HomeMy WebLinkAboutPlanning Commission 2025-06-10 Agenda Packet
Planning Commission
Regular Meeting
Tuesday, June 10, 2025 - 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: https://tinyurl.com/2025-PC-Meeting
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Listen by phone: 1 (669) 444-9171
ID: 894 4903 7326
One Tap Mobile: US: +16694449171,, 89449037326#
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 Planning Commission Minutes of May 13, 2025
G. ACTION ITEMS
1. 930 Del Presidio Blvd. – Request for Environmental and Design Review (ED) to
demolish an existing 2,200 square-foot convenience store and gas station to allow
for the construction of a 2,800 square-foot convenience store and gas station.
APN(s): 175-331-25 Zoning District: Commercial/Office District (C/O) Applicant:
Barghausen Consulting Engineers, Inc. Owner: AS Convenience & Energy Inc.
The project has been determined to be exempt from the provisions of the California
Environmental Quality Act (CEQA pursuant to Section 15302 (Replacement or
Reconstruction) of the CEQA Guidelines. Section 15302 consists of replacement
or reconstruction of existing structures and facilities where the new structure will
be located on the same site as the replaced structure and will have substantially
the same purpose and capacity as the structure replaced, including but not limited
to: (b) Replacement of a commercial structure with a new structure of substantially
the same size, purpose, and capacity.
Project Planner: Jose M. Herrera-Preza, jose.herrerapreza@cityofsanrafael.org and
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
1. None
I. COMMISSION COMMUNICATION
J. 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
set forth the basis for appeal. There is a $50.00 additional charge for request for continuation of an appeal
by appellant.
To be considered at the June 10 2025 Planning Commission Meeting
Planning Commission
Regular Meeting
Tuesday, May 13, 2025, 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/2025-PC-Meeting
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 836 5104 9034#
One Tap Mobile: US: +16694449171, 89449037326#
CALL TO ORDER
Chair Mercado called the meeting to order at 7:00 PM. He then invited Associate Planner
Renee Nickenig to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
PRESENT: ALDO MERCADO, CHAIR
SAMINA SAUDE, COMMISSIONER
JILL RODBY, COMMISSIONER
DANIELLE O’LEARY, COMMISSIONER
JON HAVEMAN, COMMISSIONER
JEFF KENT, COMMISSIONER
ABSENT JON PREVITALI, COMMISSIONER
STEWART SUMMERS, COMMISSIONER
ALSO PRESENT: MICAH HINKLE, COMMUNITY AND ECONOMIC DEVELOPMENT
DIRECTOR
RENEE NICKENIG, ASOCIATE PLANNER
KRISTINA ESTUDILLO, PRINCIPAL PLANNNER
LEILA MOSHREF-DANESH, LEGAL COUNSEL
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
Chair Mercado 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 Mercado 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.
Associate Planner Nickenig provided instructions on how to watch the meeting via Zoom
and You Tube, as well as provided instruction on participation rules.
ORAL COMMUNICATIONS FROM THE PUBLIC
Chair Mercado provided instructions to members of the public who wanted to share remarks
on topic(s) not on the agenda with Planning Commission. Chair Mercado then set the time
limit for three minutes per person.
No speakers provided public testimony.
CONSENT CALENDAR
1. Draft Minutes of 06/18/2024
2. Draft Minutes of 07/23/2024
3. Draft Minutes of 08/27/2024
4. Draft Minutes of 12/10/2024
5. Draft Minutes of 01/28/2025
6. Draft Minutes of 02/25/2025
Commissioner Saude motioned to approve the minutes.
Commissioner Haveman seconded the motion.
Chair Mercado asked Planning Associate Nickenig to take roll
AYES: Commissioners Haveman, Rodby, Saude, Kent, and Chair Mercado
NOES: None
ABSENT: Commissioner Previtali, Summers
ABSTAIN:
The motion to approve the six minutes from 2024 and 2025 was approved.
ACTION ITEMS
1. 930 Irwin Street – New Residential Building. Request for an Environmental and
Design Review Permit and Merger for a proposed new 8-story residential building
with 210 units
Project Planner: Kristina Estudillo, Principal Planner
Recommended action: It is recommended that the San Rafael Planning Commission
receive staff’s report and public input on the Project and adopt the Resolution included in
the staff report approving the Environmental and Design Review and Merger applications
as presented, subject to findings and conditions of approval.
Chair Mercado asked for the Staff Report from Principal Planner Estudillo.
Principal Planner Estudillo provided a presentation on the proposed project.
Chair Mercado opens the floor to the commission for questions.
Chair Mercado opened the floor to public comment.
San Rafael resident Sharon Foster provided comments opposing the project.
Marin Environmental Housing Collaborative director Jenny Silva provided comments in
favor of the project.
Norcal Carpenters Field representative Sergio Barajas provided comments on the
importance of labor standards.
San Rafael resident Matt Guthrie provided comments in favor of the project.
Chair Mercado closed the public hearing after no other comments were made and brought
the project back to the Commission for deliberation.
Commissioner Rodby motioned to approve the project.
Commissioner Haveman seconded the motion to approve the project.
Chair Mercado instructed the Associate Planner Nickenig to take roll:
AYES: Commissioners Haveman, Kent, Rodby, Saude, and Chair Mercado
NOES: None
ABSENT: Commissioners Previtali, Summers
ABSTAIN: None
Motion carried 5-0
The motion passed unanimously
DIRECTOR’S REPORT
1. Economic Development Major Project Pipeline
Presentation of the Community and Economic Development Department’s Economic
Development Major Project Pipeline summarizing upcoming major development projects
that have been submitted to the City of San Rafael
Chair Mercado opened the floor to public hearing on the Directors report.
San Rafael resident Sharon Foster provided comments on the report.
San Rafael resident Chris Hart provided comments on the report.
San Rafael resident, Matt Guthrie provided comments on the report.
COMMISSION COMMUNICATION
None
ADJOURNMENT
There being no further business, Chair Haveman adjourned the meeting at 8:37 PM.
_____________________________
Margaret Kavanaugh-Lynch, Planning Manager
1
Community and Economic Development Department
Meeting
Date:
June 10, 2025
Agenda Item:
1
Case Number:
PLAN24-089 / ED24-032
Project
Planner:
Jose M. Herrera-Preza,
Principal Planner and
Margaret Kavanaugh-
Lynch, Planning Manager
REPORT TO PLANNING COMMISSION
SUBJECT: 930 Del Presidio Blvd. – Request for Environmental and Design Review
(ED) to demolish an existing 2,200 square-foot convenience store and gas
station to allow for the construction of a 2,800 square-foot convenience
store and gas station. APN(s): 175-331-25 Zoning District:
Commercial/Office District (C/O) Applicant: Barghausen Consulting
Engineers, Inc. Owner: AS Convenience & Energy Inc.
EXECUTIVE SUMMARY
The project proposes the demolition of an existing one-story 2,200 square-foot gas
station, convenience store, one automobile service bay, and associated surface parking
lot to allow for the construction of a one-story 2,800 square-foot gas station, convenience
store, one automobile repair bay, and associated site improvements at the southeast
corner of Del Presidio Blvd. and las Gallinas Avenue. The Project site is comprised of one
21,500 square-foot parcel adjacent to gas stations and commercial office buildings.
REQUESTED ENTITLEMENTS
The Project requires a Major Environmental and Design Review Permit requiring Planning
Commission approval, pursuant to San Rafael Municipal Code (SRMC) sections
14.25.020 (Authority) and 14.25.040 (Improvements subject to review).
RECOMMENDATION
It is recommended that the Planning Commission Approve the Major Environmental and
Design Review application as presented, subject to findings and conditions of approval.
2
PROPERTY FACTS
Address/Location: 930 Del Presidio
Blvd.
Parcel
Number(s):
175-331-25
Property Size: 21,500 Neighborhood: Terra Linda
Site Characteristics
General Plan
Designation
Zoning District Existing Land-Use
Project Site: Community
Commercial Mixed
Use (GC)
Commercial/Office
(C/O)
Commercial
North: Community
Commercial Mixed
Use (GC)
General
Commercial (GC)
Commercial
South: Community
Commercial Mixed
Use (GC)
General
Commercial (GC)
Commercial
East: Office Mixed Use
(OMU)
Office (O) Office
West: Community
Commercial Mixed
Use (GC)
General
Commercial (GC)
Commercial
Site Description/Setting:
The subject property is a 21,500 square-foot parcel on the southeast corner of the
intersection of Del Presidio Blvd. and Las Gallinas Avenue. The subject property is
located in the Terra Linda neighborhood and across the street from the Northgate Town
Square development. The surrounding urbanized area includes existing commercial and
retail development.
