OF APPROVED FIRE APPARATUS ACCESS ROAD (FURTHEST POINT IS LESS THAN 150' FROM ACCESS ROAD). 5. THE BUILDING WILL NOT BE USED FOR HIGH-PILED STORAGE AS DEFINED BY INTERNATIONAL FIRE CODE SECTION 202 6. RECESSED KNOX BOX TO BE PROVIDED AT PRIMARY POINT OF FIRST RESPONSE TO BUILDING. RECESSED MOUNTED KNOX BOX #3200 SERIES TO BE INSTALLED, CLEARLY VISIBLE UPON APROACH TO THE MAIN ENTRANCE FROM THE FIRE LANE. KNOX BOX TO BE INSTALLED 72" - 78" ABOVE FINISH GRADE. 7. MARIN MUNICIPAL WATER DISTRICT (MMWD) TO BE CONTACTED TO MAKE ARRANGEMENTS FOR THE WATER SUPPLY SERVING THE FIRE PROTECTION SYSTEM. FIRE CODE REQUIREMENTS 2 2 2.1