HomeMy WebLinkAboutPlanning Commission 2025-12-09 Agenda Packet
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Planning Commission
Regular Meeting
Tuesday, December 9, 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: http://tinyurl.com/Planning-Commision-24
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 2-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 two minutes per person and may be on anything within the
subject matter jurisdiction of the body. Remarks on non-agenda items will be heard
first, remarks on agenda items will be heard at the time the item is discussed.
F. CONSENT CALENDAR
The Consent Calendar allows the Commission to take action, without discussion, on
Agenda items for which there are no persons present who wish to speak, and no
Commission members who wish to discuss.
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1. Draft Minutes of November 18, 2025
G. ACTION ITEM
1. 25 Loch Lomond Drive (APN 016-070-14) – Resolution of the San Rafael Planning
Commission to approve a Major Environmental and Design Review Permit and a Tentative
Map to construct a 14-unit residential development project; CEQA Determination: The San
Rafael City Council certified the Village at Loch Lomond Marina Final Environmental
Impact Report (FEIR) and approved a Mitigation Monitoring and Reporting Program
(MMRP) on August 6, 2007 (SCH 2005012014).
Project Planner: Renee Nickenig, Associate Planner
renee.nickenig@cityofsanrafael.org
Recommended Action – It is recommended that the Planning Commission
adopt the Resolution to Approve the requested Major Environmental and
Design Review and Tentative Map.
H. DIRECTOR’S REPORT
1. Annual Meeting of the Planning Commission- Annual Meeting of the
Planning Commission. Adoption of the Regular Meeting Schedule for 2026,
Selection of the San Rafael Planning Commission Chair and Vice Chair.
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.
Planning Commission
Special Meeting
Tuesday, November 18, 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: 894 4903 7326 #
One Tap Mobile: US: +16694449171, 89449037326#
CALL TO ORDER
Chair Mercado called the meeting to order at 7:00 PM. He invited Planning Manager
Kavanaugh-Lynch to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
PRESENT: JILL RODBY, COMMISSIONER
JON HAVEMAN, COMMISSIONER
JACK SALVEMINI, COMMISSIONER
SAMINA SAUDE, COMMISSIONER
STEWART SUMMERS, COMMISSIONER
ARANDU ALVAREZ, COMMISSIONER
ALDO MERCADO, CHAIR
ABSENT None
ALSO PRESENT: MICAH HINKLE, DIRECTOR OF COMMUNITY AND ECONOMIC
DEVELOPMENT
GREG MINOR, ASSISTANT DIRECTOR OF COMMUNITY AND
ECONOMIC DEVELOPMENT
ANDREA VISVESHWARA, CHIEF ASSISTANT CITY ATTORNEY
MARGARET KAVANAUGH-LYNCH, PLANNING MANAGER
KRISTINA ESTUDILLO, PRINCIPAL PLANNNER
RENEE NICKENIG, ASSOCIATE PLANNER
JOANNA KWOK, ASSISTANT DIRECTOR, PUBLIC WORKS (VIA
ZOOM)
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.
Planning Manager Kavanaugh-Lynch 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.
One (1) resident provided comment on a non-agenda item.
CONSENT CALENDAR
No items were presented for approval.
ACTION ITEMS
1. 1248 Fifth Avenue (APN 011-300-26) – Public hearing to consider a Major
Environmental and Design Review Permit pursuant to San Rafael Municipal Code
14.25 et seq. for the demolition of an existing 11,000 square foot commercial building,
surface parking, and other site improvements; construction of a new (13) thirteen-story
multi-family residential building with 188 units, inclusive of 19 units affordable to very low
income households; tenant amenities; frontage improvements; and which seeks a density
bonus and a concession and waivers from development standards pursuant to California
Government Code Section 65915 – 65918. California Environmental Quality Act (CEQA)
Determination: Exempt Pursuant to CEQA Guideline 15332 (In-Fill Developments
Projects).
Chair Mercado requested the staff report.
Principal Planner Estudillo presented the staff report.
Chair Mercado opened the floor to the commission for questions.
Planning Commissioners provided comments.
Chair Mercado opened the agenda item for public comment.
A total of 33 members of the public spoke on the agenda item, both in favor and in
opposition.
Chair Mercado closed the item for public comment and brought the item back before the
Commission for deliberation.
Chief Assistant City Attorney Visveshwara informed the Commissioners about State
Density Bonus Law Regulations.
Commissioner Saude moved to approve the resolution to approve the requested
entitlements with the modified conditions of approval presented by staff.
Commissioner Haveman seconded the motion.
Chair Mercado instructed Planning Manager Kavanaugh-Lynch to take roll:
AYES: Commissioners Haverman, Salvemini, Saude, Summers, Alvarez, and
Chair Mercado
NOES: None
ABSENT: None
ABSTAIN: None
Motion carried 6-0
The motion passed unanimously
2. 1030 3rd Street (APN 011-300-26) – Public hearing to consider a Major Environmental
and Design Review Permit pursuant to San Rafael Municipal Code 14.25 et seq. for the
demolition of an existing 4,400-square-foot commercial building and surface parking area;
construction of a new 8-story mixed use building with 4,000-square-foot ground level
commercial space, 131 residential units, inclusive of 11 units affordable to low income
households; tenant amenities; frontage improvements; and which seeks a density bonus
and a concession and waivers from development standards pursuant to California
Government Code Section 65915 – 65918. CEQA Determination: Exempt Pursuant
to CEQA Guideline 15332 (In-Fill Developments Projects).
Project Planner(s):
Kristina Estudillo, Principal Planner, kristina.estudillo@cityofsanrafael.org
Krystle Rizzi, Contract Planner, krystle.rizzi@cityofsanrafael.org
Chair Mercado requested the staff report.
Principal Planner Estudillo presented the staff report.
Chair Mercado opened the floor to the commission for questions.
Planning Commissioners provided comments.
Chair Mercado opened the agenda item for public comment – none was given.
Chair Mercado closed the item for public comment and brought the item back before the
Commission for deliberation.
Commissioner Saude moved to approve the resolution to approve the requested
entitlements with the modified conditions of approval presented by staff.
Commissioner Salvemini seconded.
Chair Mercado instructed Planning Manager Kavanaugh-Lynch to take roll:
AYES: Commissioners Haveman, Salvemini, Saude, Summers, Alvarez, and Chair
Mercado
NOES: None
ABSENT: None
ABSTAIN: None
Motion carried 6-0
The motion passed unanimously
DIRECTOR’S REPORT
Director Hinkle provided a brief report and invited Assistant Director Minor report on the
current status of several major projects.
COMMISSION COMMUNICATION
None.
ADJOURNMENT
There being no further business, Chair Mercado adjourned the meeting at approximately
10:15 PM.
_____________________________
Margaret Kavanaugh-Lynch, Planning Manager
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Community and Economic Development
Department
Meeting
Date:
December 9, 2025
Agenda Item:
G.1
Case Number:
PLAN25-047 (ED25-
010; TS25-001)
Project
Planner:
Renee Nickenig,
Associate Planner
REPORT TO PLANNING COMMISSION
SUBJECT: 25 Loch Lomond Drive (APN 016-070-14) – Resolution of the San Rafael
Planning Commission to approve a Major Environmental and Design Review
Permit and a Tentative Map to construct a 14-unit residential development
project; California Environmental Quality Act (CEQA) Determination: The San
Rafael City Council certified the Village at Loch Lomond Marina Final
Environmental Impact Report (FEIR) and approved a Mitigation Monitoring
and Reporting Program (MMRP) on August 6, 2007 (SCH 2005012014).
EXECUTIVE SUMMARY
The proposed project (Project) includes the demolition of an existing one-story commercial
building and the construction of a three-story multi-family residential building consisting of two
stories of residential units, ground level ancillary uses, and a parking garage with 32 vehicle
parking spaces. The proposed building would total 48,837 gross square-feet, has a footprint
of approximately 15,997 square-feet and a maximum height of 35 feet. The Project includes
14 new residential units, one of which will be affordable to low-income households earning
no more than 80% of Area Median Income (AMI).
The Project has a base residential density of 13 units and proposes to utilize State Density
Bonus law to gain an additional unit for a total of 14 units by providing one (1) affordable unit
onsite and paying a pro rata affordable housing in-lieu fee. By providing 10% of the base units
as affordable to low-income households the project is eligible for a 20% density bonus of
three units and one concession/incentive. Based on the percentage and affordability level of
inclusionary units, the project is eligible for up to a 20% density bonus (16 units) but is
proposing a maximum of 14 units (one [1] density bonus unit).
The applicant is requesting to utilize the concession to waive the mixed-use requirement
established by Planned Development (PD) District 1860 not be required (see Attachment A,
Exhibit 1). Finally, the applicant has indicated that a condominium map will be submitted in
the future to provide for ownership residential units.
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REQUESTED ENTITLEMENTS
Major Environmental and Design Review. Pursuant to San Rafael Municipal Code (SRMC)
Section 14.25.040(A)(1)(b), Major Environmental and Design Review is required for new
construction of residential structures with three (3) or more dwelling units.
Tentative Map. The Project includes the submission of a tentative map showing a future lot
line adjustment at the southwest corner of the property to incorporate approximately 5,128
square-feet that is currently part of the lot immediately to the south.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the Resolution to Approve the
requested Major Environmental and Design Review Permit and Tentative Map, subject to
findings and conditions of project approval.
PROPERTY FACTS
Address:
25 Loch Lomond Drive Parcel Number(s): 016-070-14
Property
Size:
23,087 square feet Neighborhood: San Pedro Peninsula/
Loch Lomond-Canal
NorthShore
Site Characteristics
General Plan Designation Zoning District Existing Land-Use
Project
Site:
Neighborhood Commercial
Mixed Use (NC)
PD 1860 – Wetland
Overlay District
(WO)
Commercial
Surrounding Site Characteristics*
General Plan Designation Zoning District Existing Land-Use
North: Low Density Residential
(LDR)
Single-Family (R7.5) Residential
South: Marine Related Mixed Use
(MAR)
PD 1860 - WO Commercial
East: Neighborhood Commercial
Mixed Use (NC)
PD 1860 - WO Residential
West: Marine Related Mixed Use
(MAR)
PD 1860 - WO Commercial
*Direction based on Project orientation.
Background:
In August of 2007 the San Rafael City Council adopted Ordinance No. 1860 adopting the
Planned Development (PD) district for the Village at Loch Lomond Marina Mixed-Use
Community (PD1860) (see Attachment A, Exhibit 1). The land covered by the PD is divided
into four land use areas: Area A – Marina/Water and Recreation; Area B - Neighborhood
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Commercial/Mixed-Use; Area C - Residential; and Area D – Conservation. This current
project site is within Area B located at the northwest portion of the PD district and was
intended for mixed use commercial/residential development with five (5) residential units.
The City of San Rafael prepared an Environmental Impact Report (EIR) for the Village at Loch
Lomond Marina Development Project, which evaluated the potentially significant adverse
environmental impacts as regulated by the California Environmental Quality Act (CEQA).