3
Figure One – Vicinity Map
PROJECT DESCRIPTION
The project proposes the demolition of an existing one-story 2,200 square-foot gas
station, convenience store, and automobile service bay to construct a new 2,900 square
foot convenience, gas station, and automobile service bay. The proposed building is a
one-story 21-foot tall structure sited along the northern rear property line. The location of
the proposed building allows for the reconfiguration of the site which will reduce the
number of curb cuts, increase the amount of landscaping, and incorporate 17 parking
spaces. The site would reduce the number of curb cuts from four to three; two on Las
Gallinas Avenue and one on Del Presidio Boulevard.. The site will operate four gas
pumps sheltered underneath a 20-foot-tall canopy. The new convenience store parking
spaces would be located along the front and street side of the proposed building.
The proposed convenience market and gas station will continue to operate a 24-hour
business, while the automobile service bay will operate from 8:00am-5:00pm.
The trash enclosure is completely enclosed, and a landscape buffer will be incorporated
to screen it front views on both Del Presidio Boulevard.
No sign program is being proposed as part of this application; however, any additional
sign program will require an environmental design review pursuant to city sign standards.
4
Figure 2 Site Plan
Architecture, Colors, and Materials
The proposed primary building elevation includes several forms of physical building
articulation which provides visual interest and reduces visual bulk. The primary entrance
projects two feet out from the primary building façade and is framed by exterior metal
panels creating a visual focal point and reducing the perceived linear bulk. The variation
in parapet heights from 17’ to 21’ creates a hierarchy of forms that also reduce visual bulk
and provide visual interest from the right-of-way. The storefront façade proposes a ten-
foot aluminum storefront system with transom window style elements. The proposed
variation of exterior materials such as wood like “Belgian Board” along the window
glazing, metal panels in varying colors and patterns, and the use of stucco cohesively
reflect a design of a contemporary commercial building.
5
Figure 3 – Front Elevation
Rear Elevation
Side Elevations
Parking, Access, and Circulation
The Project includes 17 vehicular parking spaces, including one (1) parking space that
will be accessible for people with disabilities that comply with the Americans with
Disabilities Act (ADA). It is located in front of the convenience market and along the fuel
stations.
Vehicular access to the site is provided through the two driveways on Las Gallinas
Avenue and one driveway along Del Presidio Blvd. The driveway configuration reduces
the amount of previously existing driveways and allows for a delivery vehicle to maneuver
through the site safely and effectively.
6
The Department of Public Works (DPW) has reviewed the Traffic Analysis for the Project
and verified that it addresses the City’s relevant policies and requirements, including the
City of San Rafael Transportation Analysis Guidelines, June 2021. The traffic consultant
incorporated the comments provided by DPW into the plan set included in this packet
Landscaping and Lighting
The Project proposes landscaping along both street frontages and along the interior side
property line. Proposed landscaping includes four trees (Chinese Pistache and Muskogee
Crape Myrtle) evergreen/water tolerant shrubs, and bio-retention grasses.
ANALYSIS
Background
The site originally received entitlements from the Planning Commission on August
11,1964 consisting of Architectural Approval (Environmental Design Review Permit) and
Use Permit (No. 6483). The site received a subsequent Environmental and Design
Review Permit (ED83-67) in 1967 for the addition of the Automobile Service Bay. The site
has remained in operation as a convenience market, gas station, and service bay since
that time.
The significant exterior changes to the buildings and the site requires a Major
Environmental Design Review and is subject to review and approval by the Planning
Commission.
Building: The project proposes the demolition of an existing one-story 2,200 square-foot
gas station, convenience store, and automobile service bay to construct a new 2,900
square foot convenience, gas station, and automobile service bay. The proposed building
is a one-story 21-foot tall structure sited along the northern rear property line.
Site: The proposed project shall improve the existing site through improvements to the
design that improves pedestrian and vehicular mobility. Specifically, the project improves
pedestrian and vehicle access to the site through the consolidation of driveways on Del
Presidio Blvd. from two driveways to one driveway, which will reduce traffic congestion in
and out of the site and improve safety of pedestrian along the right-of-way. The project
has provided detailed elements that improve on-site circulation of both light and heavy
vehicles to reduce on-site congestion and prevent obstructions along Las Gallinas
Avenue. The project has strategically addressed the location of the parking area to be
concentrated along the building frontage and incorporating pedestrian and vehicular
maneuvering aisles that improve overall safety on the site.
Below is analysis of the Project’s consistency with application policies and programs and
the San Rafael General Plan 2040, Zoning Ordinance contained in San Rafael Municipal
Code (SRMC).
7
San Rafael General Plan 2040 Consistency
The site is designated as Community Commercial Mixed Use on the General Plan 2040
Land Use Map, which allows for a variety commercial and retail uses including but not
limited to general retail and services uses, restaurants, automobile sales, hotels/motels,
offices, and other activities that generate sales tax, jobs, and local service opportunities.
As demonstrated in Attachment E, the project is consistent with several General Plan
Policies established for the area. In addition, the project is consistent with the General
Plan programmatic elements that implement the and support the policies listed in
Attachment E. The program elements below demonstrate how the project is in compliance
with elements of the General Plan.
Policy NH-4.3: Design Excellence Encourage harmonious and aesthetically pleasing
design for new and existing development in the Town Center area, including upgrading
of landscaping, signage, lighting. and building design. Uses on the perimeter of the area
should “step down” in height and intensity along edges where the Town Center adjoins
lower-density residential uses.
Program NH-4.4B: Improved Entrance to the Mall. Support redesign of intersections along
Las Gallinas, Northgate Drive, Del Presidio, and Merrydale to improve traffic flow and
improve safety for pedestrians and bicyclists. Support realignment of driveways along Las
Gallinas to form safer intersections and pedestrian crossings.
Zoning Ordinance Consistency
The Project is also consistent with applicable development standards of the
Commercial/Office Zone Zoning District (SRMC Section 14.05.030) subject to conditions
of approval. An overview of these standards is listed below.
Standard Required Proposed
Floor Area Ratio 0.3 0.12
Maximum Lot Coverage NR 28%
Building /Minimum
yards:
Front 0 ft. 90 ft.
Side Street 0 ft 30 ft.
Side 0 ft 2 ft.
Rear 0 ft 0 ft.
Building Height 36 ft. max. 21ft.
Parking: Parking space / 250
SF GFA
+ 3 per station = 16
parking
spaces required
17 parking spaces provided.
8
Landscaping One (1) canopy tree
per four (4) parking
stalls located to
maximize shade =
minimum of two (2)
trees.
Plan provides 3,085 square-
feet of landscaping. Includes
installation of six (6) trees and
appropriate parking area
screening.
Furthermore, Chapter 14.16.150(G)(b) allows for a one-time increase in non-residential Floor
Area Ratio (FAR) of up to 750 square-feet. As the project proposes a 600 sq.ft. addition, it is
therefore in compliance with this regulation.
In summary the project is consistent with applicable zoning regulations and general plan policies.
ENVIRONMENTAL DETERMINATION
The Project is categorically exempt from CEQA pursuant to Section 15302 (Replacement
or Reconstruction) of the CEQA Guidelines. Section 15302 consists of replacement or
reconstruction of existing structures and facilities where the new structure will be located
on the same site as the replaced structure and will have substantially the same purpose
and capacity as the structure replaced, including but not limited to: (b) Replacement of a
commercial structure with a new structure of substantially the same size, purpose, and
capacity. The proposed project meets the criteria.
COMMUNITY CORRESPONDENCE
Notice of hearing for the Project was conducted in accordance with noticing requirements
contained in Chapter 14.29 of the Zoning Ordinance. A Notice of Public Hearing was
mailed to all property owners and occupants within a 300-foot radius of the subject site
and all other interested parties, 15 calendar days prior to the date of this hearing. Public
notice was also posted on the frontage of the subject site 15 calendar days prior to the
date of all meetings, including this hearing.
OPTIONS
The Planning Commission has the following options:
1. Approve the applications as presented, subject to conditions of approval (staff
recommendation).
2. Approve the applications with certain modifications, changes, or additional
conditions of approval.
3. Continue the applications to allow the applicant to address any of the
Commission’s comments or concerns.
4. Deny the Project and direct staff to return with a revised Resolution of denial.
ATTACHMENTS
A. Draft Resolution with Conditions of Approval
9
B. Zoning Compliance Consistency Table
C. General Plan Compliance Consistency Table
D. Plan Set dated February 25, 2025
Attachment A
RESOLUTION NO. 25-04
RESOLUTION OF THE CITY OF SAN RAFAEL PLANNING COMMISSION TO
APPROVE THE REQUESTED MAJOR ENVIRONMENTAL AND DESIGN REVIEW
(ED24-032) TO DEMOLISH AN EXISTING CONVENIENCE STORE AND GAS
STATION AND CONSTRUCT A NEW CONVENEINCE STORE ANDGAS STATION
AT 930 DEL PRESIDIO BLVD
APN: 175-331-25
WHEREAS, on August 6, 2024, Andrew Bowman of Barghausen Consulting
Engineers, Inc. (Applicant) submitted a request for an Environmental and Design Review
Permit to raze the site and rebuild the existing gas station and convenience store
(“Project”); and
WHEREAS, on June 10, 2025 the San Rafael Planning Commission held a duly
noticed public hearing on the proposed demolition and construction of convenience store
and gas station, accepting all oral and written public testimony and the written report of
the Community Development Department staff.
