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HomeMy WebLinkAboutZoning Administrator Hearing 2025-10-29 Agenda PacketZoning Administrator Hearing Wednesday, October 29, 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. 300 Smith Ranch Road, Design Review Request for an Environmental and Design Review Permit to construct a new multi- purpose building at the Las Gallinas Valley Sanitary District facility; APN: 155-121-27; Public/Quasi-Public Open Space (P/QP) Zoning District; Permit # ED25-025 (PLAN25-015) 2. Adjournment - 1 - Community and Economic Development Department – Planning Division Meeting Date: October 29, 2025 Project Number(s): ED25-025 (PLAN25-015) Project Planner: Kristina Estudillo, Principal Planner Agenda Item: 1 REPORT TO ZONING ADMINISTRATOR SUBJECT: 300 Smith Ranch Road (APN 155-121-27) – Request for an Environmental and Design Review Permit to construct a new multi-purpose building at the Las Gallinas Valley Sanitary District; CEQA Determination: The Las Gallinas Sanitary District is Lead Agency under the California Environmental Quality Act (CEQA) and has prepared an addendum to the Final Initial Study/ Mitigated Negative Declaration for the Las Gallinas Secondary Treatment and Recycled Water Plant Upgrade project. EXECUTIVE SUMMARY The Project includes the construction of a new two-story, 11,088 square-foot multi-purpose building at the Las Gallinas Valley Sanitary District (District). The new building would be located on a currently developed site within the Wastewater Treatment Plant and will replace the existing Water Testing Lab and Classroom facility. The new building would provide a dual-purpose Boardroom and Training room and would be utilized as an interactive Education Center for public lessons on water infrastructure and rotating exhibits. The Education Center would be open to the public by appointment only. Pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040(A)(2)(b), a Major Environmental and Design Review is required for additions and alterations to existing nonresidential structures where the addition is greater than forty percent (40%) of the existing square footage. The community development director may determine that an addition or alteration greater than forty percent (40%) which has a minor impact on the visual character or function of a building is subject to a minor design review permit, and as such reviewed by the Zoning Administrator PROJECT DESCRIPTION Background: The project site is developed with the Las Gallinas Valley wastewater treatment plant, which serves approximately 30,000 customers in northern San Rafael. The Las Gallinas Valley Sanitary District (LGVSD, the District) currently provides secondary treatment of wastewater from mainly commercial and domestic sources within its service area. Effluent is discharged into Miller Creek, a tributary of San Pablo Bay. During the dry season, effluent is diverted to the District’s onsite reclamation facilities which include a marsh pond, irrigated pasture, two storage ponds, and public trails. The proposed project would implement a component of the Las Gallinas Secondary Treatment and Recycled Water Plant Upgrade Project, which was approved in 2016. - 2 - Project Description: The Project includes the demolition of the existing Marin Municipal Water District (MMWD) facility with and the construction of a new primary pump station and a new two- story, 11,088 square-foot multi-purpose building at the Las Gallinas Valley Sanitary District (District). The new building would be located on a currently developed site within the Wastewater Treatment Plant and will replace the existing Water Testing Lab and Classroom facility. The new building would provide a dual-purpose Boardroom and Training room and would be utilized as an interactive Education Center for public lessons on water infrastructure and rotating exhibits. The Education Center would be open to the public by appointment only. The dual-purpose Boardroom and Training room would also serve as a central gathering space for public meetings, regular full staff meetings, safety classes, and regional seminars. Board Meetings would be expected to be open to the public and occur on the first and third Thursday of every month. District staff meetings and training courses would occur during regular business hours currently 6:00 am to 3:30 pm Monday through Thursday, and 6:00 am to 2:30 pm on Fridays. Regional seminars are expected to occur once annually. The District is certified under the California State Environmental Laboratory Accreditation Program (ELAP) and performs the required compliance analyses using applicable Standard Methods (SM) for the Examination of Water and Wastewater. The proposed water testing lab will be designed to provide an environment to perform the analyses and generate reports consistent with State requirements. The laboratory is expected to be staffed by approximately three (3) full-time employees between the hours of 6:00 am and 3:30 pm, Monday through Friday. FINDINGS CEQA FINDING (PLAN25-020) The Las Gallinas Sanitary District is Lead Agency under the California Environmental Quality Act (CEQA) and has prepared an addendum to the Final Initial Study/ Mitigated Negative Declaration for the Las Gallinas Secondary Treatment and Recycled Water Plant Upgrade project.  ENVIRONMENTAL AND DESIGN REVIEW FINDINGS (ED24-015) A. The project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter: General Plan The Project site has a General Plan designation of Public/Quasi-Public (P/QP), which is intended for public schools, libraries, post offices, churches, public hospitals, and institutional facilities such as Dominican University and Marin Academy. It also is applied to major utility properties and public facilities. The proposed modification to the existing wastewater treatment facility is consistent with the Public/Quasi-Public land use designation. The Project is consistent with applicable General Plan policies, including Policy LU-1.10: Intensity of Non- Residential Development; Policy C-2.2: Land Use Compatibility and Building Standards. Additionally, the Project would provide a location for regular education adjacent to surrounding parks and open spaces, supporting the General Plan intention for increased environmental education (Policy PROS-2.9: Environmental Education). - 3 - Zoning Code The Project is located in the Public/Quasi-Public (P/QP) Zoning District, which aims to provide sites for governmental, educational, public safety, public utility, residential and public transportation facilities and to provide site opportunities for recreation and nonprofit community service facilities (SRMC Section 14.09.010). The Project falls under the definition of administrative offices and a public facility, which are permitted by right in the P/QP district. The Project is being reviewed in accord with the findings required for an environmental and design review (SRMC Section 14.25.090). 