The San Rafael City Council certified the Village at Loch Lomond Marina Final Environmental
Impact Report (FEIR) and approved a Mitigation Monitoring and Reporting Program (MMRP)
on August 6, 2007 (SCH 2005012014) (Attachment A, Exhibit B). The MMRP outlines all
mitigation measures required to reduce impacts associated with the Village at Loch Lomond
Marina Project
The current proposed Project is implementing a portion of the larger project evaluated by the
prior FEIR. The current project will be conditioned to comply with all relevant mitigation
measures in the MMRP for the Village at Loch Lomond Marina Development. The Conditions
of Approval for the Project include specific reference to FEIR Mitigation Measures: 3.2-1; 3.2-
5a; 3.2-5b; 3.5-1a; 3.6-1a, c, d; 3.6-2; 3.6-3; 3.7-1; 3.7-1b; and 3.12-1.
Site Description/Setting:
The Project is located south and west of the intersection of Point San Pedro Road and Loch
Lomond Drive. The site is currently accessible to pedestrians from both streets but is
accessible for automobiles from Loch Lomond Drive only. The site is currently occupied by a
single-story 3,155 square-foot commercial building. A paved parking area which surrounds
the west and south sides of the building abuts the parking area for Andy’s Market and the
boatyard. There is minimal landscaping along the north and east frontages.
Figure 1. Vicinity Map
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Figure 2. Proposed Site Plan
PROJECT DESCRIPTION
The Project proposes the demolition of the existing commercial building and the construction
of a new 35-foot-tall residential building with 14 residential units on the two stories over
parking and ancillary uses. The ground floor area is proposed at 15,997 square-feet, with an
uncovered deck at the southwest of the second level covering an additional approximately
5,000 square-feet. The current site area totals approximately 23,190 square-feet and would
increase to approximately 28,318 square-feet with the proposed lot line adjustment at the
southwest corner of the Project site. The Project is located off of Point San Pedro Road,
adjacent to the Village at Loch Lomond Marina development. Amenities proposed for the
exclusive use of residents include private balconies and the common outdoor space on the
top floor. Utilizing state density bonus law, the Project proposes to construct 14 residential
units, totaling 32,840 square-feet of residential development without commercial uses.
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Figure 3. Proposed East Elevation
Figure 4. Proposed West Elevation
Architecture, Colors, and Materials
The proposed building includes articulation in the forms of: (1) an L-shaped floor plan; (2) a
curved roof shape; (3) variation in color; and (4) variation in materials. There is an open-air
deck on the first level of residences and private open balconies at the north, south, and east
elevations. Exterior cladding includes brick veneer over stucco at the ground level and vertical
board and batten siding at the two residential stories above. The soffit of the roof and
balconies at the north and east elevations are shown with natural wood-colored boards. The
window openings at all elevations have an aluminum glazing system with a white powder
finish. Downward facing wedge sconces are proposed at the exterior elevations (Sheet A501,
Attachment B, Exhibit 2).
Parking, Access, and Circulation
The Project includes 32 vehicular parking spaces, including: 13 typical parking spaces (eight
enclosed); 14 spaces dedicated for electrical vehicle parking; three (3) compact spaces; and
two (2) spaces that are accessible for people with disabilities that comply with the Americans
with Disabilities Act (ADA). There are no bicycle parking spaces identified on the proposed
plans.
Lot Line Adjustment
The Project includes an adjustment of the southwest corner of the property to incorporate
approximately 5,128 square-feet that would be used for surface parking and bio-retention
landscaping. The proposed outdoor space at the first level of residences would cover the
additional land. The identified land is currently a part of the lot immediately to the south.
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ANALYSIS
The Applicant is seeking an Environmental and Design Review Permits pursuant to SRMC
14.25.040. SRMC 14.25.050 outlines the criteria for approval for environmental and design
review permit applications, including consistency with the General Plan and Municipal Code.
Accordingly, below staff provides such a consistency analysis, which concludes that the
Project is compliant with relevant policies of the General Plan 2040 and the San Rafael
Municipal Code.
General Plan 2040
According to the City of San Rafael’s San Rafael General Plan 2040, the Project has a land
use designation of Neighborhood Commercial Mixed Use (NC). This category corresponds
to neighborhood-serving retail and service uses such as pharmacies, supermarkets, and dry
cleaners. Residential and ancillary office uses are allowed, subject to policies in the General
Plan and zoning standards establishing the conditions for these uses. A maximum net density
of 24.2 units per acre applies to projects that include residential uses. The Project is
consistent with the Neighborhood Commercial Mixed Use (NC) designation in General Plan
2040 because it proposes residential development, which is allowed in the NC land use
designation subject to policies in the General Plan and zoning standards establishing the
conditions for these uses.
The Project is also consistent with applicable policies of the General Plan, in particular those
policies to support residential development, including: (Policy LU-1.8: Density of Residential
Development; Policy LU-1.15: Planned Development Zoning: Policy LU-2.1: Land Use Map
and Categories; Policy LU-3.2: New Development in Residential Neighborhoods; Policy LU-
3.3: Housing Mix; Policy LU-3.6: Transitions Between Uses; Policy NH-5.1: San Pedro
Peninsula; Policy NH-5.4: Loch Lomond Marina; Policy NH-5.5: Loch Lomond Area and Canal
North Shore Neighborhoods) as the Project will support development in the neighborhood
through design and development of the project.
San Rafael Municipal Code (SRMC)
As conditioned, the Project will be in substantial compliance with the applicable standards in
the San Rafael Municipal Code, including aspects of SRMC Chapter 14.25 – Environmental
and Design Review Permit and SRMC Title 15.
Light and Glare: Development standards for light and glare are contained in SRMC Section
14.16.227 - Light and glare. These standards require that colors, materials and lighting are
designed to avoid creating undue off-site light and glare impacts. All proposed lighting will be
required to be designed and/or shielded to conceal light sources from view off-site and avoid
spillover onto adjacent properties, consistent with SRMC Section 14.16.227. As conditioned,
all new lighting shall be subject to a 90-day post installation inspection to allow for adjustment
and assure compliance with this section. The Project proposes neutral-colored stucco
finishes, which will further avoid off-site glare impacts.
Mechanical Equipment: Mechanical equipment screening is regulated by SRMC Section
14.16.243 (Mechanical equipment screening), which requires that mechanical equipment
placed on the rooftop of a building or in an exterior yard area be adequately screened from
public view. The Project includes interior mechanical rooms. Should exterior mechanical
equipment be included at further stages of the Project it may require screening. A condition
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of project approval would require that future mechanical equipment comply with screening
requirements of SRMC Section 14.16.243.
Noise: Noise standards are contained in SRMC Chapter 8.13 - Noise and Section 14.16.260
- Noise standards, which require compliance with general noise standards, construction
standards, and noise standards contained in the General Plan. In general, noise at residential
properties is not to exceed 60 dBA (Intermittent) and 50 dBA (Constant) during daytime and
50 dBA (Intermittent) and 40 dBA (Constant) at night time. Construction is limited to 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. No
construction is allowed on Sundays and holidays. The City’s standard conditions of approval
require compliance with the noise ordinance and compliance will be verified through the
building permit process. Additional conditions of approval relating to noise include a public
notice and compliant process and designated liaison that would be responsible for
determining the cause of all construction-related complaints (e.g., starting too early, bad
muffler, worker parking, etc.) and institute reasonable measures to correct the problem.
Water-efficient Landscape: Water Efficient Landscape standards are contained in SRMC
Section 14.16.370, which requires certain new construction and rehabilitation projects that
include landscape and irrigation improvements to comply with water-efficient landscape
requirements and to monitor water usage for irrigation, as mandated under California
Government Code Section 65595(c). For the purpose of administering this state mandate,
the City of San Rafael has adopted by reference, the Marin Municipal Water District (MMWD)
Ordinance (Water Conservation) and designates MMWD to implement, enforce, and monitor
the requirements of this ordinance. All proposed plants are included on the Marin Municipal
Water District (MMWD) Approved Plant List. Prior to issuance of a building permit, the
applicant will be required to provide written approval from MMWD that the proposed
landscaping complies with MMWD requirements and with the California Model Water Efficient
Landscape Ordinance (MWELO). All proposed plants in the public right of way are subject to
review and approval of the City’s Department of Public Works.
Parking: The development standards established in PD1860 require two (2) parking spaces
for each residential unit in addition to one (1) guest parking space. The Project proposes a
total of 32 parking spaces, exceeding the requirement.
Density Bonus: This Project was submitted pursuant to State Density Bonus Law
(Government Code Section 65915 and San Rafael City Council Resolution 14891). The law
allows increased density, or bonus units, for a project that provides a minimum percentage of
affordable, or below market rate, units on-site.
The property has a San Rafael General Plan 2040 designation of Neighborhood Commercial
Mixed Use (NC), which permits a maximum net density of 24.2 units per acre. The property
is approximately .53 acres in size, which would permit a base project of 13 units.
The City of San Rafael Affordable Housing Requirement Program requires that the Project
provide 1.3 units available at below-market-rate (BMR). As set forth in Resolution 14890, a
developer may pay the pro-rated in lieu fee if the number of units required results in a fraction
below .5. As such, the Project will include one BMR unit and pay the pro-rated fee.
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By providing 10% of the base units as affordable to low-income households the project is
eligible for a 20% density bonus of three (3) units. One (1) additional unit is proposed for the
project for a total of 14 units.
In addition, a density bonus project is allowed a certain number of concessions or incentives,
based on the percentage and depth of affordability of the BMR units provided. A density
bonus project is permitted waivers from any development or design standards that would
otherwise preclude development of the project at the proposed and allowable density. PD
1860 limits the number of residential units in this area to five (5), and so the Project is
requesting one incentive/concession (hereinafter referred to collectively as “concession”)
under Government Code Section 65915(d) to provide residential units only. No waivers are
being requested.
Housing Accountability Act Analysis (SB 330): The Housing Accountability Act (HAA),
California Government Code Section 65589.5(j), requires that when a proposed housing
development project complies with applicable objective general plan and zoning standards
but a city proposes to deny the project or reduce the proposed density, the city must base its
decision on written findings supported by substantial evidence that:
1. The development would have a specific adverse impact on public health or safety
unless disapproved, or approved at a lower density; and
2. There is no feasible method to satisfactorily mitigate or avoid the specific adverse
impact, other than the disapproval, or approval at a lower density.
As discussed above, the Project would comply with all objective standards with the exception
of the provision of commercial space, which is addressed with the use of the concession
under state density bonus law.
ENVIRONMENTAL DETERMINATION
The project site is part of the Village at Loch Lomond Marina Development and was previously
evaluated in the Village at Loch Lomond Marina Final Environmental Impact Report (FEIR)
in accordance with the California Environmental Quality Act (CEQA) Guidelines. The City
Council adopted Resolution 12330 on August 6, 2007, certifying the Village at Loch Lomond
Marina Final Environmental Impact Report (FEIR) and approving a Mitigation Monitoring and
Reporting Program (MMRP) (SCH No. 2005012014).