NOW THEREFORE BE IT RESOLVED, the Planning Commission makes the
following findings relating to the Environmental and Design Review (ED24-032):
ENVIRONMENTAL AND DESIGN REVIEW FINDINGS
(ED24-001)
A. The project design is in accord with the general plan, the objectives of the
zoning ordinance and the purposes of this chapter:
The Project design is in accord with the general plan, the objectives of the zoning
ordinance and the purposes of San Rafael Municipal Code (SRMC). The project
will improve the conditions of the site through modernization of fuel dispensing
utilities, a convenience store with an aesthetically pleasing design. Therefore, the
Project is in accord with the Community Commercial Mixed Use (GC) designation
in General Plan 2040 and the policies to supporting commercial uses:
Policy NH-4.3: Design Excellence Encourage harmonious and aesthetically
pleasing design for new and existing development in the Town Center area,
including upgrading of landscaping, signage, lighting. and building design. Uses
on the perimeter of the area should “step down” in height and intensity along edges
where the Town Center adjoins lower-density residential uses.
Program NH-4.4B: Improved Entrance to the Mall. Support redesign of
intersections along Las Gallinas, Northgate Drive, Del Presidio, and Merrydale to
improve traffic flow and improve safety for pedestrians and bicyclists. Support
realignment of driveways along Las Gallinas to form safer intersections and
pedestrian crossings.
- 2 -
B. 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 conforms with the property development standards for the Commercial
/ Office zoning district (SRMC Section 14.04.030) such as setbacks and floor area
ratios. As stated in the report, the Project design incorporates contemporary
building elements such as metals panels with wood accents to compliments the
full height aluminum storefront system with 10 feet high glazing along the front
façade. Finally, the landscape and drainage plans are in compliance with the Marin
Municipal Water District's (MMWD) standards.
C. The project design minimizes adverse environmental impacts:
The Project design will improve the existing conditions of the convenience store,
gas station, and service bay through the updating the buildings, the utilities such
as underground storage tanks, and accessory structures. The proposed land use
activity is within the facility’s capacity including floor area, landscaping, vehicle
access, traffic generation, and parking and maneuvering space. For the reasons
stated above the Project design minimizes the potential for adverse impacts to the
surrounding neighborhood.
D. 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 was routed for review to inter-departmental agencies such as the
Building Division, Department of Public Works, and the Fire Department. The
applicant incorporated comments such as the location and orientation of curb cuts,
driveways (including fire lanes), and location of on-site utilities. Therefore, the
project has been designed in a manner that will not adversely affect the
surrounding properties or neighborhood.
E. California Environmental Quality Act (CEQA) and Environmental Review.
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 pursuant to Section 15302 of the CEQA Guidelines (Replacement or
Reconstruction).
- 3 -
CONDITIONS OF APPROVAL
(PLAN24-089)
General Terms and Standard Conditions
The following are general terms and standard conditions that apply to each severable
entitlement of the 930 Del Presidio Blvd. Project, hereby the “Project”: Environmental and
Design Review Permit (PLAN24-089; ED24-032)
1. For purposes of these Conditions of Approvals, the following terms shall have the
following meanings:
“Director” shall mean the Director of the Community and Economic Development
Department.
“First building permit” shall mean any permit required for construction related activities
on a structure including permits for building, foundation, or superstructure, but
excluding demolition permits.
“Building permit” shall mean any permit required for construction related activities on
a structure including permits for building, foundation, or superstructure, but excluding
demolition permits.
“Site development permit” shall mean any permit required for earth-disturbing
activities, including, permits for grading, excavation, shoring, utilities, demolition, site
preparation, or any other permits required for earth-disturbing activities, but excluding
building permits.
“Applicant” shall mean Barghausen Consulting Engineers, Inc and/or any successor
in interest.
“Property Owner(s)” shall mean AS Convenience & Energy Inc and/or any successor
in interest.
“Project” shall mean the 930 Del Presidio Project as approved by the City of San
Rafael as described in the staff report.
“Project Site” shall mean APN 175-331-25.
2. Development of the Project. Development of the Project, defined as the project plans
and supporting documents attached to the June 10, 2025, Planning Commission staff
report (hereinafter the “Plans”), shall be substantially in conformance with the plans
prepared by:
- 4 -
Barghausen Consulting Engineers, Inc. consisting of 13 plan sheets, dated received
on February 25, 2025 (“Plans”);
LSI Industry Lightning consisting of 1 plan sheet, dated received on November 8,
2024.
3. The Plans are incorporated by reference herein. The Plans may only be modified by
the conditions contained herein, subject to review and approval of the Community and
Economic Development Director or their designee.
4. Term of Approval. This Design Review Permit (PLAN24-089; ED24-032), June 10,
2025, shall be valid for two years from the date of approval of the Planning
Commission 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.
5. Fees, Dedication Requirements, Reservation Requirements and Other Exactions. The
conditions of Project approval set forth herein include certain fees, dedication
requirements, reservation requirements and other exactions. Pursuant to Government
Code Section 66020(d)(1), these conditions constitute written notice of the statement
of the amount of such fees and a description of the dedications, reservation, and other
exactions. You are hereby notified that the 90-day period in which you may protest
those fees, the amount of which has been identified herein, dedications, reservations,
and other exactions required in connection with the instant approvals has begun. If
you fail to file a protest complying with all the requirements of Section 66020, you will
be legally barred from later challenging such exaction.
6. Right to Audit of the City’s Development Impact Fees. In accordance with Government
Code Section 66006(e), the Applicant is hereby notified of the right to file with the City
Clerk: (a) a request for an audit of the City’s development impact fees in accordance
with Government Code Section 66023; and (b) a written request for mailed notices of
the City’s public meetings to review annual reports of development impact fees under
Government Code Section 660066(b)(1). 4. At the times (e.g., building permit)
provided for in the City’s fee ordinances, the applicant shall pay all applicable City
Development Impact fees.
7. All Third Party Fees Shall be Paid. Prior to issuance of any/each building permit, the
applicant shall verify for the City that it has paid all third party-outside agency fees
applicable to such portion of the Project, including but not limited to any school fees,
water capacity fees, and sewer capacity fees. Unless a condition includes a different
time for payment, the applicant shall pay all applicable City fees prior to the issuance
of each building permit.
- 5 -
8. Conditions of Approval Shall be Printed. All Conditions of Approval 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.
9. Applicant Responsible for Conditions of Approval. Applicant is responsible for
conditions of approval. The Applicant shall ensure compliance with all conditions of
approval, 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.
10. Applicant to Hold City of San Rafael Harmless. Applicant or permittee shall defend,
indemnify, and hold harmless the City of San Rafael or its elected and appointed
officials, agents, officers, and employees from any claim, action, or proceeding
brought by a third party against the City of San Rafael or its elected and appointed
officials, agents, officers, or employees to attack, set aside, void, or annul an approval
of the Planning Commission, the City Council, the Director, or any other department,
committee, or agency of the City concerning a development, variance, permit or land
use approval.
11. This Permit authorizes only the proposed Project described in the application. In no
way does approval authorize other uses, structures or activities not included in the
Project description. When the City approves a new use that replaces an existing use,
any prior approval of the existing use becomes null and void when permits for the new
use are exercised (e.g., building permit or business license issued). To reestablish the
previously existing use, an applicant must obtain all permits required by the Zoning
Ordinance for the use.
12. All Plans and Information Become Conditions. All information and representations,
whether oral or written, including the building techniques, colors, materials, elevations,
and overall appearance of the project, as presented at the Planning Commission
meeting dated June 10, 2025 and as presented in the Plans as outlined below 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 the Director. Modifications deemed not minor by the
Director may require review and approval as an amendment to the approved project
entitlements including the Environmental and Design Review Permit (PLAN24-089;
ED24-001), as applicable.
13. Regulation Compliance. Approved use and/or construction is subject to, and shall
comply with, all applicable City Ordinances and laws and regulations of other
governmental agencies. Compliance with the Zoning Ordinance does not relieve an
applicant from requirements to comply with other federal, state, and City regulations
- 6 -
that also apply to the property. Prior to any construction, tenant improvement or
installation of signage, the applicant shall identify and secure all applicable permits
from all federal, state, and City departments.
