HomeMy WebLinkAboutZoning Administrator Hearing 2025-06-25 Agenda PacketZoning Administrator Hearing Wednesday, June 25, 2025 10:00 AM Join In-Person Meeting: Community Development Small Meeting Room, San Rafael City Hall 1400 Fifth Avenue, 3rd Floor San Rafael, CA 94901 Zoom Website/App: https://tinyurl.com/2025-ZA-Meeting or Telephone: (669) 444-9171 Webinar ID: 894 2390 5067# 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 - 1 - 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 - 2 - 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. - 3 - 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.