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: Height: The Public/Quasi-Public zoning district establishes a maximum height of 36 feet. The project proposes a maximum height of 35 feet six inches, which is below the maximum allowed height. Landscaping: The Project conforms with the property development standards relative to the minimum landscaping (SRMC Section 14.04.020 and 14.09.030) as landscaping significantly exceeds the 10% landscaping requirements. Mechanical Screening: The Project includes mechanical screening above the permitted maximum building height for the zoning district, which is permitted as an exclusion to the district height requirement per SRMC Section 14.16.120. The screening is sufficient for the proposed building and compatible for the existing property and surroundings. Setbacks: General minimum setbacks are not required for the P/QP district, but a minimum setback of 25 feet will be retained from the adjacent creek pursuant to SRMC Section 14.16.080. Fencing: Metal post fencing proposed will not exceed six feet (6’) in height. A “greenscreen” is proposed as a part of the mechanical screening on site and will not exceed eight feet (8’) in height as permitted for accessory structures on nonresidential properties per SRMC Section 14.16.020. Floor Area Ratio: The Project and site will have a 0.09 floor-area-ratio (FAR), below the 1.0 FAR permitted for the P/QP district per SRMC Section 14.16.150. Lighting: A compliant lighting plan has been provided, and the Project will additionally be conditioned to meet all requirements of SRMC Section 14.16.227 – Light and Glare. Design Review: The Project is consistent with the design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and surrounding neighborhood. Parking: Parking standards are contained in SRMC Table 14.18.040. No parking standard is provided for public utility facilities. A parking study for the project determined that 11 spaces are needed to accommodate the project and the project proposes a total of (11) parking spaces, including (1) Van accessible parking space, (7) Standard parking spaces, 9 ft x 19 ft and (3) Compact parking spaces, 8 ft x16 ft (maximum 30% of provided parking is allowed to - 4 - be compact per SRMC 14.18.110). Therefore, the project complies with applicable parking requirements. Overall, the Project is consistent with the land use regulations of the Public/Quasi-Public (P/QP) zoning district. C. The project design minimizes adverse environmental impacts: The Project minimizes adverse environmental impacts as a result of its existing conditions and location surrounding open space. The Project will be required to comply with CalGreen standards through the building permit process and incorporates Low Impact Development (LID) Design Strategies. The Project site is located within the City of San Rafael and would continue to be adequately served by City and regional services. The Project has been reviewed by city agencies and is required to comply with all agency regulations. As proposed and conditioned, the Project design minimized adverse environmental impacts. 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 has been reviewed by the Building Division and the Fire Department and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works, and as conditioned it will not be a detriment or injurious to property or improvements in the vicinity of the development site or the public health, safety or welfare. CONDITIONS OF APPROVAL Conditions of Approval for ED25-025 1. Approved Project. This Environmental and Design Review Permit (ED25-025) conditionally approves the to construct a new multi-purpose building at the Las Gallinas Valley Sanitary District at 300 Smith Ranch Road. Plans submitted for building permit shall be in substantial conformance to the approved plans dated February 14, 2025, with regard to building techniques, materials, elevations, and overall project appearance except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by the Community and Economic Development Department, Planning Division. Modifications deemed greater than minor in nature by the Community and Economic Development Director shall require review and approval by the Zoning Administrator. 2. 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. 3. Permit Validity. This Permit shall become effective on November 6, 2025 and shall be valid for a period of two (2) years from the date of final approval or November 6, 2027, and shall become null and void if a building permit is not issued or a time extension granted by November 6, 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 - 5 - required, a valid City business license has been issued, and the permitted use has commenced on the property. 4. Building Permit. Prior to the commencement of work, a building permit shall be obtained from the Building Division. 5. Construction Hours. Except as otherwise provided in subsection B of the San Rafael Municipal Code Section 8.13.050, or by the planning commission or city council as part of the development review for the project, on any construction project on property within the city, construction, alteration, demolition, maintenance of construction equipment, deliveries of materials or equipment, or repair activities otherwise allowed under applicable law shall be allowed between the hours of seven a.m. (7:00 a.m.) and six p.m. (6:00 p.m.), Monday through Friday, and nine a.m. (9:00 a.m.) and six p.m. (6:00 p.m.) on Saturdays, provided that the noise level at any point outside of the property plane of the project shall not exceed ninety (90) dBA. All such activities shall be precluded on Sundays and holidays. Violation of the foregoing may subject the permittee to suspension of work by the chief building official for up to two (2) days per violation. 