14. Conditions of Approval Validity. If any term, provision, or portion of these conditions
or the application of these conditions to a particular situation is held by a court to be
invalid, void or unenforceable, the remaining provisions of these conditions, or their
application to other actions related to the Project, shall continue in full force and effect
unless amended or modified by the City.
15. Construction Hours (Ongoing throughout demolition, grading, and/or construction).
Consistent with the City of San Rafael Municipal Code Section 8.13.050.A,
construction hours on private property 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, playing of radios and other noises
caused by equipment and/or construction workers arriving at, or working on, the site.
16. Construction Noise (Ongoing throughout demolition, grading, and/or construction).
During construction, the Project shall:
a. Properly muffle and maintain all construction equipment powered by internal
combustion engines.
b. Prohibit unnecessary idling of combustion engines.
c. Locate all stationary noise-generating construction equipment such as air
compressors as far as practical from existing nearby residences and other noise-
sensitive land uses. Such equipment shall also be acoustically shielded.
d. Select quiet construction equipment, particularly air compressors, whenever
possible. Fit motorized equipment with proper mufflers in good working order.
e. The Applicant shall designate a “Project Liaison” responsible for responding to any
local complaints about construction noise. This person shall determine the cause
of any noise complaint (e.g., starting too early, bad muffler, etc.) and shall require
that reasonable measures be implemented to correct the problem. A telephone
number for the Project Liaison shall be posted at the construction site.
f. Erect temporary noise barriers to limit construction noise to no more than 90 dBA
max at residences. Temporary noise barriers shall be constructed with solid
materials (e.g., wood) with a density of at least 1.5 pounds per square foot with no
gaps from the ground to the top of the barrier at a minimum height of 12 feet along
- 7 -
the southern and eastern project boundaries. If a sound blanket is used, barriers
shall be constructed with solid material with a density of at least one pound per
square foot with no gaps from the ground to the top of the barrier and be lined on
the construction side with acoustical blanket, curtain or equivalent absorptive
material rated sound transmission class (STC) 32 or higher.
17. Construction Vibration (Ongoing throughout demolition, grading, and/or construction).
During construction, the project shall:
a. Avoid the use of large earthmoving equipment (greater than 100 hp) within 15 feet
of residential buildings and within 12 feet of commercial buildings, as this is the
distance where these buildings are susceptible to damage from vibration from this
equipment.
b. Schedule construction activities with the highest potential to produce vibration to
hours with the least potential to affect nearby institutional, educational, and office
uses that the Federal Transit Administration identifies as sensitive to daytime
vibration (FTA 2006).
c. Notify neighbors of scheduled construction activities that would generate vibration.
d. Select quiet construction equipment, particularly air compressors, whenever
possible. Fit motorized equipment with proper mufflers in good working order.
e. Residences adjacent to the project site shall be notified in advance by writing of
the proposed construction schedule before construction activities commence.
f. The Applicant shall designate a “Project Liaison” responsible for responding to any
local complaints about construction noise. The disturbance coordinator shall
determine the cause of any vibration complaint (e.g., starting too early, bad muffler,
etc.) and shall require that reasonable measures be implemented to correct the
problem. A telephone number for the Project Liaison shall be posted at the
construction site.
18. Construction Noise and Vibration Management- Public Notice Required. At least two
weeks prior to initiating any construction activities at the site, the Applicant shall
provide notice to businesses and residents within 500 feet of the project site. This
notice shall at a minimum provide the following: (1) project description, (2) description
of construction activities during extended work hours and reason for extended hours,
(3) daily construction schedule (i.e., time of day) and expected duration (number of
months), (4) the name and phone number of the Project Liaison for the project that is
responsible for responding to any local complaints, and (5) that construction work is
about to commence. The Project Liaison would determine the cause of all
construction-related complaints (e.g., starting too early, bad muffler, worker parking,
- 8 -
etc.) and institute reasonable measures to correct the problem. A copy of such notice
and methodology for distributing the notice shall be provided in advance to the
Planning Manager for review and approval.
19. Encroachment Permit (Ongoing throughout demolition, grading, and/or construction).
Any construction work, including on-street traffic control, is subject to review and
approval through the Department of Public Works Encroachment Permit process.
Truck routes are submitted to review and approval through Department of Public
Work’s Transportation Permit process and shall comply with City of San Rafael
Municipal Code Chapter 5.52.
20. Archaeological Resources (Ongoing throughout demolition, grading, and/or
construction). Pursuant to CEQA Guidelines section 15064.5(f), “provisions for
historical or unique archaeological resources accidentally discovered during
construction” shall be implemented. Further, compliance with the City’s Archeological
Resources Protection Ordinance and Resolution No. 10988, which implements the
Ordinance, requires the following:
a. In the event that any archaeological resources are inadvertently discovered during
ground disturbing activities (“find”), all work within 50 feet of the resources shall be
halted. The Federated Indians of Graton Rancheria (FIGR) shall be immediately
notified and a a qualified archaeologist retained at Developer’s sole cost and
expense to consult with the City, FIGR, and the Developer and any other
applicable regulatory agencies to employ best practices for assessing the
significance of the find, developing and implementing a mitigation plan if avoidance
is not feasible. Evidence of prehistoric or historic-era subsurface archaeological
features or deposits may include ceramic shards, trash scatters, and lithic
scatters). All significant, non-Tribal cultural materials recovered shall be subject to
scientific analysis, professional museum curation, and/or a report prepared by the
qualified professional according to current professional standards.
b. In considering any suggested measure proposed by the qualified professional, the
project applicant shall determine whether avoidance is necessary or feasible in
light of factors such as the uniqueness of the find, project design, costs, and other
considerations.
c. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data
recovery) shall be instituted. Work may proceed on other parts of the project site
while mitigation measures for cultural resources is carried out.
d. If significant materials are recovered, the qualified professional shall prepare a
report on the findings for submittal to the Northwest Information Center.
- 9 -
21. Human Remains (Ongoing throughout demolition, grading, and/or construction). In the
event of the accidental discovery or recognition of any human remains, the following
steps should be taken: (1) There shall be no further excavation or disturbance of the
site or any nearby area reasonably suspected to overlie adjacent human remains
until:
a. The Marin County Coroner must be contacted to determine that no investigation
of the cause of death is required, and
b. If the coroner determines the remains to be Native American:
i. The coroner shall contact the Native American Heritage Commission within
24 hours.
ii. The Native American Heritage Commission shall identify the person or
persons it believes to be the most likely descended from the deceased Native
American.
iii. The most likely descendent may make recommendations to the landowner or
the person responsible for the excavation work, for means of treating or
disposing of, with appropriate dignity, the human remains and any associated
grave goods as provided in Public Resources Code Section 5097.98. Where
the following conditions occur, the landowner or his authorized representative
shall rebury the Native American human remains and associated grave goods
with appropriate dignity on the property in a location not subject to further
subsurface disturbance:
1. The Native American Heritage Commission is unable to identify a most
likely descendent or the most likely descendent failed to make a
recommendation within 24 hours after being notified by the
commission.
2. The descendant identified fails to make a recommendation; or
3. The landowner or his authorized representative rejects the
recommendation of the descendant, and the mediation by the Native
American Heritage Commission fails to provide measures acceptable to
the landowner.
22. Paleontological Resources (Ongoing throughout demolition, grading, and/or
construction). In the event of an unanticipated discovery of a paleontological resource
during construction, excavations within 50 feet of the find shall be temporarily halted
or diverted until the discovery is examined by a qualified paleontologist (per Society
of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist
shall document the discovery as needed, evaluate the potential resource, and assess
the significance of the find. The paleontologist shall notify the appropriate agencies to
determine procedures that would be followed before construction is allowed to resume
at the location of the find. If the City determines that avoidance is not feasible, the
paleontologist shall prepare an excavation plan for mitigating the effect of the project
on the qualities that make the resource important, and such plan shall be
implemented. The plan shall be submitted to the City for review and approval.
- 10 -
23. Halt Work/Unanticipated Discovery of Tribal Cultural Resources (Ongoing throughout
demolition, grading, and/or construction). In the event that cultural resources of Native
American origin are identified during construction, all work within 50 feet of the
discovery shall be redirected. The project applicant and project construction contractor
shall notify the Director of Community and Economic Development Department within
24 hours. The City will again contact any tribes who have requested consultation
under AB 52, as well as contact a qualified archaeologist, to evaluate the resources
and situation and provide recommendations. If it is determined that the resource is a
tribal cultural resource and thus significant under CEQA, a mitigation plan shall be
prepared and implemented in accordance with State guidelines and in consultation
with Native American groups. If the resource cannot be avoided, additional measures
to avoid or reduce impacts to the resource and to address tribal concerns may be
required.