Pursuant to CEQA Section 15162, when an EIR has been certified, no subsequent EIR shall
be prepared for that project unless the lead agency determines, on the basis of substantial
evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of
the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR or negative
declaration due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects; or
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(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR
was certified as complete or the negative declaration was adopted, shows any of the
following:
(A) The project will have one or more significant effects not discussed in the
previous EIR;
(B) Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects
of the project, but the project proponents decline to adopt the mitigation
measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
While the Project proposes to construct a purely residential development instead of the
mixed-use building contemplated under the 2007 FEIR, this change will not result in
substantial changes to the project as the overall development is approximately the same size
and in the same location as the previously evaluated mixed use building. This change would
not require major revisions to the previous EIR due to new significant environmental effects
or a substantial increase in the severity of previously identified effects. There are no
substantial changes in circumstances at the project site. Substantial changes occur in the
circumstances under which the project is being undertaken that require major revisions to the
EIR. Since approval of the EIR, the overall site has been developed in accordance with the
approved plans and the site has become more developed and urbanized. Additionally, there
is no new information of substantial importance, which was not known and could not have
been known at the time the previous EIR was certified, that indicates new or more severe
significant effects. As the Project does not entail substantial project changes and there are
no substantial changes in circumstances or new information, no subsequent EIR is required
for the proposed Project.
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.
By the date of publication of this staff report, Staff has received one letter of support and one
phone call expressing concerns on the project.
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OPTIONS
The Planning Commission has the following options:
1. Approve the Project as presented, subject to conditions of approval (staff
recommendation)
2. Approve the Project with certain modifications, changes, or additional conditions of
approval.
3. Deny the Project and direct staff to return with a revised Resolution of denial.
ATTACHMENTS
A. Draft Resolution and Draft Conditions of Approval
Exhibit 1. PD 1860
Exhibit 2. Mitigation Monitoring and Reporting Program (MMRP) for the Village
at Loch Lomond Marin Final IER (EIR)
B. Application Materials
Exhibit 1 – Full Plan Set (Architectural, Civil, Landscape, Lighting)
Exhibit 2 – Project Narrative; Density Bonus Statement; Concession Request
C. Correspondence
Attachment A
4907-4416-8061 v1 1
RESOLUTION NO. 25-10
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION APPROVING A
MAJOR ENVIRONMENTAL AND DESIGN REVIEW PERMIT AND TENTATIVE MAP
TO CONSTRUCT A 14-UNIT RESIDENTIAL DEVELOPMENT PROJECT WITH A
DENSITY BONUS REQUEST AT 25 LOCH LOMOND DRIVE (PLAN25-047; ED25-
010; TS25-001) (APN: 016-070-14; 016-070-15)
WHEREAS, on April 17, 2025 Andrew Bachich (Owner) submitted a formal
application to the City of San Rafael for a development project located at 25 Loch Lomond
Drive, within Planned Development District (PD) 1860; and
WHEREAS, on September 5, 2025 the application was deemed complete for
processing; and
WHEREAS, the project site is part of the Village at Loch Lomond Marina Planned
Development (PD 1860) and was previously evaluated in the Village at Loch Lomond
Marina Final Environmental Impact Report (FEIR) in accordance with the California
Environmental Quality Act (CEQA) Guidelines. The City Council adopted Resolution
12330 on August 6, 2007, certifying the Village at Loch Lomond Marina Final
Environmental Impact Report (FEIR) and approving a Mitigation Monitoring and Reporting
Program (MMRP) (SCH No. 2005012014); and
WHEREAS, the FEIR and MMRP for the Village at Loch Lomond Marina
Development is intended to serve as the environmental document required by CEQA for
each phase of discretionary action required for the Village at Loch Lomond Marina
Development; and
WHEREAS, the 14-unit Residential Project is one of the last remaining phases of
the Village at Loch Lomond Marina Planned Development; and
WHEREAS, on December 9, 2025 the San Rafael Planning Commission held a
duly noticed public hearing on the 14-unit Residential Project, accepting all oral and
written public testimony and the written report of the Community and Economic
Development Department staff.
NOW THEREFORE BE IT RESOLVED, based on the staff report and written comments
and testimony received at the Public Hearing, the Planning Commission makes the
following findings relating to the Environmental and Design Review (ED25-010) and
Tentative Map (TS25-002):
4907-4416-8061 v1 - 2 -
SECTION 1. ENVIRONMENTAL AND DESIGN REVIEW FINDINGS (ED25-010)
In accordance with San Rafael Municipal Code (SRMC) Chapter 14.25.090, the Planning
Commission finds as follows:
A. The project design is in accord with the general plan, the objectives of the
zoning ordinance and the purposes of this chapter:
According to the City of San Rafael General Plan 2040, the Project has a land use
designation of Neighborhood Commercial Mixed Use, which allows for residential
uses subject to policies in the General Plan and zoning standards establishing the
conditions for these uses. The proposed multi-residential building is consistent with
the allowable uses for the project site under the General Plan.
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), as the project
is consistent with the Neighborhood Commercial Mixed Use designation in General
Plan 2040 and the policies to support residential development (Policy LU-1.8:
Density of Residential Development; Policy LU-1.15: Planned Development
Zoning: Policy LU-2.1: Land Use Map and Categories; Policy LU-3.2: New
Development in Residential Neighborhoods; Policy LU-3.3: Housing Mix; Policy
LU-3.6: Transitions Between Uses; Policy NH-5.1: San Pedro Peninsula; Policy
NH-5.4: Loch Lomond Marina; Policy NF-5.5: Loch Lomond Area and Canal North
Shore Neighborhoods; Policy CDP-4.5 - Higher Density Design); Policy CDP- 4.6
- Open Space in Multi-Family Housing; and Policy H-4.3: Affordable Housing
Requirements.
The project site is included in PD 1860 (Exhibit 1), which identifies the project site
for a mixed-use development. The applicant has requested a concession in
accordance with Government Code Section 65915(d) to provide residential units
only.
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 design of the proposed residential building is in substantial compliance with
the development requirements established by PD 1860. The proposed Tentative
Map will further support the location and size of the proposed building. The Project
is substantially compliant 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 area.
C. The project design minimizes adverse environmental impacts:
4907-4416-8061 v1 - 3 -
The Project would be located on a developed portion of the project site and will be
required to comply with CalGreen standards through the building permit process
and therefore will be designed to minimize impacts to the environment.
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 Community and Economic Development
Department’s 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. As conditioned, the Project 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.
SECTION 2. TENTATIVE MAP FINDINGS (TS25-001)
In accordance with San Rafael Municipal Code (SRMC) Chapter 15.02.080, the
Planning Commission finds as follows:
A. The proposed map is consistent with the San Rafael general plan and any
applicable, adopted specific plan or neighborhood plan;
The proposed tentative map is consistent with the approved Planned Development
(PD) District 1860. The tentative map shows an adjustment of a lot line, which is
consistent with the development standards of PD 1860. The tentative map includes
an intention to file condominium plans following final map approval.
B. The design or improvement of the proposed subdivision is consistent with
the San Rafael general plan and any pertinent, adopted specific plan or
neighborhood plan;
The proposed tentative map is consistent with PD 1860 and the San Rafael
General Plan 2040, including: Policy LU-1.8 - Density of Residential Development;
Policy LU-1.15 - Planned Development Zoning: Policy LU-2.1 - Land Use Map and
Categories; Policy LU-2.12 - Innovative Housing Types; Policy LU-3.2 - New
Development in Residential Neighborhoods; and Policy LU-3.3 - Housing Mix.
C. The property subject to subdivision is physically suitable for the type or
density of development that is proposed;
The Village at Loch Lomond Marina Final Environmental Impact Report (FEIR)
previously evaluated the project site and found that it is suitable for a building the
size of the proposed project.
4907-4416-8061 v1 - 4 -
D. The property subject to subdivision is physically suitable for the density of
development that is proposed.
The base project provides 13 units, of which one (1) will be deed-restricted to be
available to low-income households, equal to 10%. As such, the Project qualifies
for benefits under the State Density Bonus Law, including a 20% density bonus
and an incentive or concessions (Gov. Code § 65915(f)(1), (d)(2)(A).) The Project
will utilize its one (1) concession to not include designated commercial space as
described in the approval of PD 1860. A total of 14 residential units is proposed.
Thus, the residential density proposed is permitted under the San Rafael General
Plan in conjunction with State Density Bonus Law.
E. The design of the subdivision or the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
The project site was previously evaluated in the Village at Loch Lomond Marina
Final Environmental Impact Report (FEIR) in accordance with the California
Environmental Quality Act (CEQA) Guidelines. The FEIR found that properties
adjacent to the shoreline could cause potential environmental damage. The parcel
on which the proposed project is located is not adjacent to the shoreline, so it is
not likely to cause such environmental damage (Exhibit 2).
F. The design of the subdivision or the type of proposed improvements is not
likely to cause serious health problems.
The Project has been reviewed by appropriate City departments, including the
Building Division, Fire Department, and Department of Public Works. As
conditioned, the proposed Project will require a building permit that complies with
all applicable Building and Fire Code requirements prior to construction. The
applicant will also be required to comply with conditions of approval imposed by
the Department of Public Works and the San Rafael Sanitation District as
contained herein.
G. The design of the subdivision or the type of proposed improvements will not
conflict with easements, acquired by the public at large, for access through
or use of, property within the proposed subdivision. In this connection, the
city may approve the map if it is determined that alternative easements, for
access or for use, will be provided, and that these will be substantially
equivalent to ones previously acquired or secured for public use.
There are no existing public access easements onsite.
4907-4416-8061 v1 - 5 -
SECTION 3. STATE DENSITY BONUS LAW FINDINGS
The San Rafael Affordable Housing Requirement Program requires the Project to provide
1.3 units available at below-market-rate (BMR) (13 units x 10% =1.3 units). As set forth
in Resolution 14890, a developer may pay the pro-rated in lieu fee if the number of units
required results in a fraction below 0.5. The base project includes a total of 13 units, of
which one (1) will be deed-restricted to be sold to low-income households. As such, the
Project will include one (1) BMR unit and is required to pay the pro-rated fee in order to
meet the required 10% affordable housing requirement. As the Project proposes 10%
affordable housing through the provision of one (1) deed-restricted unit to be constructed
onsite and the payment of a fee for the remaining fractional unit, the Project qualifies for
benefits under the State Density Bonus Law, including a 20% density bonus and one (1)
incentive or concession (Gov. Code § 65915(f)(1), (d)(2)(A)). The Project will utilize its
one (1) concession to not include designated commercial space as described in the
approval of PD 1860.
