HomeMy WebLinkAboutZoning Administrator Hearing 2025-06-25 Agenda PacketZoning Administrator Hearing
Wednesday, June 25, 2025
10:00 AM
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Room, San Rafael City Hall
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San Rafael, CA 94901
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Agenda
1. 68 Mitchell Boulevard, Use Permit
Construction of a two-story rear addition and interior remodel to an existing
single-family residence; APN: 010-216-03; Zoning District R7.5 Single Family
Residential Zoning District; ED25-014 (PLAN25-029).
2. Adjournment
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Community Development Department –
Planning Division
Meeting Date: June 25, 2025
Project Number(s): PLAN25-021 (UP25-004)
Project Planner:
Kristina Estudillo, Principal Planner
Agenda Item: 1
REPORT TO ZONING ADMINISTRATOR
SUBJECT: 68 Mitchell Boulevard. Request for a Master Conditional Use Permit to allow office
and medical office land uses at 68 Mitchell Boulevard. APN: 155-141-27; LI/O
Zoning District; Stephen D Lombardi Jr., owner and applicant.
EXECUTIVE SUMMARY
Pursuant to San Rafael Municipal Code (SRMC) Table 14.06.020, the Light Industrial/Office zoning
district requires a Conditional Use Permit (CUP), subject to Planning Commission review, for both
General Office and Medical Office land use categories. Currently, each individual suite is required to
obtain a separate CUP to establish these uses. To streamline this process, a Master Use Permit is
being proposed to cover the entire site, which would allow general and medical office uses
throughout the property without the need for individual CUPs for each suite. Per SRMC 14.22.020 in
the Community and Economic Development Director can determine that a CUP request is a
insignificant or inconsequential change in use and reduce the level of review from Planning
Commission review to the Zoning Administrator.
PROJECT DESCRIPTION
The project proposes a Master Conditional Use Permit to allow office and medical office use at 68
Mitchell Boulevard. The site is located on the southeast corner of Mitchell Boulevard and Paul Drive;
all adjacent properties are zoned either Office or Light Industrial/Office. 68 Mitchell Boulevard
includes a two-story building, encompassing approximately 12,000 square feet of floor area on a
13,500-square-foot parcel. The building is surrounded by landscaped areas that provide a buffer
between the structure and the perimeter of the property. The interior of the building is configured into
22 individual suites, 6 of which are currently vacant. The remaining suites are occupied by existing
general office tenants. No construction or physical alterations are proposed as part of this request.
The site is supported by 53 on-site parking spaces, including 3 spaces designated for accessible
parking. The intent of the project is to formalize the allowance of both general and medical office
land use classifications within the existing building footprint.
FINDINGS
Findings for Use Permit (UP25-021)
CEQA Finding
Yes VALID
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The project is categorically exempt from the
provisions of the California Environmental
Quality Act (CEQA) and none of the exceptions
of Section 15300.2 apply.
X YES Section 15301 (“Existing Facilities”) the
proposed project proposes to utilize an
existing building, and the project does not
entail any construction.
Use Permit (SRMC §14.22.080)
Yes No
Finding A
That the proposed use 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:
X The site is designated as Light Industrial/Office (LI/O)
in General Plan 2040, which is characterized by a
variety of production, distribution, and repair activities.
Typical uses include repair and servicing, “maker”
activities (woodworking and carpentry shops, creative
businesses, etc.), research and development, e-
commerce activities, light manufacturing, and tech
related activities. LI/O districts are subject to a
maximum FAR of 0.38, although lower limits may
apply on some parcels as indicated on Figure 3-2
(Floor Area Ratio map).
The project is consistent with all applicable General
Plan policies as it supports the continued use of the
property as an office complex and does not affect
natural resources such as creeks, trees, and
ridgelines and focuses development near the 101
corridor and two SMART stations.
The project is also consistent with applicable
regulations contained in the City of San Rafael Zoning
Ordinance, including meeting SRMC 14.01.030 by
strengthening and diversify the economic base of the
city.
Finding B
That the proposed use, together
with the conditions applicable
thereto, will not be detrimental to
the public health, safety or
welfare, or materially injurious to
properties or improvements in the
vicinity, or to the general welfare
of the city:
X The proposed use would not be detrimental to public
health, safety, or welfare, nor would it be materially
injurious to properties or improvements in the vicinity.
The proposed CUP would continue the existing office
use and would operate within the existing building. The
proposed master use permit location is adjacent to all
existing office buildings and contains an existing
landscape buffer where the property meets the public
right of way. The two story 12,000 square foot building
existing layout is consistent with the nature of an office
facility.
In accordance with San Rafael Municipal Code
14.18.040, the existing space requires a minimum of
one parking space per 250 square feet of building area.
Based on this standard, the site is required to provide
48 parking spaces. The property currently exceeds this
requirement, offering a total of 53 on-site parking
spaces.
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No new construction or exterior modifications
proposed. The site currently has no open code cases
related to the property being used as office spaces.
Finding C
That the proposed use complies
with each of the applicable
provisions of the zoning
ordinance:
X As conditioned, the proposed use will be compliant
with the provision of the zoning ordinance.
CONDITIONS OF APPROVAL
Conditions of Approval for UP25-004
1. Approved Use. This Master Use Permit allows general and medical office land use categories
at 68 Mitchell Boulevard, SRMC Section 14.06.020.
2. Plans and Representations Become Conditions. Except as modified by these conditions of
approval, all information and representations, whether oral or written, as presented for
approval on plans, submitted 4/23/2025 and on file with the Community Development
Department, Planning Division, 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 Planning staff. Modifications deemed
not minor by the Community Development Director may require review and approval as an
amendment to this Use Permit by Planning staff.
3. Subject to All Applicable Laws and Regulations. The approved use and/or construction is
subject to, and shall comply with, all applicable City Ordinances and laws and regulations of
other governmental agencies. Prior to construction, the applicant shall identify and secure all
applicable permits from the Building Division, Public Works Department and other affected
City divisions and departments. (SRMC §14.16.225.B.1).
4. Revocation. The City reserves the right to bring this application up for revocation per SRMC
14.21.150 and as provided in Chapter 14.29 of the San Rafael Zoning Ordinance for any use
that is found to be in violation of any of these conditions of approval.
5. Permit Validity. This Permit shall become effective on July 3, 2025, and shall be valid for a
period of two (2) years from the date of final approval or July 3, 2027, and shall become null
and void if a building permit is not issued or a time extension granted by July 3, 2027. 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. A permit for
the use of a building or a property is exercised when, if required, a valid City business license
has been issued, and the permitted use has commenced on the property.
PUBLIC COMMENT
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. No public comment has been received by the date of
this staff report.