24. Construction Management Plan. The applicant shall submit a Construction
Management Plan (CMP) for review and approval by the Director of Community and
Economic Development Department and Director of Public Works prior to issuance of
building or grading permit. The construction management plan shall address at a
minimum, the following:
a. Acknowledgement that all materials and equipment shall be staged on-site, unless
otherwise approved in writing by the Chief Building Official.
b. Contact information (phone number and email) for contractor, property owner
project liaison shall be posted on site in an all weather sign that is visible to the
public right of way.
c. Another all weather sign shall be posted at all entrances to the construction site to
inform all contractors and subcontractors of the requirements of the City’s Noise
Ordinance in accordance with SRMC 8.13.050.
d. Traffic Control Plan to address on-site and off-site construction traffic. This plan
shall include:
i. Any alterations, closures, or blockages to sidewalks, pedestrian paths or
vehicle travel lanes (including bicycle lanes);
ii. Storage of building materials, equipment, dumpsters, debris anywhere in
the public Right of Way;
iii. Hauling route for trucks used for the construction of project.
The TCP shall be stamped and signed by a registered engineer prior to
submittal. The TCP shall be consistent with any other requirements of the
construction phase. A current copy of this Plan shall be available at all times
at the construction site for review by City Staff.
e. Designate location of construction worker parking on-site or in another off-street
location provided by the applicant. Construction workers may not park on-street in
the downtown area or adjacent residential neighborhoods.
- 11 -
f. A screened security fence approved by the Director of Community and Economic
Development Department shall be placed and maintained around the perimeter of
the project and removed immediately following construction work.
g. Proposed construction phasing, schedule of work, and approximate timeline of
project.
h. In the event that the CMP is conflicting with any conditions imposed by the grading
permit for the project, the more restrictive language or conditions shall prevail. The
applicant shall be responsible for addressing any unanticipated construction
impacts to the neighborhood and surrounding residents to the reasonable
satisfaction of the Director of Community and Economic Development
Department.
i. Mass grading shall occur between April 15 through October 15, unless otherwise
approved in writing by the Department of Public Works.
j. Acknowledgement that the applicant shall be required to repair any roadway
damage created by the additional construction truck traffic.
k. Acknowledgement that that the location of construction trailers shall be on-site,
unless otherwise approved by the Chief Building Official.
l. Location of construction staging and material storage related to the project.
m. Environmental and safety measures:
i. Construction safety fences around the construction area.
ii. Dust control and air pollution control measures.
iii. Erosion and sedimentation control measures.
iv. Tree protection fencing.
v. Construction vehicle parking
25. Pre-Construction Meeting. Prior to issuance of the first site development permit for
each construction area (e.g., on-site parcel(s) or building site(s), or off-site
improvement construction area), a pre-construction meeting shall be held, including
representatives from the Applicant and the City to review the CMP and including
applicable conditions of approval. The general contractor or Applicant shall ensure
that all subcontractors involved in subsequent phases of construction aware of the
conditions of approval.
26. 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.
27. 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
- 12 -
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.
28. 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.
29. 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.
Department of Public Works
Public Right-of-Way
30. Prior to issuance of building permit, the applicant shall submit a separate set of
drawings detailing the frontage improvements in the public right-of-way (ROW)
adjacent to the proposed development for Department of Public Works review and
approval as part of the application for an encroachment permit (e.g., sidewalks,
pavement restoration, driveway approach). Frontage improvements shall be
designed in accordance with City of San Rafael design standards, meet accessibility
requirements per the California Building Code and Public Right-of-Way Accessibility
Guidelines (PROWAG), and reference Marin County Uniform Construction
Standards (UCS) where applicable. At a minimum, frontage improvements shall
include the following
a. New sidewalk, curb, and gutter along property frontage and ADA compliant
curb ramps along property frontage.
b. Pavement restoration (2”-thick grind and overlay) will be required along the
property frontage. The limits of pavement restoration will be to the
centerline of the street or as required during the encroachment permit
application, whichever is more stringent.
Any modification in the frontage improvements shall be determined by the Department of
Public Works at the time of issuance of a building permit, or as approved based on field
observations during construction.
- 13 -
31. A minor temporary 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/
Grading and Earthwork
32.Prior to issuance of building permit, the applicant shall provide a plan review letter
from the geotechnical engineer of record confirming that the project drawings are in
conformance with their recommendations.
33. At the conclusion of construction and prior to issuance of certificate of occupancy,
the applicant shall provide a final conformance letter from the geotechnical engineer
of record documenting that the geotechnical aspects of construction (grading,
earthwork, foundation prep) were performed under their observation and in
accordance with their recommendations.
34. Prior to start of construction, a grading permit shall be required from the Department
of Public Works. Applications can be found on the City’s website:
www.cityofsanrafael.org/grading-permits/.
Hydrology and Water Quality
35. Please note that only gravity flow is allowed through curb drains. Prior to building
permit issuance, the drainage plans will need to clarify how the pump system works.
If the project needs to connect to the municipal storm system, minimum storm drain
pipe size in the public right-of-way is 12”. Blind connections to an existing storm drain
pipe are not permitted. Private maintenance responsibility is for the entire lateral up
to the connection point to the City storm drain main.
36. This project includes more than 5,000 square feet of total impervious area
replacement and creation and therefore is considered a regulated project according
to BASMAA standards. The following documents are required to be provided in
accordance with BASMAA and Marin County Stormwater Pollution Prevention
Program (MCSTOPPP) requirements:
• Final Stormwater Control Plan – A written document and exhibit to accompany
the plan set used primarily for municipal review to verify compliance with
stormwater treatment requirements. (Needed to obtain building permit.)
- 14 -
• Stormwater Facilities Operations and Maintenance (O&M) Plan – A written
document and exhibit outlining facilities on-site and maintenance activities and
responsibilities for property owners. (Needed to obtain building permit)
• Stormwater Facilities Operations and Maintenance Agreement – A formal
agreement between the property owner and the city that shall be recorded with
the property deed prior to occupancy. (Provide prior to occupancy)
In accordance with Section E.12.e of the NPDES MS4 permit Non-LID Facilities need to
show equivalent effectiveness to bioretention areas in the following areas:
• Equal or greater amount of runoff infiltrated or evapotranspired.
• Equal or lower pollutant concentrations in runoff that is discharged after
biotreatment
• Equal or greater protection against shock loadings and spills
• Equal or greater accessibility and ease of inspection and maintenance
The Stormwater Control Plan must include as an attachment a letter from the
manufacturer stating the manufacturer has reviewed the Plan, the proposed device meets
these technical criteria, and the manufacturer will provide a warranty for two years
following activation of the facility Refer to the Technical Criteria for Non-LID Treatment
Facilities handout found on the MCSTOPPP website: https://mcstoppp.org/2020/03/new-
and-redevelopment/
Traffic
37. A construction vehicle impact fee (Street Maintenance 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.
Fire Department
38. 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.
39. 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 system.
b. Fire Underground main.
c. Monitored Fire Alarm system.
- 15 -
d. Underground storage tank removal permit.
40. A fire apparatus access plan shall be prepared for this project. Fire apparatus plan
shall show the location the following:
a. Designated fire apparatus access roads.
b. Red curbs and no parking fire lane signs.
c. Fire hydrants.
d. Fire Department Connection (FDC).
e. Double detector check valve.
f. Street address sign.
g. Recessed Knox Box
h. Fire Alarm annunciator panel.
i. NFPA 704 placards.
41. 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. 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/
42. 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.
43. Hazardous Materials Placards shall be installed in accordance with NFPA 704.
44. Provide a Hazardous Materials Management Plan to be submitted to Marin County
Department of Public Works, CUPA. Secure all necessary underground tank permits.
45. 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
- 16 -
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.
46. Contact the Marin Municipal Water District (MMWD) to plan for the water supply
connection serving the fire protection system.
The foregoing Resolution was adopted at the regular City of San Rafael Planning
Commission meeting held on the 10th day of June, 2025.
Moved by Commissioner _____________ and seconded by Commissioner
________________.
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
SAN RAFAEL PLANNING COMMISSION
ATTEST: -----------------------------------------
Margaret Kavanaugh-Lynch, Secretary
EXHIBIT B
ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING
5-1
14.05 COMMERCIAL AND OFFICE DISTRICTS
14.05.020 – Land Use Regulations (C/O). Consistent.
Motor vehicles sales and service – Gasoline Stations (including mini-markets, and minor
repair, such as tune ups, brakes, batteries, tires, and mufflers) is a Conditionally permitted
Use. The subject property received a Use Permit on August 11, 1964, and the site has been
in continuous operation as a gas station. Per SRMC 14.22.130 – Any use permit approval
shall run with the land and shall continue to be valid for the time period specified whether or
not there is a change of ownership or structure to which it applies.