SECTION 4. CEQA and ENVIRONMENTAL REVIEW
On August 6, 2007, the City Council certified the Village at Loch Lomond Marina Final
Environmental Impact Report (FEIR) and approved a Mitigation Monitoring and Reporting
Program (MMRP). The Project proposes implementation Area B of Planned Development
1860, which included a 2.5 acre area of upland site in the northwest portion of the marina
site that was intended for neighborhood commercial and mixed use. Area B was permitted
for development up to 22,500-sf of ground floor commercial building area and up to five
(5) residential units and this level of development was evaluated in the adopted EIR. The
proposed 14 residential units would comprise a total of 32,840 sf of residential
development. The proposed Project would be located in the same area of the site
evaluated by the EIR for a development of a similar size and intensity of use. Mitigation
measures identified in the MMRP that are applicable to the project site are included in
conditions of approval included in the Draft Resolution Attachment 2.
Pursuant to CEQA Section 15162, when an EIR has been certified, no subsequent EIR
shall be prepared for that project unless the lead agency determines, on the basis of
substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or
negative declaration due to the involvement of new significant environmental
4907-4416-8061 v1 - 6 -
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous
EIR was certified as complete or the negative declaration was adopted, shows any
of the following:
(A) The project will have one or more significant effects not discussed in the
previous EIR;
(B) Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would
in fact be feasible and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the
mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative.
Substantial Project Changes: The Project proposes to construct residential
development only instead of constructing a mixed-use building. This change will not result
in substantial changes to the project as the overall development is approximately the
same size and in the same location as the previously evaluated mixed use building. This
change would not require major revisions to the previous EIR due to new significant
environmental effects or a substantial increase in the severity of previously identified
effects.
Substantial Changes in Circumstances: There are no substantial changes in
circumstances under which the project is undertaken. Since approval of the EIR, the site
has been developed in accordance with the approved plans and as contemplated by the
EIR.
New Information: There is no new information of substantial importance that would
require preparation of additional environmental review. The same assumptions that were
made in the prior EIR continue to apply.
As the Project does not entail substantial project changes and there are no substantial
changes in circumstances or new information, no subsequent EIR is required for the
proposed Project.
4907-4416-8061 v1 - 7 -
SECTION 5. SEVERABILITY
If any term, provision, or portion of these findings or the application of these findings
to a particular situation is held by a court to be invalid, void or unenforceable, the
remaining provisions of these findings, or their application to other actions related to
the project, shall continue in full force and effect unless amended or modified by the
City.
CONDITIONS OF APPROVAL
(PLAN25-047)
A. General Terms and Standard Conditions
The following are general terms and standard conditions that apply to each severable
entitlement of the 25 Loch Lomond Drive project, hereby the “Project”: Environmental and
Design Review Permit and Tentative Map (PLAN25-047; ED25-010; TS25-001).
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.
“Building permit” shall mean 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 and any permit required for construction related
activities on a structure including permits for building, foundation, or
superstructure, but excluding demolition permits.
“Applicant” shall mean Andy Bachich and/or any successor in interest.
“Property Owner(s)” shall mean Andy Bachich and/or any successor in interest.
“Project” shall mean the 25 Loch Lomond Drive Project as approved by the City of
San Rafael as described in the staff report.
“Project Site” shall mean the approximately 0.53-acre property comprised of APNs
016-070-14 and 016-070-15 as represented on Sheet 17 of the approved plan set
(Dated April 17, 2025).
2. Development of the Project. Development of the Project, defined as the project
plans and supporting documents attached to the December 9, 2025 Planning
Commission staff report (hereinafter the “Plans”), shall be substantially in
conformance with the plans prepared by:
4907-4416-8061 v1 - 8 -
• Architectural Plans: Colin Russell, Russell Architects, consisting of 24 plan
sheets, dated on April 17, 2025.
• Civil Plans: Ruggeri-Jensen-Azar, consisting of seven (7) plan sheets, dated
September 22, 2025
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 Project (PLAN25-047; ED25-010; TS25-001), 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. The Applicant is hereby notified that the 90-day
period in which one 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 the Applicant fails to file a
protest complying with all the requirements of Section 66020, the Applicant will be
legally barred from later challenging such exaction.
6. Notice of Fees Protest The Applicant may protest any fees, dedications,
reservations, or other exactions imposed by the City as part of the approval or as
a condition of approval of this development. Per California Government Code
Section 66020, this 90-day protest period has begun as of the date of the approval
of this application.
7. 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.
4907-4416-8061 v1 - 9 -
8. 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 of approval
includes a different time for payment, the Applicant shall pay all applicable City
fees prior to the issuance of each building permit.
9. 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.
10. Applicant 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.
11. 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.
12. 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.
13. 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 December 9, 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
4907-4416-8061 v1 - 10 -
as an amendment to the approved project entitlements including the
Environmental and Design Review Permit and Tentative Map (PLAN25-047;
ED25-010; TS25-001), as applicable.
14. 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 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.
15. 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.
16. 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.
17. 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. 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
4907-4416-8061 v1 - 11 -
minimum height of 12 feet along 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.
f. Incorporate all measures contained in Final EIR Mitigation Measure 3.6-
1a, c, d and 3.6-3.
g. A notice shall be provided to residents within 1,000 feet of construction, in
compliance with Final EIR Mitigation Measure 3.6-1b.
18. The Applicant shall designate a “Project Liaison” responsible for responding to any
local complaints about construction noise and related disturbance. This person
shall determine the cause of any noise or vibration complaint 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 and shared with the
project planner.
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). In the event that any archaeological features, including but not
limited concentrations of artifacts or culturally modified soil deposits including trash
pits older than fifty years of age, are discovered at any time during grading;
scraping, or excavation within the property, all work shall be halted in the vicinity
of the find, the Planning Division shall be notified, the Federated Indians of Graton
Rancheria (FIGR) shall be immediately notified and a qualified archaeologist
retained at Developer’s sole cost and expense to consult with the City, FIGR, and
the Developer shall be retained to advise on best practices for assessing the
significance of the find, developing and implementing a mitigation plan if avoidance
is not feasible. If warranted by the concentration of artifacts or soils deposits, an
archaeologist shall monitor further work in the discovery area.
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:
4907-4416-8061 v1 - 12 -
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.
23. Halt Work/Unanticipated Discovery of Tribal Cultural Resources (Ongoing
throughout demolition, grading, and/or construction). In the event that cultural
4907-4416-8061 v1 - 13 -
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, 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.
f. A screened security fence approved by the Director of Community and
Economic Development Department shall be placed and maintained around
4907-4416-8061 v1 - 14 -
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 building 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. Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed
on the second sheet of each plan set submitted for a building permit. Additional
sheets may also be used if the second sheet is not of sufficient size to list all of the
conditions. The sheet(s) containing the conditions shall be of the same size as
those sheets containing the construction drawings; 8-1/2” by 11” sheets are not
acceptable.
27. Applicant Responsible for Compliance with Conditions. The applicant shall ensure
compliance with all of the following conditions, including submittal to the project
planner of required approval signatures at the times specified. Failure to comply
with any condition may result in construction being stopped, issuance of a citation,
and/or modification or other remedies.
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28. Subject to All Applicable Laws and Regulations. The project is subject to, and shall
comply with, all applicable City Ordinances and laws and regulations of other
governmental agencies. Prior to any construction, the applicant shall identify and
secure all applicable permits from the Planning and Building Divisions, Public
Works Department and other affected City divisions and departments.
29. Compliance with Mitigation Monitoring and Reporting Program. The Project shall
comply with all relevant mitigation measures included in the Mitigation Monitoring
and Reporting Program adopted with City Council Resolution No. 12332, Exhibit
B (see Resolution Exhibit 2).
ENVIRONMENTAL AND DESIGN REVIEW CONDITIONS OF APPROVAL
(ED25-010)
Community and Economic Development Department, Planning Division
30. Project Approval. This Environmental and Design Review Permit (ED25-010)
approves the construction of the above-defined Project at 25 Loch Lomond Drive.
Plans submitted for building permit shall be in substantial conformance to the plans
dated on April 17, 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 Planning
Commission.
31. Mechanical Equipment. Plans shall demonstrate compliance with regulations set
forth in San Rafael Municipal Code (SRMC) Section 14.16.320, requiring a
minimum setback of five feet from the property line for all mechanical equipment.
32. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and
shielded and directed downward and away from property lines to conceal light
sources from view off-site and avoid spillover onto adjacent properties pursuant to
SRMC §14.16.227. The Project shall be subject to a 90-day post installation
lighting inspection to evaluate the need for adjustment and assure compliance with
SRMC Section 14.16.227.
33. Exterior Lighting Plan. The applicant shall prepare an exterior lighting plan for the
review and approval by the Community and Economic Development Director. The
plan shall include all provisions included in Final EIR Mitigation Measures 3.2-5a.
(Final EIR Mitigation Measure 3.2-5a).
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34. Non-Reflective Glass. The project design shall include non-reflective and/or tinted
glass to minimize potential daytime glare impacts (Final EIR Mitigation Measure
3.2-5b).
35. 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.
36. Landscape and Irrigation Plan Approval. Prior to the issuance of occupancy, a
licensed landscape architect shall submit a letter to the Director of Community and
Economic Development certifying that the landscape plan is in compliance with
Water Efficient Landscape requirements and the Water Efficient Landscape
requirements of San Rafael Municipal Code Section 14.16.370 and MMWD
Ordinance No. 414 (including amendments), as applicable.
37. Affordable Housing – Number and Affordability Level. Consistent with the
approved Plans and the provisions of Government Code Section 65915, the
Project shall provide one (1) residential unit as affordable to low-income
households which shall mean those earning no more than 80% of the Area
Median Income.
38. Affordable Housing – Timing of Construction. Consistent with the City of San
Rafael Guidelines for the Administration of the Affordable Housing Trust Fund,
all affordable housing units shall be constructed prior to or concurrent with the
construction of market rate housing units and the City shall not issue a final
certificate of occupancy for the Project, or any certificate of occupancy for any
of the market rate units, until the last certificate of occupancy for the affordable
housing units has been issued.
39. Affordable Housing – Agreement. Prior to issuance of the first building permit for
the Project, a Below Market Rate (“BMR”) agreement for one (1) affordable unit
shall be approved by the Community and Economic Development Director,
executed, and recorded in the records of the County of Marin. Prior to issuance
of the first building permit, Applicant shall provide to City proof of such
recordation.
40. Affordable Housing In-Lieu Fee. Consistent with Section B3 of San Rafael City
Council Resolution 14890, Applicant shall pay an affordable housing in-lieu fee
equal to 0.3 fractional units prior to building permit issuance. Based on a fee of
$368,274 per affordable housing unit, the Applicant shall pay $110,482 in
fractional in-lieu fees.
41. Outstanding Fees. No building permit or other post-entitlement permit shall be
issued related to the Project until Applicant has paid all outstanding permit
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processing and regulatory fees related to the Project pursuant to that
indemnification and reimbursement agreement entered into by the Applicant on
May 13, 2025.
42. Development Impact Fees. Prior to Issuance of the first building permit for the
Project, the applicant shall pay all applicable development impact fees required
for this Project, including those fees mentioned herein and other fees required
by ordinance.
43. City of San Rafael Department Compliance. Prior to first building permit
issuance, the Applicant shall comply with all pre-building permit issuance
requirements of the Department of Public Works, Community and Economic
Development Department, Building Division and Planning Division, and Fire
Department that are directly applicable to the Project.
