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.
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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
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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.
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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
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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
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t
r
e
e
t
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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.
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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. 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.
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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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EXISTING BUILDING
EXISTING BUILDING NOT IN SCOPE
428 IRWIN ST.
NOT IN SCOPE
A
B
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1 3 4 52
SL
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1
2
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E= 40'-0"E= 40'-0"
6
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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
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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
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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