14.05.030 – Property Development Standards
(C/O).
Consistent.
The proposed project conforms with all applicable development regulations in the zoning
district.
CHAPTER 14. - SITE AND USE REGULATIONS
14.16.030 – Refuse enclosure requirement. Consistent.
The project has incorporated a right size refuse area enclosure for the collection of trash and
recyclable material. The area is located in an accessible location and screened from public
view.
14.16.150 – Floor area ratios and densities
applicable to nonresidential and mixed-use
development.
Consistent.
The project proposes an addition to the existing facility under the 750 square -foot maximum
addition. The project will add an approximately 600 square-feet of floor area.
14.16.160 – Fuel and service stations. Consistent.
The site has been granted a Use Pemit on August 11, 1964, which included mini-market, minor
repair bay, and fuel pumps. The project will not add or delete or convert any previously entitled
use.
14.16.170 - Geotechnical review. Consistent.
The applicant has provided a Geotechnical Investigation, prepared by Salem Engineering
Group, dated November 18, 2022. The report concluded that the project is feasible from a
geotechnical standpoint and provided recommendations.
14.16.180 – Hazardous soils conditions. Consistent.
The project has submitted an Environmental Site Assessment Report by PANGEA
Environmental Services Inc. on March 27, 2024, detailing conclusions and recommendations
in which this project will address.
14.16.227 - Light and glare. Consistent.
EXHIBIT B
ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING
5-2
The applicant submitted a photometric study on November 8, 2024, by LSI which
demonstrated that all light fixtures will be shielded to conceal light sources from view off-site
and avoid spillover onto adjacent properties.
14.16.243 - Mechanical equipment screening. Consistent.
Proposed roof-mounted mechanical equipment is adequately screened from public view by
parapet walls.
14.16.370 - Water-efficient landscape Consistent.
Pursuant to 14.16.370, the resolution (Exhibit 1) includes a condition of approval that requires
the applicant to provide written verification of plan approval from MMWD prior to the issuance
of a building permit and/or grading permit. Through compliance with conditions, the project will
be consistent with this water-efficient landscaping requirements.
CHAPTER 14.25 – ENVIRONMENTAL AND DESIGN REVIEW PERMITS
14.25.090 - Findings
A. That the project design is in accord with
the general plan, the objectives of the
zoning ordinance and the purposes of this
chapter.
Consistent.
The site is designated as Community Commercial Mixed Use (GC) on the General Plan 2040
Land Use Map which allows for nonresidential uses such as gas stations with a Use Permit.
The site has obtained a Use Permit, and the scope of work is consistent with allowed
alterations since the use is not being intensified. In addition, the project is consistent with the
General Plan policies of Land Use and Economic Diversity.
B. 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.
Consistent.
The project has been reviewed by the appropriate agencies and 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.
C. That the project design minimizes adverse
environmental impacts.
Consistent.
The proposed project is consistent with applicable development standards and the project will
take additional measures to ensure compliance with storage of hazardous materials.
D. That the project design will not be
detrimental to the public health, safety or
welfare, nor materially injurious to
properties or improvements in the vicinity.
Consistent.
The project has improved the overall site design to allow for the improved circulation of
pedestrians and vehicles on the site. The land use and business operations will remain the
same and not change or effect the use on the site.
EXHIBIT C
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040
4-1
LAND USE ELEMENT
Policy LU-2.3: Neighborhood-Serving Commercial Uses. Encourage
the retention and improvement of neighborhood-serving retail stores and
services. In the event such spaces become vacant, consider other
activities that reinforce their role as neighborhood centers.
Neighborhood-serving commercial areas should reinforce the City’s goal
of reducing greenhouse gas emissions and traffic congestion by providing
walkable, bikeable services and shopping close to residents.
Consistent
The project will retain an existing business in a commercial area where it
is surrounded by similar commercial land uses. The clustering of
neighborhood serving commercial uses meets the intent of this policy.
Policy LU-2.5: Limited Retail and Service Uses in Industrial and
Office Areas. Allow limited retail and service uses that cater to area
businesses and workers within industrial/office and industrial areas. Such
uses create amenities for the local workforce and reduce vehicle miles
traveled.
Consistent
The project allows the retention of a service use (gas station) in a
commercial are which meets the intent of limiting certain commercial uses
to areas of the city which are non-residential.
Policy LU-3.6: Transitions Between Uses. Outside of mixed-use
developments, maintain buffers between residential uses and adjacent
commercial and institutional uses. Parking lots, loading areas, trash
facilities, and similar activities associated with nonresidential uses should
be appropriately screened.
Consistent
The project has been designed to meet all applicable regulations related
to screening of parking lot and refuse enclosures from all adjacent
commercial uses,
COMMUNITY DESIGN AND PRESERVATION ELEMENT
Policy CDP-2.1: Neighborhoods, Districts, and Centers Strengthen
San Rafael’s identity as a community of unique centers, neighborhoods,
corridors, and districts. Design decisions should maintain Downtown as
a historic, walkable center; preserve the integrity and character of
residential neighborhoods; and improve the appearance and function of
mixed-use districts such as the North San Rafael Town Center.
Consistent
The project will improve the existing condition of the site, while improving the appearance of the existing building. The project will improve the function of the gas station near the North San Rafael Town Center.
Policy CDP-2.5: Commercial and Industrial Districts Recognize and
preserve the design elements that contribute to the economic vitality,
functionality, and visual quality of San Rafael’s commercial and industrial
districts. Where feasible, improve the appearance of these areas by
making them more walkable, attractive, and visually compatible with the
neighborhoods around them.
Consistent
The project has been designed to improve pedestrian and vehicle mobility. The project incorporates landscaping that provides visually appeal and function.
Policy 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
Consistent
The project has been designed to consolidate curb cuts to improve vehicle circulation and the parking lot design has been designed to improve pedestrian mobility.
EXHIBIT C
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040
4-2
expanses of pavement. Parking should be screened from the street by
landscaping and should provide easy access to building entrances.
Policy CDP-4.11: Encourage lighting for safety and security while
preventing excessive light spillover and glare. Lighting should
complement building and landscape design.
Consistent
The proposed lighting is consistent with the City’s regulations which specify that lighting shall be shielded to conceal light sources from view off-site, avoid spillover onto adjacent properties.
CONSERVATION AND CLIMATE CHANGE ELEMENT
Policy C-3.3: Low Impact Development. Encourage construction and
design methods that retain stormwater on-site and reduce runoff to storm
drains and creeks.
Consistent
The applicant submitted a Stormwater Control Plan, which was reviewed by DPW that is right sized for bio-treatment planters for drainage and impervious surface runoff.
Policy C-3.9: Water-Efficient Landscaping. Encourage—and where
appropriate require—the use of vegetation and water-efficient
landscaping that is naturalized to the San Francisco Bay region and
compatible with water conservation, fire prevention and climate resilience
goals.
Consistent
The project is conditioned to provide written verification of plan approval from Marin Municipal Water District (MMWD) prior to the issuance of a building permit and/or grading permit.
ECONOMIC VITALITY ELEMENT
Policy EV-1.4: Business Retention and Support Create a favorable
environment for business in San Rafael. Maintain ongoing
communication with the business community and respond to needs
and concerns as they arise.
Program EV-1.4B: Permit and Technical Assistance. Provide advocacy
services to assist local businesses in the permitting and development
processes. Seek opportunities to innovate with technology to help
improve service delivery. Simplify and streamline the permit process
wherever feasible.
Consistent
The project allows the retention of an existing business in the same location. The scope of work will allow for the revitalization of the facilities that shall benefit the surrounding commercial land uses and serve the neighborhood residents.
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.
Program EV-3.2C: Business Assistance Programs. Explore the feasibility
of programs to assist local businesses with property improvements, such
as landscaping, signage, façade improvements, and design assistance.
EXHIBIT C
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040
4-3
DIVERSITY EQUITY AND INCLUSION ELEMENT
Policy EDI-2.5: Environmental Justice Ensure that land use and
transportation decisions do not create disparate environmental health
conditions, such as air pollution and exposure to hazardous materials, for
lower income residents and other vulnerable populations. Work to reduce
or eliminate such hazards where they currently exist.
Consistent
The project will maintain the location in a commercial zone not near sensitive land use such as residential. The project will incorporate modern technology to minimize the exposure to hazardous materials.