44. Outside Agency Compliance. Prior to first building permit issuance, the
Applicant shall comply with all San Rafael Sanitation District and Marin
Municipal Water District utility company regulations that are directly applicable
to the Project.
45. Project Progress and Completion. The Applicant shall diligently pursue the
project’s construction through to completion, and, if at any point after building
permits have been issued, the Applicant abandons construction for more than
one hundred and twenty (120) consecutive days or the building permits expire,
the Applicant shall demolish the uncompleted portions of the Project and
restore the site to rough grade condition and shall take reasonable measures
to protect public health and safety, protect the building structure from the
elements, screen unsightly elements from view (such as through installation of
fencing, painting or attractive screens or coverings), and maintain temporary
landscaping, to the satisfaction of the Community and Economic Development
Director.
46. Construction Site Maintenance. If the Applicant leaves any work of construction
in an unfinished state for more than seven (7) consecutive days, the Applicant
shall keep the construction site clean and properly secured using best
management practices and to the satisfaction of the Chief Building Official.
Building Division
47. Building Code. The design and construction of all site alterations shall comply
with the latest adopted Building Codes in effect at time of building permit
submission. Currently the following codes are adopted: 2022 California Building
Code (CBC), 2022 California Plumbing Code (CPC), 2022 California Electrical
Code (CEC), 2022 California Mechanical Code CCMC), 2022 California Fire
Code (CFC), 2022 California Energy Code, 2022 California Green Building
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Standards Code and City of San Rafael Ordinances and Amendments.
48. Building Plans. A building permit is required for the proposed work. Applications
shall be accompanied by a complete set of construction drawings to include:
a. Architectural plans
b. Structural plans
c. Electrical plans
d. Plumbing plans
e. Mechanical plans
f. Site/civil plans (clearly identifying grade plane and height of the building)
g. Structural Calculations
h. Truss Calculations
i. Soils reports
j. Green Building documentation
k. Title-24 energy documentation
49. Occupancy Details on Plans. The occupancy classification, construction type
and square footage of each building shall be specified on the plans. In mixed
occupancies, each portion of the building shall be individually classified.
50. Occupancy Calculations. The occupancy classification, construction type and
square footage of each building shall be specified on the plans in addition to
justification calculations for the allowable area of each building. Site/civil plans
prepared by a California licensed surveyor or engineer clearly showing
topography, identifying grade plane and height of the building.
51. Building Height. Building height and story must comply with CBC Section 504.
On the plan justify the proposed building area and height.
52. Building Area. Building areas are limited by CBC Table 506.2. On plan justify
the proposed building area.
53. Building Area. The maximum area of unprotected and protected openings
permitted in the exterior wall in any story of a building shall not exceed the
percentages specified in CBC Table
705.8 “Maximum Area of Exterior Wall Openings Based on Fire Separation
Distance and Degree of Opening Protection.” To calculate the maximum area
of exterior wall openings you must provide the building setback distance from
the property lines and then justify the percentage of proposed wall openings
and include whether the opening is unprotected or protected.
54. Stairways. Multi-Family Buildings Roof Access without occupiable roof, access
to the roof shall be provided through acceptable means located through CBC
1011.12.2, this shall include Stairway to elevator equipment on roof
CBC1011.12.2.
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55. Building Addressing. Each building must have address identification placed in
a position that is plainly legible and visible from the street or road fronting the
property. Numbers painted on the curb do not satisfy this requirement. In new
construction and substantial remodels, the address must be internally or
externally illuminated and remain illuminated at all hours of darkness. Numbers
must be a minimum 4 inches in height with ½ inch stroke for residential
occupancies and a minimum 6 inches in height with ½ inch stroke for commercial
applications. The address must be contrasting in color to their background SMC
12.300.060.
56. Demolition. Any demolition of existing structures will require a permit. Submittal
shall a site plan, asbestos certification and PG&E disconnect notices. Also,
application must be made to the Bay Area Air Quality Management District prior
to obtaining the permit and beginning work.
57. School Fees. School fees will be required for the project. Calculations are done
by the San Rafael City Schools, and those fees are paid directly to them prior
to issuance of the building permit.
58. Flood Zone. A portion of the subject property appears to be in a flood zone,
which is identified as an area of special flood hazard. All new construction and
in some cases, existing improvements, are to be designed to ensure that the
potential for flooding is minimized. This may involve grading to elevate the
building pad or raising of existing building components to a level above the
highest flood level. No new construction, or substantial improvements of a
structure which would require a building permit, pursuant to the applicable
provisions of the California Building Code as adopted, shall take place in an area
of special flood hazard without full compliance with the applicable flood control
requirements. Prior to submittal of plans to the Building Division for plan review,
the applicant shall determine where the actual flood fringe boundary lines occur
on the property. The lines shall be incorporated onto a site/topographical plan
which shall be included as part of the required plan information noted above.
59. Soils Report. Regarding any grading or site remediation, soils export, import
and placement; provide a detailed soils report prepared by a qualified engineer
to address these procedures. The report should address the import and
placement and compaction of soils at future building pad locations and should
be based on an assumed foundation design. This information should be
provided to Building Division and Department of Public Works for review and
comments prior to any such activities taking place. A grading permit may be
required for the above-mentioned work.
60. Geotechnical and Civil Pad Certification. Prior to building permit issuance for
the construction of each building, geotechnical and civil pad certifications are
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to be submitted.
61. Ventilation Area. Ventilation area required, the project shall meet the minimum
requirements of CBC 1203.5.1 or mechanical ventilation in accordance with the
California Mechanical Code.
62. Natural Lighting. Natural light, the project shall meet the minimum requirements
of CBC 1205.2 or shall provide artificial light in accordance with CBC 1205.3.
63. Signage. All site signage as well as wall signs require a separate permit and
application (excluding address numbering).
64. Monument Sign Address Numbers. Monument sign(s) located at the driveway
entrance(s) shall have address numbers posted prominently on the monument
sign.
65. Parking Garage. In the parking garage, mechanical ventilation will be required
capable of exhausting a minimum of .75 cubic feet per minute per square foot
of gross floor area CMC Table 4-4. 21. In the parking structure, in areas where
motor vehicles are stored, floor surfaces shall be of noncombustible,
nonabsorbent materials. Floors shall drain to an approved oil separator or trap
discharging to sewers in accordance with the Plumbing Code and SWIPP.
66. Each building shall be provided with sanitary facilities per CPC Sec 412 and
Table 4-1 (including provisions for persons with disabilities). Separate facilities
shall be required for each gender.
67. Elevator Car. Minimum elevator car dimension shall comply with CBC 11B-
407.4 (interior dimension).
68. Elevators. All buildings with one or more elevators shall be provided with not
less than one medical emergency service elevator. The medical emergency
service elevator shall accommodate the loading and transport of an ambulance
gurney or stretcher. The elevator car size shall have a minimum clear distance
between walls and door excluding return panels not less than 80 inches by 54
inches and a minimum distance from wall to return panel not less than 51
inches with a 42-inch side slide door.
69. Exits. A minimum of two exits, with proper separation, are required from the third
floor of each unit. The exits must located a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of the area
served.
70. Accessibility. The proposed facility shall be designed to provide access to the
physically disabled. For existing buildings and facilities when alterations,
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structural repairs or additions are made, accessibility improvements for persons
with disabilities shall be required unless CASP report states compliant.
Improvements shall be made, but are not limited to, the following accessible
features:
a. Path of travel from public transportation point of arrival
b. Routes of travel between buildings
c. Parking
d. Ramps
e. Primary entrances
f. Sanitary facilities (restrooms)
g. Drinking fountains & Public telephones (when provided)
h. Accessible features per specific occupancy requirements i.
Accessible special features, i.e., ATM's point of sale machines, etc.
71. Accessibility Requirements. The site development of items such as common
sidewalks, parking areas, stairs, ramps, common facilities, etc. are subject to
compliance with the accessibility. Pedestrian access provisions should provide
a minimum 48" wide unobstructed
paved surface to and along all accessible routes. Items such as signs, meter
pedestals, light standards, trash receptacles, etc., shall not encroach on this 4'
minimum width. Also, note that sidewalk slopes and side slopes shall not exceed
published minimums. The civil, grading and landscape plans shall address
these requirements to the extent possible.
72. Parking Garage Vertical Clearance. The parking garage ceiling height shall
have a minimum vertical clearance of 8’ 2” where required for accessible
parking.
73. Multistory Access. Multistory apartment or condominium on the ground floor in
buildings with no elevator at least 10 percent but no less than one of the
multistory dwellings in apartment buildings with three or more and condos with
four or more dwellings shall comply with the following:
a. The primary entry to the dwelling unit shall be on an accessible route
unless exempted by site impracticality tests in CBC Section 1150A.
b. At least one powder room or bathroom shall be located on the primary
entry level, served by an accessible route.
c. All rooms or spaces located on the primary entry level shall be served by
an accessible route. Rooms and spaces located on the primary entry
level and subject to this chapter may include but are not limited to
kitchens, powder rooms, bathrooms, living rooms, bedrooms or
hallways.
74. Multifamily Accessible Parking. Multifamily dwelling and apartment accessible
parking spaces shall be provided at a minimum rate of 2 percent of the covered
multifamily dwelling units. At least one space of each type of parking facility
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shall be made accessible even if the total number exceeds 2 percent.
75. Unassigned Accessible Parking. When parking is provided for multifamily
dwellings and is not assigned to a resident or a group of residents, at least 5
percent of the parking spaces shall be accessible and provide access to grade
level entrances of multifamily dwellings and facilities (e.g. swimming pools, club
houses, recreation areas and laundry rooms) that serve the dwellings.
Accessible parking spaces shall be located on the shortest accessible route to
an accessible building, or dwelling unit entrance.
76. Accessible Parking. Public accommodation disabled parking spaces must be
provided according the following table and must be uniformly distributed
throughout the site:
77. Accessible Van Parking. At least one disabled parking space must be van
accessible; 9 feet wide parking space and 8 feet wide off- load area.
Additionally, one in every eight required handicap spaces must be van
accessible. At least one disabled parking space must be van accessible; 9 feet
wide parking space and 8 feet wide off- load area. Additionally, one in every
eight required handicap spaces must be van accessible.
Department of Public Works
General
78. The Applicant shall enter into a new reimbursement agreement with the City and
provide a deposit prior to any meetings, reviews, construction inspection
activities, and other work related to the project. Drawdowns on the deposit
account may include, but are not limited to, fees and actual costs for staff and
4907-4416-8061 v1 - 23 -
third-party consultant time associated with the review and inspection of traffic,
civil engineering, geotechnical engineering, and surveying aspects of future
project submissions. Deposit and account replenishment accounts shall be
established by the City based on project needs. At the end of the project, any
remaining deposit amount will be refunded.