6. Colors, Materials, and Lighting. Colors, materials and lighting shall be designed to avoid creating undue off-site light and glare impacts. New or amended building or site colors, materials and lighting shall comply with San Rafael Municipal Code Section 14.16.227, subject to review and recommendation by the Police Department, Department of Public Works, and Community and Economic Development Department. 7. Exterior Lightning. Any exterior lighting shall be subject to a 90-day post installation inspection to allow for adjustment and assure compliance with San Rafael Municipal Code Section 14.16.227 - Light and glare. The project proponent is responsible for hiring a qualified lighting expert to conduct the inspection and to prepare a summary analysis verifying the projects meets City standards to be submitted to the Planning Division. 8. Rooftop Equipment. Equipment placed on the rooftop of a building or in an exterior yard area shall be adequately screened from public view. See Chapter 14.16 for exclusions to maximum height requirements and Chapter 14.25 for design review requirements. 9. Temporary Fences. Temporary security fences may be erected around construction sites during the time a valid building permit is in effect for construction on the premises. Temporary security fences need not comply with San Rafael Municipal Section 14.16.140 and must be immediately removed upon completion of the construction authorized by the building permit. 10. Landscape Maintenance. All landscaping shall be maintained in good condition and any dead or dying plants, bushes, trees, or groundcover plantings shall be replaced with new healthy stock of a size appropriate and compatible with the remainder of the growth at the time of replacement. 11. Approved Materials and Colors. The approved materials and colors for the project shall be indicated on project plans submitted for building permit and implemented in the field. Any changes in materials or colors shall be subject to prior review and approval by the City Planning Division, and a determination as to whether the change is major or minor. Any changes to the approved materials or colors shall be clearly indicated on plans and receive - 6 - written verification that this change has been reviewed and approved by the Planning Division. Department of Public Works 12. Prior to issuance of building permit, please provide a plan review letter from the project geotechnical engineer confirming that the project drawings are in conformance with their recommendations. 13. The project proposes over 50 cubic yards of earthwork. 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: https://www.cityofsanrafael.org/grading-permits/ 14. The property is located within a FEMA Special Flood Hazard Area (SFHA) Zone AE with base flood elevation (BFE) between 11 and 12 NAVD 88. Therefore, the project shall be designed and constructed in accordance with the provisions of California Building Code (CBC) Section 1612 and ASCE 24-14: Flood Resistant Design and Construction. New nonresidential construction and attendant utilities and equipment within the flood hazard area must be elevated or dry floodproofed to a minimum of one foot above BFE plus the predicted thirty (30) years settlement. Elevation certificate(s) will be required prior to occupancy. Prior to issuance of building permit, the applicant shall provide a study by the geotechnical engineer of the predicted 30 years settlement that considers the final building and foundation design to verify that the lowest floor meets the requirement to be elevated 1’ above the BFE plus predicted 30 years settlement. 15. Prior to issuance of a building permit, the applicant shall pay a traffic mitigation fee for 21 net new AM trips and 19 net new PM trips for a total of 40 peak-hour trips. The rate per peak- hour trip and the corresponding amount of the traffic mitigation fee will be determined based on the rate in effect on the date of building permit issuance. For reference, the current rate is $6,930 per peak-hour trip. The current rate is valid until January 1, 2026. The rate is adjusted annually per Resolution No. 14983 adopted by City Council on 10/4/2021. 16. 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: a. 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/grading permit.) b. 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/grading permit) c. 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) More information and templates are available from the MCSTOPPP website. See tools and guidance, and post- construction requirements at: 17. The project proposes work close to a creek. Creek setbacks shall be determined in accordance with Section 14.16.080 of the San Rafael Municipal Code and should include a - 7 - 25 ft setback between any structure and the high top of the creek bank. Please include this setback line on appropriate sheets to demonstrate compliance with the standard. 18. 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 19. The project will adhere to the following requirements: a. Building address signage with illuminated numbers that are a minimum of six inches in height with a ½ inch stroke on contrasting background. b. All roadways are considered fire lanes. Curbs are to be painted red with FIRE LANE stenciled every 10 feet. c. A Knox key box is required at the main point of entry mounted 72 inches to 78 inches off the ground in a highly visible location. 20. Separate Fire prevention permits required for: a. Underground fire line conforming to NFPA 24. b. Fire sprinkler system conforming to NFPA 13. c. Fire alarm system conforming to NFPA 72. 21. Fire alarm and fire sprinkler system to be monitored by a 24-hour approved alarm receiving station. 22. Fire extinguishers of a 2A10BC rating commercial grade dry chemical shall be mounted in conspicuous locations for every 75 feet of travel distance on each floor along normal paths of travel with tops not more than 5 feet above floor level. Extinguishers to be located in approved cabinets or on hangars or brackets supplied by the manufacturer. 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.