UNLEADED- 20K E85 - 8K PREMIUM- 12K DIESEL - 8K
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
1
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
C
89465
ET
S
A
T
OF OLAFI
AINRCIVIL
KACEY C. HELD
L
ICENSED P R O F E SS IONAL
EN
G
I
N
E
E
R
SCALE: 1"=10'
1
2
4 6 8 97
17
16
15
14
13
12
11
10
PARKING SUMMARY:SITE SUMMARY:ZONING SUMMARY:
5
3
UNLEADED- 20K E85 - 8K PREMIUM- 12K DIESEL - 8K
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
1
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
C
89465
ET
S
A
T
OF OLAFI
AINRCIVIL
KACEY C. HELD
L
ICENSED P R O F E SS IONAL
EN
G
I
N
E
E
R
SCALE: 1"=10'
2,800 SF
C-STORE
FF=29.73
SMOG
BAY
FF=29.23
12'x20'
TRASH
ENCLOSURE
ESTIMATED EARTHWORK QUANTITIES:
AREA TO BE DISTURBED =
CUT:
FILL:
NET:
·
·
ACRES
CY
CY
CY
940
1190
250 <IMPORT>
0.52
LAS GALLINAS AVE
N
U
E
DE
L
P
R
E
S
I
D
I
O
B
O
U
L
E
V
A
R
D
UNLEADED- 20K E85 - 8K PREMIUM- 12K DIESEL - 8K
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
1
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
C
89465
ET
S
A
T
OF OLAFI
AINRCIVIL
KACEY C. HELD
L
ICENSED P R O F E SS IONAL
EN
G
I
N
E
E
R
SCALE: 1"=10'
(E) C-STORE AND
SMOG BAYS
1,916 S.F.
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
1
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
C
89465
ET
S
A
T
OF OLAFI
AINRCIVIL
KACEY C. HELD
L
ICENSED P R O F E SS IONAL
EN
G
I
N
E
E
R
SCALE: 1"=10'
LAS GALLINAS AVE
N
U
E
DE
L
P
R
E
S
I
D
I
O
B
O
U
L
E
V
A
R
D
UNLEADED- 20K E85 - 8K PREMIUM- 12K DIESEL - 8K
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
1
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
C
89465
ET
S
A
T
OF OLAFI
AINRCIVIL
KACEY C. HELD
L
ICENSED P R O F E SS IONAL
EN
G
I
N
E
E
R
SCALE: 1"=10'
Steering Angle
Lock to Lock Time
3.18
Track
Width
Pickup
6.0
:
:
32.7
8.80
6.22
feet
:
:
14.67
22.18
First Unit Width
Trailer Width
First Unit Track
Trailer Track
:
:
:
:
Lock to Lock Time
Steering Angle
:
:
feet
Custom
35.0
6.0
7.70
7.70
8.00
8.00
16.45
2.00
11.758.8015.004.00
27.80 27.45
Articulating Angle : 70.0
Rh
Rh
Rh
Rh
No
No
Pt
Pt
Pt
NoNo
PPP
AA A
A
CalCal
NoNo
D DDCal CalNoNoAP
D
A NoNoNo
A
P
D
Cal
Cal
Cal
No
No
No
No
No
HM
Rh
A
Rh
HM
HM
NoNoNoNoNoNoNoNoNo
A
A
J J J JJJ
Rh
JJJ
J
J
APA
Rh
P
Pt
NoNoNoNo
No
P P
P
No
Rh
Rh
P
Rh
Rh
AA
Pt
A
A A
A
A
Cal
No
NoJ
Cal
Cal
Cal
No
J
Cal
No
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
3
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
Dial 811Callbefore you dig.below.Know what's
SCALE: 1"=10'
C-STORE
SMOG
BAY
TRASH
ENCLOSURE
LAS GALLINAS AVE
N
U
E
DE
L
P
R
E
S
I
D
I
O
B
O
U
L
E
V
A
R
D
PRELIMINARY LANDSCAPE PLAN
PROPOSED CONTECH
STORM FILTER. SEE
CIVIL PLANS FOR
ADDITIONAL
INFORMATION.
FUELING
CANOPY
PROPOSED CONTECH
STORMFILTER. SEE
CIVIL PLANS FOR
ADDITIONAL
INFORMATION.
EVERGREEN SHRUBS IN
THIS AREA ARE INTENDED
TO SCREEN HEADLIGHTS
VERY LOW, STEPPABLE
GROUNDCOVER IN FRONT
OF TRANSFORMER
CABINET
EVERGREEN SHRUBS IN
THIS AREA ARE INTENDED
TO SCREEN HEADLIGHTS
EVERGREEN SHRUBS
IN THIS AREA ARE
INTENDED TO SCREEN
HEADLIGHTS
SMALL STATURE TREES PROPOSED IN
AREAS CLOSE TO SIDEWALKS DUE TO
OVERHEAD POWER LINES, TYP.
TREE IS SET BACK APPROX
10.75 FEET FROM LIGHT
POLE AND MINIMUM 5 FT
FROM WATER LINES.
EVERGREEN SHRUBS AND
TREE SCREEN TRASH
ENCLOSURE.
SITE DATA:
ARCHITECT:
LANDSCAPE ARCHITECT:
ENGINEER:
PROJECT CONTACTS:
L1: PRELIMINARY LANDSCAPE PLAN
L2: PLANT SCHEDULE
L3: LANDSCAPE DETAILS & NOTES
LANDSCAPE SHEET INDEX:
GENERAL NOTES:
EVERGREEN SHRUBS IN
THIS AREA ARE INTENDED
TO SCREEN HEADLIGHTS
SYMBOL BOTANICAL / COMMON NAME CONT.SIZE WATER USE
TREES
LAGERSTROEMIA INDICA X FAURIEI `MUSKOGEE` / MUSKOGEE CRAPE MYRTLE
MATURE SIZE 25`H X 20`W, MIN. 10` HT. AT INSTALLATION B & B 36" BOX MEDIUM
PISTACIA CHINENSIS / CHINESE PISTACHE
MATURE SIZE 35`H X 35`W, MIN.10` HT. AT INSTALLATION B & B 24" BOX LOW
PLANT SCHEDULE
QTY
5
2
SYMBOL BOTANICAL / COMMON NAME CONT.WATER USE
SHRUBS
AGASTACHE CANA / TEXAS HUMMINGBIRD MINT 1 GAL. LOW
ANIGOZANTHOS X `AMBER VELVET` / AMBER VELVET KANGAROO PAW 1 GAL.LOW
CALLISTEMON VIMINALIS `LITTLE JOHN` / LITTLE JOHN WEEPING BOTTLEBRUSH 1 GAL. LOW
DICLIPTERA SUBERECTA / VELVET HONEYSUCKLE 1 GAL. LOW
JUNIPERUS SCOPULORUM 'BLUE ARROW' / BLUE ARROW JUNIPER 1 GAL. LOW
NERIUM OLEANDER 'PETITE PINK' / PETITE PINK OLEANDER 1 GAL. LOW
PHORMIUM TENAX `DARK DELIGHT` / DARK DELIGHT FLAX 1 GAL. LOW
PHORMIUM X 'YELLOW WAVE' / YELLOW WAVE NEW ZEALAND FLAX 1 GAL. LOW
RHAPHIOLEPIS UMBELLATA `MINOR GULF GREEN` TM / GULF GREEN INDIAN HAWTHORN
FULL AND BUSHY 1 GAL. LOW
BIORETENTION SHRUBS
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 1 GAL. VERY LOW
MUHLENBERGIA RIGENS / DEER GRASS 1 GAL. LOW
ROSA CALIFORNICA / CALIFORNIA WILD ROSE 1 GAL.LOW
GROUND COVERS
DYMONDIA MARGARETAE / SILVER CARPET DYMONDIA 4" POT LOW
HELIANTHEMUM NUMMULARIUM 'RED DRAGON' / RED DRAGON SUNROSE 1 GAL. LOW
SENECIO SERPENS / BLUE CHALKSTICKS 1 GAL.LOW
BIORETENTION GROUND COVERS
CHONDROPETALUM TECTORUM `EL CAMPO` / EL CAMPO CAPE RUSH 1 GAL. LOW
ELYMUS CONDENSATUS `CANYON PRINCE` / CANYON PRINCE WILD RYE 1 GAL. LOW
JUNCUS PATENS / CALIFORNIA GRAY RUSH 1 GAL.LOW
HM
A
Cal
D
J
No
Pt
P
Rh
M
DG
RC
SPACING QTY
42" o.c. 3
30" o.c.20
54" o.c.12
36" o.c. 5
24" o.c. 13
48" o.c. 34
72" o.c.5
36" o.c.11
48" o.c. 13
36" o.c.6
48" o.c. 5
48" o.c. 8
12" o.c. 609
24" o.c.222
24" o.c. 51
24" o.c.77
24" o.c. 61
24" o.c. 61
1. ALL TREES SHALL BE FULL, WELL BRANCHED AND SYMMETRICAL, AND
SHALL HAVE STRONG, STRAIGHT, UNCUT CENTRAL LEADER.
2. TREES SHALL BE INSTALLED AT THE MINIMUM HEIGHT DEFINED IN THE
PLANT SCHEDULE.