Special Flood Hazard Area
79. The project is located within a FEMA Special Flood Hazard Area (SFHA) with a
base flood elevation (BFE) of 11’ NAVD88. Therefore, the project shall be
designed and constructed in accordance with the applicable provisions of the
California Building Code (CBC) Section 1612, ASCE 24-14: Flood Resistant
Design and Construction, and SRMC Title 18 Protection of Flood Hazard Areas,
including but not limited to the following requirements:
a. Residential construction shall have the lowest floor elevated to a height
equal to or exceeding one (1) foot above the BFE plus predicted thirty
years settlement.
b. Fully enclosed areas below the lowest floor that are usable solely for
parking of vehicles, building access or storage shall be designed to
automatically equalize hydrostatic flood forces on exterior walls by
allowing for the entry and exit of floodwater. Designs for meeting this
requirement shall follow the guidelines in FEMA Technical Bulletins 1 and
7.
c. Elevators with components below the elevation of (BFE + 1’ + predicted
30 years settlement) shall be designed in accordance with ASCE 24-14
Section 7.5. If the project design includes such elevators, prior to issuance
of building permit, the applicant shall submit project drawings that include
a statement by a registered design professional that the elevators are
designed in accordance with ASCE 24-14.
d. At the conclusion of construction, and prior to issuance of certificate of
occupancy, the applicant shall submit an Elevation Certificate (FEMA
Form FF-206-FY-22 or updated version) for the development.
e. At the conclusion of construction, and prior to issuance of certificate of
occupancy, the engineer of record shall provide a Wet Floodproofing
Letter certifying that construction of enclosures below the elevation of
(BFE + 1’ + predicted thirty years settlement) is in accordance with ASCE
24-14 Section 6.3. The letter shall include information detailing how the
design and construction of the enclosures meet the requirements of ASCE
24-14 Section 6.3, including but not limited to information regarding
materials used, number and size of flood openings, and uses of the space.
4907-4416-8061 v1 - 24 -
Public Right-of-Way
80. 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/
81. All backflow preventers, fire department connection (FDC), and other above
ground utility structures shall be placed on private property.
Grading and Earthwork
82. Prior to issuance of building permit or grading permit, the applicant shall provide
an erosion and sediment control plan for review and approval by the City.
83. 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.
84. 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/.
Stormwater
85. The plans show a bioretention area encroaching outside of the final property
lines. An easement or some type of agreement will need to be recorded to
document formalize this agreement or the layout will need to be revised to have
the bioretention area contained to the subject property.
86. 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
planning/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:
https://mcstoppp.org/2020/03/new-and-redevelopment/
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Traffic
87. Prior to issuance of a building permit, the applicant shall pay a traffic mitigation fee
for 7 net new AM trips and 9 net new PM trips for a total of 16 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.
88. A construction vehicle impact fee (Street Maintenance Fee), which is calculated at
1% of the valuation, with the first $10,000 of valuation exempt, shall be required
and applied on the building permit. The applicant is required to remit payment of
the construction vehicle impact fee prior to building permit issuance.
San Rafael Sanitation District
The following conditions have been provided by the San Rafael Sanitation District and
are subject to change by the Sanitation District without notification from the City. The City
is not the governing agency over connection, capacity and other compliance matters with
respect to these utilities.
89. A sewer easement is required for any private sewer crossing between properties.
TENTATIVE MAP CONDITIONS OF APPROVAL
(TS25-001)
90. The project shall finalize the lot line adjustment application under the provisions of
Government Code Section 66451.12(d). Pursuant to Chapter 15.05 of San Rafael
Municipal Code. The associated lot line adjustment shall be completed and
recorded prior to issuance of demolition permit.
91. Cultural Resource Training. Prior to issuance of a demolition permit, a qualified
archeologist shall be retained by the project proponent to train the construction
crew on mechanisms used to identify cultural resources. (Final EIR Mitigation
Measure 3.12-1).
92. Construction Screening.
a. A screened security fence, approved by the City of San Rafael, shall be
installed and maintained around active construction areas to screen views
of debris, equipment, and work staging areas. The screen security fence
shall be removed immediately following completion of construction work
authorized by the building permits.
b. Dumpsters shall be regularly emptied.
c. The construction site and construction staging areas shall be kept clear of
trash, weeds, and construction debris. (Final EIR Mitigation Measure 3.2-
1).
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93. Bay Area Air District Basic Best Management Practices. Consistent with General
Plan Policy C-2.4 (Particulate Matter Pollution Reduction), Program C-2.4A
(Particulate Matter Exposure), and the Bay Area Air District Guidelines, during any
construction period ground disturbance, the applicant shall ensure that the
following measures to control dust and exhaust are implemented. (Final EIR
Mitigation Measure 3.5-1a).
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded
areas, and unpaved access roads) shall be watered two times per day.
b. All haul trucks transporting soil, sand, or other loose material off-site shall
be covered.
c. All visible mud or dirt track-out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of
dry power sweeping is prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour
(mph).
e. All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
f. All excavation, grading, and/or demolition activities shall be suspended
when average wind speeds exceed 20 mph.
g. All trucks and equipment, including their tires, shall be washed off prior to
leaving the site.
h. Unpaved roads providing access to sites located 100 feet or further from a
paved road shall be treated with a 6- to 12-inch layer of compacted layer of
wood chips, mulch, or gravel.
i. Publicly visible signs shall be posted with the telephone number and
name of the person to contact at the lead agency regarding dust
complaints. This person shall respond and take corrective action within
48 hours. The Air District’s General Air Pollution Complaints number
shall also be visible to ensure compliance with applicable regulations.
94. Nesting Bird Surveys. Pre-construction bird nesting/breeding surveys shall be
conducted on and within a 100-foot radius of the project site by a qualified biologist
hired by the project sponsor and approved by the City. The survey results shall be
submitted to the City. In the event no nesting birds are present during the survey,
no buffer is required. If nesting birds are present, a 50-foot buffer shall be
established and maintained throughout the breeding season. Active nests of
migratory birds shall be subject to periodic inspection by the qualified biologist. A
4907-4416-8061 v1 - 27 -
50-foot buffer shall also be established around any San Pablo song sparrow
nesting colony or salt marsh yellowthroat nest found. These buffers shall remain
in effect until the young have fledged. The pre-construction survey is not required
if vegetation removal is initiated during the non-breeding season (FEIR Mitigation
Measure 3.7-1b).
95. Vegetation Removal. All planned vegetation removal within the project grading
footprint shall occur during the non-breeding season only, which is September
through February. However, if through the completion of pre-construction bird
nesting/breeding surveys (required by condition above) it is determined that there
is no indication of bird breeding on the project site, vegetation removal can occur
during the breeding season (Final EIR Mitigation Measure 3.7-1).
96. Acoustical Analysis. A final acoustical analysis shall be prepared by a qualified
acoustical consultant and submitted to the City with the building permit application.
The building plans shall incorporate the details and specifications recommended
in the final acoustical analysis and the acoustical consultant shall provide written
verification that the noise attenuation measures have been incorporated into the
plans. (Final EIR Mitigation Measure 3.6-2 and 3.6.3).
The foregoing Resolution was adopted at the regular City of San Rafael Planning
Commission meeting held on the 9th day of December, 2025.
AYES:
NOES:
ABSENT:
SAN RAFAEL PLANNING COMMISSION
ATTEST: BY:
_______________________________ ________________________________
Margaret Kavanaugh-Lynch, Secretary Chair Mercado
4907-4416-8061 v1 - 28 -
EXHIBITS
Exhibit 1. PD 1860
Exhibit 2. Mitigation Monitoring and Reporting Program (MMRP) for the Village at Loch
Lomond Marin Final IER (EIR)
EXH . B
MITIGATION MONITORiNGANDREPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
Lchlmnd .M MRP7-07 MMRP-37
EXHIBIT B
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Rev ise d June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
LAND US E
3.1-10: Should the City policy makers detennine that fill of wellands can be Req uire as a condition of Planning Division Draft and Deny Ves ti ng
avo ided , the proposed site plan shall be rede signed to avoid filling the approval for Vesting inccrporale Tentative Tract
roads ide drainage swale located directly north of the road serving the Tentative Tract Map and ccndition as part of Map and Master
marina, and a human made drainage ditch ccnnection to San Rafael Master Use Perm it project approval Use Permit
Bay that is located east of the Loch Lomond Market areas C and E Application
identified in Sectioo 3.7 00 Ex hibit 3.7-1, Biological Resources Map . If
the City s determine that fi ll of wetlands is una voidable , then th e Project
Proponent shall implement the Wetlands Mitigatioo Plan as described in
Section 2, Project Description, Appendix E of the Draft EIR, and as
recommended by Mitigation Measures presented in Chapter 3.7
(Biological Resources). Refer to Exhibit 3, Wetland Setback
Encroachment, and Exhibit 4, Wetlend Setback En croachment Detail in
Volume IV, Responses to Comment s, of this Environmental Impact
Report .
3.1-1b : Should the City detennine that encroachment within the required Require as a ccndition of Plann ing Div ision Draft and Deny Vesti ng
wetlands setbacks is major, then the proposed site pl an shall be approval for Vesting inccrpora te Tentative Tra ct
redesigned to avoid encroachment into the 50 -f oot development free Tentative Tract Map and ccndition as part of Map and Master
setback from wetlands provided for in General Plan 2020 Policy CON-Master Use Penn it project approval Use Penm it
4, Wetland Setbacks . If the City s determine that encroachment with in Applica ti on
the wetlands setbacks is minor, then the Pro ject Proponent shall
implement the Wetlands Mi tigation Plan as described in Section 2,
Project Descrip ti on. Appendix E of the Draft EIR, and as recommended
by mitigation measu res pre sented in Chapter 3.7 (B iological
Resources) The Project Proponent proposes to expand existing
seasonal wetland habitat by crea ting th ree mitigation wetlands in th e
southeastern portion of the Project area . Implemen tation of the
Wetlands Mitigat ion Plan shall be monitored for ten years to ensure
proper hydrolO<lic fu nction and establis hme nt of wetland vecetation .
3.1-2a: Please refer to Mitigation Meas ures 3.7 -8a-<l and 3.7-11 ail identified in Please refer to Mitigation Pl ease refer to Please refer to Please refer to
Section 3.7 , (Biological Resources), and Mitigation Measure 3.8-1a-f Meas ures 3.7-8a-<l and 3.7-Mitigation Measures Mitigation Measures Mitigatioo
ident ified in Sect ion 3.8. (Hydrology , Drainage, and Wate r Qua li ty). 11 ail iden ti fied in Section 3.7-8a-d and 3.7-11 a-3.7-8a-d and 3.7-Measures 3.7-8a-<l
3.7, (Biological Resources), g identified in Section 11 a-g identified in and 3.7-11ail
and Mitigation Measure 3.8-3.7, (B iological Section 3.7 , identified in
1 a-f identified in Section 3.8 , Resources ), and (Biolog ical Sectioo 3.7,
(Hydrology , Drainage , and Mitigation Measure Resources), and (B iological
Waler Quali ty). 3.8-1 a-f identified in Mitioation Measure Resources), and
Lchlmnd .MMRP7-07 MMRP-1
EXhu:l1T B
MITIGATION MONITORING AND REPORTING PROGRAM
--------~ -~-~----~------~ --~ -----. -~ --------. ----------. ----------------San Rafael. Callfornl -.
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
Section 3.8, 3.8-1 a-f identified in Mitigation Measure
(Hydro togy, Drainage, Section 3.8, 3.8-1 a-f identified
I and Water Quatity). (Hydrology, in Section 3.8,
Dra inage, and (Hydrology,
Water Quality). Drainage, and
Water Quality).
3.1-2b: The Project Proponent shall adjust the General Ptan Land Use Require as a condition of Plann ing Division Draft and Deny Vesting Note:
boundary to ensure that the Conservation area designation is retained approvat for Vesting incorporate Tentative Tract Latest plan revis ions propose
in such areas that include jurisd iclionat wellands, with the exception of Tentative Tract Map and condition as part of Map and Master to expand the Conservation
Weiland E. For these areas,the current Conservation area designation Master Use Permit project approval Use Perm it area boundaries to
shall be retained. If the City 's policy makers determine that the filling of Application incorporate all but one small
approximately 622 square feet of seasonat weiland is unavoidabte and drainage ditch (Wetland E).
appropriate mitigation has been prov ided, then the map tand use
boundary adjustment would not be required to mitigate the underlying
physicat impact on the environment.
3.1·3.: Ptease refer to Mitigation Measures 3.1-1a, 3.1-1b, and 3.1-2b, Please refer to Mitigation Ptease refer to Ptease refer to Ptease refer to
identified above, as well as, Mitigation Measures 3.7 -<la<! and 3.7 -11a-Measures 3.1 -1a, 3.1-1b, and Mitigation Measures Mitigation Measures Mitigat ion
g identified in Section 3.7, Biological Resources, and Mitigation 3.1-2b, identi fie d above, as 3.1-1a, 3.1-1b, and 3.1-1a, 3.1-1b, and Measures 3.1-1 a,
Measures 3.8-1a-f identified in Section 3.8, Hydrology, Drainage, and well as, Mitigation Measures 3.1-2b, identified 3.1-2b, identified 3.1-1b, and 3.1-2b,
Water Quality. 3.7 -<la.o and 3.7-11 a-g above, as well as, above, as well as , identified above,
identified in Section 3.7, Mitigation Measures Mitigation Measures as well as ,
Biological Resources, and 3.7 -<la.o and 3.7-11a-3.7-<la.o and 3.7-Mitigation
Mitigation Measures 3.8-1 a-f g identified in Sec tion 11 a-g identified in Measures 3.7 -<la.o
identified in Section 3.8, 3.7, Biological Section 3.7, and 3.7-11a-g
Hydrology, Drainage, and Resources, an d Biolog ical identif ied in
Water Qualify. Mitigation Measures Resources, and Section 3.7,
3.8-1 a-f identified in Mitigation Measures Biological
Section 3.8, 3.8-1 a-f identified in Resources , and
Hydrology, Drainage, Section 3.8, Mitigation
and Water Quality. Hydrology, Measures 3.8 -1 a-f
Drainage, and identi fied in
Water Quality. Section 3.8,
Hydrology,
Drainage, and
Water Quality.
AESTHETICS
3.2·1: During the construction phase of the Project ,the construction contractor Require as a oondition of Ptanning Divis ion Draft and Deny Vesting I shall be required to implement the following mitigation measures: aoorovat for VestinQ inooroorate Tentative Tract
Lc hlmnd.MMRP7-07 MMRP-2
EXHIBITB
M ITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael. California: Revised J une 2D07
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAMEIDATE)
& SCHEDULE ACTIVITY
• A screened security fence, approved by the City of San Rafael, Tentati ve Tract Map and conditioo as part of Map and Master
shall be insta ll ed and maintained around active construction Master Use Permit project approval Use Permit
areas to screen views of debris , eQuipment , and work staging Application
areas . The screen security fence shall be rem ov ed immediately
foll owi ng comple tion of construction work authori zed by the Measures to be installed by Bui lding Division Complete sit e Halt grading and
Bu ild ing Permits . Projec t Sponsor Publi c Works inspection during co nstruction until
• Dumps ters shall be regularly emptied. construction meas ures are
• The constructioo site and constructioo staging areas shal l be kept installed
clear of trash , weeds, and construction debris . Compliance with
this measure is subjact to pe riodic inspection s by the Cit y of San Impleme nt co ntrol measures Project Sponsor Du ring grad ing and Halt grading and
Rafae l. coostruction constructioo until
act ivities measures are
inst alled
3.2·54 : Prio r to issuance of Building Permits , the app licant shall prepare an Require as a condition of Plann ing Division Draft and Deny Vesting
exterior li ghting plan fo r the review and approval of the Design Review Bu il ding Permit appr oval in corpo ra te Tentati ve Tract
Boa rd . The plan shall include the fol low ing : condition as part of Map and Mas ter
• Sufficient exterior lig hting to establ ish a sense of well-being to the project app roval Use Perm it
pedestrian and one that is sufficient to facilitate recogniti on of Application
persons at a reasonable distance. Type (lighting standard ) and
placement of lig hting shall be to the satisfactioo of the Pol ice Rev iew lighting plan as part Plannin g Div isioo Pr io r to appro val of Deny Des ign
Department and Department of Public Works; of the Design Review Permit Des ign Review Review Perm n
• All areas of the Project site; application process Permit application
• Van dal resistant garden and exterior lighting;
• A lighting stan dard that is shie lded to di rect illuminatioo InCOljlO(ate into final Project Sponsor Prio r to filing an Reject Bu ilding
downward and to limit casting light and gla re on adjacent cons truct ioo plans application fo r a Permit applicatioo
proparties; Building Permit
• Exterio r lighti ng on a master ph otoelectriC cell, wh ich is set to
operate during hours of darkness; Constructioo drawings Planning Divisioo Prior to issua nce of Do not issue
• A minimum of one foot-candle at ground le vel over lap provided in reviewed by City staff Bu il ding & Safety Building Permit Building Perm it
all exter ior doorways and vehic le parking areas, and on outdoor Div ision
pedestrian wa lkways presented on a photometric plan ;
• Exterior lighting fo r residentia l dwellings wi thin 100 feet of the Ughti ng is inst alled Project Sponsor City staff completes Occupancy of
eastem wetlands shall not exceed 10 foot -candl e and should be Plann ing Division site inspectioos Bui ldin gs is denied
mounted low to reduce glare into the adjace nt sensitive areas; until li ghting is
and installed and
• The plan shall inc lude a note requiring a site inspection 30 days tested
following installa tio n and operation of the lighting. The post
construction inspect io n by the City shall allow adj ustments in the -
Lch lmnd.MMRP7 ·07 MMRP-3
EXh,dlTB
M IT IGAT ION MONITORING AND REPORTIN G PROGRAM
The V ill age at Loc h Lomond Marina . San Rafae l, Ca lifo rni a; Revised June 20 07
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMEiDATE)
& SCHEDULE ACTMTY
direction or intensity of the lighting, if necessary. . Prior to issuance of Building Permits, the Project Proponent shall
subm it a ph otometric ana lysis to the Design Review Board for
review and aooroval.
3.2-5b: Consisten t with the Design Review Permit cri teri a established in the Requ ire as a condition of Pl anni ng Di vision Draft and Deny Vesti ng
San Rafael Mu nici pal Code Title 14 (zoning), Chap ter 25 (Design Building Permi t approv al incorporate Tentative Tr act
Rev iew), the proposed Projec t shall be desig ned with non-reflective con dition as part of Map and Master
andlor tinted glass to minimize potentia l daytime glare impacts. project approval Use Perm it
Application
Incorporate into final Project Sponsor Prior to filing an Rejec t Building
construction plans application fo r a Permit appl ication
Bui lding Permit
Co nstru ction drawings Plan ning Division Prio r to iss uance of Do not issue
reviewed by City staff Building Division Building Pe rmit Building Permit
Glass is installed Project Sponsor City staff completes Occu pancy of
Planning Division si te inspections Buildi ngs is denied
un til glass is
installed and
reflectivi ty is
verified
TRAFFIC AND PARKING
3.4-48: Pr ior to issuance of a Certificate of Occupancy for the first Building, the Requi re as a co ndi tion of Pla nning Divis ion Dr aft and Deny Vesti ng
proposed Project shall provide 'No Parki ng' signs, pavemen t marki ngs approva l for Vesting incorporate Tentative Tr act
and appropriate garage se tback standards (se tbacks shall be ei ther 5 Tentat ive Tract Map and condition as part of Map and Maste r
feet or less or, alternately, 20 feet or more) along rear-a ll eys to provide Master Use Permit project approval Use Permit
adequate emergency access to res idential areas . Ap plication
Measures to be installed by Project Sponsor City Staff completes Occupancy of
Project Sponso r Bu il ding Division site inspections Buildings is denied
until measures are
installed
3.4-411: Prio r to approval of the Project, the proposed Project shall redesign the Requi re as a condition of Planning Division Draft and Deny Vesting Note:
rear-alley serving the duster of townhouses at the southwest comer to approval for Vesting Fire Marshal incorporate Tentative Tract Lates t plan revisions replace
inctude a vehicle tumaround, secondary emergency access, or through Tentative Tract Map and condition as part of Map and Master rear alleys with parking courts
Lch lm nd.M M R P7-07 MMRP-4
EXHIBITB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California: Revised June 2007 -MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMEfDATE)
& SCHEDULE ACTIVITY
alleyway des igned to the satisfaction of the Fire Marsha l. Master Use Perm it project approva l Use Permit that comp ly with the City cul -
App lication de-sac standa rds , which
would eli minate th is impact .
AIR QUALITY
3.!i-la: The Project Cont ractor shall implemen t the following control measures Require as a condition of Plann ing Division Draft and Deny Vesting
during construction ac ti vities to reduce PM" emissions per the approval for Ve st ing incorporate Tentative Tract
BAAQMD 's recommendation. Tenta tive Tract Map and con dition as part of Map and Master
• Water all active construct ion are as at least twice daily. Master Use Permit project approval Use Perm it
• Cover all trucks hauling soi l, sand and othe r loos e materials or Application
require all trucks to mainta in at least two feet of freeboard .
• Pave, apply water three times daily, or apply (non-toxic) soil Incorporate measures int o Pla nning Divis ion Prior to issuance of Do not issue
sta bilizers on all unpaved access roads, parking areas and final construction plan s a Bu ild ing Permit Bui lding Permit
staging ar eas at construction sites.
• Sweep daily (with water sweepers) all paved access roads, Construc tion drawings Planning Div ision Prior to issuance of Do not issue
parki ng areas and stag in g areas at construction sites . rev iewed by City staff Bui lding & Safety a Bu ildin g Permit Build ing Permit
• Sweep streets daily (with water sweepers) if visible soil material Division
is carried onto adjacent publi c streets.