3. TREES OF SAME SPECIES THAT ARE GROUPED TOGETHER SHALL BE
MATCHED SPECIMENS.
4. STREET TREES SHALL BE INSTALLED PER CITY OF SAN RAFAEL
STANDARDS.
5. STAKE AND GUY ALL TREES FOR ONE GROWING SEASON.
6. REMOVE ALL WEEDS FROM PLANT ROOT BALLS AND CONTAINERS PRIOR
TO PLANTING.
7. ALL GROUNDCOVERS, GRASSES AND GRASS-LIKE PLANTS SHALL BE WELL
ROOTED WITH FULL TOP GROWTH, AND BE PLANTED WITH TRIANGULAR
SPACING. SEE DETAIL ON L3.
8. ALL SHRUBS TO BE WELL ROOTED, SYMMETRICAL, FULL AND BUSHY.
SHRUBS IN MORE THAN ONE ROW SHALL BE PLANTED WITH TRIANGULAR
SPACING AS SHOWN.
9. ALL PLANTS SHALL BE NURSERY GROWN, NOT COLLECTED.
10. ALL SOILS, EXCEPT WITHIN THE BIO-FILTRATION AREAS, SHALL BE
AMENDED PER CITY OF SAN RAFAEL AND MARIN COUNTY REQUIREMENTS.
STRICTEST STANDARDS APPLY.
11. APPLY MINIMUM 3" TOP-DRESSING ROCK MULCH TO THE SURFACES OF ALL
PLANTED AREAS EXCEPT WITHIN BIO-FILTRATION AREAS BELOW HIGH
WATER MARK.
12. SEE NOTES THIS SHEET FOR SOIL AMENDMENT REQUIREMENTS PER CITY
OF SAN RAFAEL.
13. SEE CIVIL PLANS FOR SOIL AMENDMENT AND IMPORTED SOILS TO BE USED
WITHIN THE BIO-FILTRATION CELLS. USE AND DEPTH OF TOP-DRESSING
MULCH WITHIN THE BIO-CELLS MUST BE APPROVED BY THE CIVIL
ENGINEER. IF MULCH IS APPLIED BELOW THE HIGH WATER MARK WITHIN
THE BIO-FILTRATION AREAS, IT MUST BE A NON-FLOATING TYPE.
14. ALL PROPOSED PLANTS SHALL BE IRRIGATED AND MAINTAINED IN A
HEALTHY CONDITION THROUGH THE ONE YEAR GUARANTEE PERIOD.
PLANT SCHEDULE NOTES
14.18.160,G:
PLANTING AREAS AND TREE WELLS SHALL BE PREPARED BY EXCAVATION TO A
MINIMUM DEPTH OF THREE FEET (3'), SCARIFYING SIDES OF TREE WELLS (TO
PROMOTE SOILS INTEGRATION, WATER ABSORPTION AND HEALTHY ROOT
GROWTH), AMENDMENT OF SOIL (AS RECOMMENDED BASED ON SOILS ANALYSIS),
AND COMPACTION TO NO MORE THAN SEVENTY-FIVE PERCENT (75%) WITHIN
TWELVE INCHES (12") OF A CURB OR SIDEWALK. FOR PARKING LOTS CONTAINING
TWENTY-FIVE (25) SPACES OR MORE A LICENSED LANDSCAPE ARCHITECT SHALL
MONITOR TREE WELL EXCAVATION, SOIL PREPARATION AND TREE PLANTING AND
PROVIDE WRITTEN VERIFICATION TO THE COMMUNITY DEVELOPMENT DIRECTOR
THAT EXCAVATION, SOIL PREPARATION AND TREE PLANTING HAVE COMPLIED WITH
THE STANDARDS ESTABLISHED BY THIS SUBSECTION TO PROMOTE NORMAL
HEALTHY TREE GROWTH. SUCH WRITTEN VERIFICATION SHALL BE RECEIVED BY
THE COMMUNITY DEVELOPMENT DIRECTOR PRIOR TO USE OF THE PARKING
FACILITY AND/OR OCCUPANCY OF THE USE.
SOIL PREPARATION AND VERIFICATION
(REQUIRED BY THE CITY OF SAN RAFAEL)
3"-4" DEPTH OF 3/4" SONOMA GOLD
BARRIER FABRIC. OVERLAP ENDS
DESCRIPTIONSYMBOL QUANTITY
LANDSCAPE LEGEND
ROCK MULCH 144 SF
3"-4" DEPTH OF 3/4" SONOMA GOLD
CRUSHED ROCK, OVER WEED
BARRIER FABRIC. OVERLAP ENDS
AND SIDES OF FABRIC MINIMUM 6".
STAPLES 48" ON-CENTER. SEND
PHOTO OF ROCK MULCH TO
LANDSCAPE ARCHITECT FOR
APPROVAL.
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
3
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
Dial 811Callbefore you dig.below.Know what's PLANT SCHEDULE
Fo
r
:
Ti
t
l
e
:
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
G
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
22
5
2
5
3
FU
E
L
I
N
G
F
A
C
I
L
I
T
Y
/
C
-
S
T
O
R
E
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
Dial 811Callbefore you dig.below.Know what's LANDSCAPE NOTES & DETAILS
1
A2.1
4
A2.1
2
A2.1
3
A2.1
BATHROOM
10'-0"X7'-0"
OFFICE
8'-0"X8'-0"
POINT OF SALE
10'-6"X15'-4"
KITCHEN/BACK OF HOUSE
17'-0"X9'-0"
BEER CAVE/COOLER
42'-8"X9'-0"
FREEZER
6'-0"X9'-0"
SALES/MERCHANDISING
58'-6"X 23'-8"
SMOG BAY
18'-0"X32'-6"
1
A3.1
2
A3.1
3
A3.1
FREEZER
6'-0"X9'-4"
CONVENIENCE STORE
USE: M (MERCANTILE)
2,619 S.F.
GARAGE
USE: S-1 (MODERATE-HAZARD STOARGE)
597 S.F.
1
A2.1
4
A2.1
2
A2.1
3
A2.1
1
A3.1
2
A3.1
3
A3.1
Fo
r
:
Ti
t
l
e
:
22
5
2
5
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
ROOF PLAN
FLOOR PLAN
Fo
r
:
Ti
t
l
e
:
22
5
2
5
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
COLOR LEGEND:
MARK DESCRIPTION COLOR #
2'
-
6
"
17
'
-
6
"
119'-10 229/256"
2'
-
6
"
17
'
-
6
"
22'-10 225/256"
Ti
t
l
e
:
Fo
r
:
Ve
r
t
i
c
a
l
Ho
r
i
z
o
n
t
a
l
Sc
a
l
e
:
De
s
i
g
n
e
d
Dr
a
w
n
Ch
e
c
k
e
d
Ap
p
r
o
v
e
d
Da
t
e
of
Jo
b
N
u
m
b
e
r
Sh
e
e
t
Ba
r
g
h
a
u
s
e
n
18
2
1
5
7
2
n
d
A
v
e
n
u
e
S
o
u
t
h
Ke
n
t
,
W
A
9
8
0
3
2
42
5
.
2
5
1
.
6
2
2
2
ba
r
g
h
a
u
s
e
n
.
c
o
m
Co
n
s
u
l
t
i
n
g
E
n
g
i
n
e
e
r
s
,
I
n
c
.
1
/
4
"
=
1
'
-
0
"
\\
A
p
o
l
l
o
-
V
M
\
P
r
o
j
e
c
t
s
\
2
2
0
0
0
s
\
2
2
5
2
5
\
a
r
c
h
i
t
e
c
t
u
r
a
l
\
2
2
5
2
5
-
C
-
S
t
o
r
e
.
r
v
t
1
/
4
"
=
1
'
-
0
"
9/
2
0
/
2
0
2
4
1
1
:
2
2
:
1
0
AM
EX
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
E
R
G
Y
I
N
C
.
93
0
D
E
L
P
R
E
S
I
D
I
O
B
L
V
D
SA
N
R
A
F
A
E
L
,
C
A
LP
SA
S
Is
s
u
e
D
a
t
e
22
5
2
5
--
A2
.
2
No
.
D
a
t
e
B
y
C
k
d
.
Re
v
i
s
i
o
n
1/4" = 1'-0"A2.2
3 CANOPY ELEVATION - SOUTH
1/4" = 1'-0"A2.2
1 CANOPY ELEVATION - WEST
Fo
r
:
Ti
t
l
e
:
22
5
2
5
AS
C
O
N
V
E
N
I
E
N
C
E
&
E
N
E
R
G
Y
I
N
C
.
PO
B
O
X
1
6
7
8
SA
N
L
E
A
N
D
R
O
,
C
A
9
4
5
7
7
3D AXON 1
SECTION 2 SECTION 3
SECTION 1