• Hydroseed or app ly (non -toxic) soil stabilizers to inactiv e Measures to be installed by Project Sponsor Complete site Halt grading and
cons truction areas (p re viously graded areas inactive for 10 days Projec t Sponsor Bu ilding & Safety in spections during const ru ction until
or more ). Div ision construction measures are
• En clos e, cover, water twice dai ly or apply (no n40xic) soil binders implemented
to exposed stockpiles (dirt, sand , etc.)
• Lim it traffic speeds on unpaved roads up to 15 mph . Implement control measures Project Sponsor During grading and Halt grad ing and
• Install sandbags or othe r eros ion con trol measures to prevent silt cons tru ction const ru ction unt il
ru noff to public roadways. ectivities measures are
• Replant vegetation in disturbed are as as quick ly as possible. implemen ted
• In st all wheel washers for alt exiti ng trucks, or wash off the tires or
racks of all trucks and equ ipment leav in g the site.
• Install windbrea ks, or plant treeslvegetative windbreaks at
windward side(s ) of construction sites .
• Suspend excavati on and grading activity when wi nds
(insta ntaneous gusts) exceed 25 mph.
3.!i-lb : Prior to appro va l of the Pr oject plans and specifications, the City of San Require as a co nd ition of Planning Div ision Draft and Deny Ves tin g
Rafael shall confirm that the pla ns and specificatio ns stipula te that, approval for Ve st ing inoorporate Tentative Tract
ozone precursor emissions from construct ion equipment veh icles shall Tentative Tra ct Map and condition as part of Map and Master
be controlled by maintaining equipment engines in good con dition and Master Use Permit project approval Use Permit
in proper tune per manufacture~s specifications , to the satisfaction of Appl ication
the City . The City inspector shall be responsible for ensurin g that
Lchlmnd .MMRP7-07 MMRP-5
EX."d ITB
MITIGATION MON ITORING AND REPORT ING PROGRAM
The Village at Loch Lomond Marina, San Rafael, CalHomla; Revised J une 2 007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION/ RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
contractors comply with this measu re during construction . Measures to be installed by Project Sponsor Complete site Halt grading and
Project Sponsor Building & Safety inspections during construction
Division construction activities until
measures are
imptemented
Implement control measures Project Sponsor During grading and Halt grad ing and
construction oonstruction unt il
activities measures are
implemented
3.5-1c: Prior to issuance of Greding Permits or approval of grad ing plans , the Requ ire as a condition of Planning Div ision Draft and Deny Vesting
Applicant shall include in the construction contract standard approval for Vesting incorporate Tentative Tract
specifications a written list of instructions to be ca rr ied out by the Tentative Tract Map and oondition as part of Map and Master
construct ion manager specifying measures to minimize emissions by Master Use Permit project approva l Use Permit
heavy equipment. Measures shall include provisions for proper Application
maintenance of equ ipment engines , measures to avoid equipment idling
more than two minutes and avoidance of unnecessary delay of traffic on Measures to be included in Project Sponsor Prior to approva l of Deny Grading
off-site access roads by heavy equipmen t blocking traffic. the constructioo contract by Building & Safety Grading Permi ts Permi t applica tion
Project Sponsor Division
Implement control measures Project Sponsor During grading and Halt grading and
construction cons tructioo unt il
activities measures are
implemented
3.5-1d : Shou ld asbestos be determined to be present with in the existi ng Requi re as a condition of Planning Division Draft and Deny Vesting
structu res of the Project, the Project ProponenUProject Contractor shall approval for Vesting incorporate T entalive Tract
be required to comply with BAAQMD Regulation II , Ru le 2, Hazardous T entalive Tract Map and conditioo as part of Map and Master
Materials ; Asbestos Dem oli tioo, Renovation and Manufacturing during Master Use Permit project approval Use Permit
the demolition process or any Buildi ng renovat ion process. Appl ication
Conduct an Asbestos Survey Ucensed Asbestos Prior to issuance of Deny issuance of
Abatement Inspector Demolition Permns Demolition Permits
Engineering Services
Division
Monitor grading , demolition , Building Division Inspect site during Halt grading ,
and construction activities qradinQ , demolition , demolition, and -----------_ .. -
Lc h lmnd.MMRP7-07 MMRP-6
EXHIBIT B
MITIGATION MONITORING AND REPORTING PROGRAM
The Vill age at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
and construction construction
activities activities if
asbestos is found.
Implement controt measures Project Sponsor Inspect site during Halt grading,
grading, demolition, demolition, and
and construction construction
activities activities if
asbestos is found.
NOISE
3.6-1a: PriO( to Grad ing Permit iss uance, the Applicant must demonstrate, to Require as a condition of Planning Division Draft and Deny Vesting
the satisfaction of the City of San Rafael , that the Project complies with approval fO( Vesting incorporate Tentative Tract
the following: Tentat ive Tract Map and condit ion as part of Map and Master
1) All construction equipment, fixed or mobile, shall be equipped Master Use Permit project approval Use Permit
with property operating and maintained mufflers; Application
2) Construction noise reduction methods such as shutting off
idling equipment , installing temporary acoustic bamers around Prepare and submit plans Project SponsO( PriO( to filing Reject application
stationary construction nois e sources , maximizing the distance and specifications addressing application for fO( Grading Perm it
between construction equipment staging areas and occupied attenuation of noise during Grading Permit unti l plans and
residential areas , and use of electric air compressors and construction specifications are
similar power tools (rather than diesel equipment) must be submitted
used when feasible;
3) During construction, stationary construction equipment must be
placed such that emitted noise is directed away from sensitive Measures to be installed by Project Sponsor Complete site Halt grading and
noise receivers; Project Sponsor Building Division inspections during construction
4) During construction , stockpiling and vehicle staging areas must construction activities until
be located as far as pra ct ical from no ise sensitive receptors; measures are
5) Earthmoving equipment operating on the const ruction site, implemented
must be as far away from vibration-sensitive sites as possible ;
and
6) Construction hours, allowable workdays , and the te lephone
number of the job noise disturbance coordina tor must be
dearty posted at all construction entrances to enable
surrounding owners and residents to contact the job
coord inator . If the City or the job coo rd inator receives a
complaint, the coordinator shall in vestigate, take appropriate
corrective action, and report the action taken to the re porting
party . - - -
Lchlmnd .MMRP7-07 MMRP-7
EXh.~fTB
M IT IGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California: Revise d Ju ne 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
I PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE) i
& SCHEDULE ACTIVITY !
3.6·lb: Residen ces within 1,000 feet of a construction area shall be notified of Requi re as a condition of Planning Division Draft and Deny Vesting
the construction schedu le in writ ing, prior to construction as we ll as a approval for Vesting incorporate Tentative Tra ct
telephone number of the Project noise disturbance ooord inator. The Te ntative Tract Map and condition as part of Map and Master
contractor shall designate a no ise disturbance ooo rd inator who would Master Use Perm it project approva l Use Penm it
be res po ns ible for responding to complaints regarding construction Application
noise . The ooordinator sha ll determ ine the cause of the comp laint and
ensure that reasonable meas ures are im plemented . A contact number Proof of mailing prov id ed as Project Sponsor Prior to issuance of Do not issue
for the noise distu rbance ooordinator shall be con spicuously placed on demolit ion, grad ing, and Plann in g Division demolition, grad ing , demolition,
construction si te fences and written into th e construction noti ficat ion Build ing appl ications and Buildi ng grad ing, or Buil ding
schedule sent to nearby residences . applications appl icat ions
Measures to be installed by Project Sponsor City Staff completes Halt demolition,
Project Sponsor Building Division site inspections grading, and
co nst ruction until
measures are
implemented
3.6·l e: For projects within 1,000 feet of sensitive receptors , impact equ ipment Requ ire as a condition of Plan ning Division Draft and Deny Vesting
(e.g., jack hammers, pa vement breake rs, and rock drills) used for approval for Vesting incorporate Tentative Tract
construction shall be hydraulically or electrical powered wherever Tentat ive Tract Map and condition as part of Map and Master
possible to avoid noise associated with co mpressed air exhaust from Master Use Penm it project appro val Use Penmit
pneumatically powered tools. However, where use of pneumatically Appl ication
powered tools is unavoidable , an exhaust muffler on the compressed air
exhaust shall be used . Incorporate measures into Planning Division Prior to issuance of 00 not issue
final construction plans a Bu ilding Penmit Building Penm it
Construction drawi ngs Plan ning Division Prior to issuance of Do no t issue
re viewed by City staff Building Division a Buildin g Permit Building Perm it
Measures to be insta ll ed by Project Sponsor Complete site Halt grading and
Proj ect Sponsor Build ing Division inspect ions during construction until
construction measures are
implemented
Imple men t control measure s Project Spons or During grading and Halt grading and
construct ion construction un ti l
activities measures are
imolemented
Lch lmnd .MM RP7-07 MMRP-8
EXHIBIT B
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California: Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
3.6-1d : For projec ts with in 1.000 feet of sensitive receptors . sonic or vibratory Require as a condition of Planning Division Draft and Deny Vesting
pite drivers sha ll be used instead of impact pile drivers (son ic pi le approval for Vesti ng incorporate Tentative Tract
dri vers are only effect iv e in some soils) whenever possible. If sonic or Tentat ive Tract Map and condit ion as part of Map and Master
vibratory pile drivers are not feasible. acoustical enclosures shall be Master Use Permit project approval Use Permit
provided as necessary to ensure that pile.<Jriving noise does not exceed Application
speech interierence criterion at the closest sens itive receptor. Eng ine
and pneumatic exhaust controls on pile drivers shall be required as Incorporate mea sures into Planning Division Prior to issuance of Do not issue
necessary to ensure tha t exhaust no ise from pile driver engines is fina l construct io n plans a Building Permit Building Permit
minimized to the extent feasible . Where feasible . pile holes sh al l be pre-
drilled to reduce potential noise and vibration impacts . Construction drawings Planning Division Prior to issuance of Do not issue
rev iewed by City staff Building Division a Building Permit Build ing Permit
Measures to be installed by Project Sponsor Comp lete site Halt grading and
Project Sponsor Bu il ding Division inspections during construction unt il
construction measures are
implemented
Implement control measures Project Sponsor During grad in g and Halt grading and
construction cons tructi on until
activities measures are
imp lemented
3.6-2: Pri or to the issuance of Bu il din g Permits the Appl icant sha ll Require as a cond ition of Plann ing Div ision Draft and Deny Vesting
demonstrate that electrica l and mechanical equipment (Le .• ventilation approval for Vesting incorporate Tentat ive Tra ct
and air conditioning unils) for commercial buildings shall be localed as Tentati ve T racl Map and condilion as part of Map and Masler
far iNl ay as possible from residenlial areas. Additionally. the following Master Use Perm il project approval Use Permil
shall be cons idered prior to inslallation: proper selection and sizing of Applicalion
equipment. inslallalion of equipmenl with proper acouslical shielding.
and in co rporating the use of pa rapet s into the building design . In the Incorporate measures into Planning Division Prior to issuance of Do not issue
event Ihere are significanl changes to the proposed project site pl an final conslruction plans a Building Perm il Building Permil
priorto approval of a Building Permil. a subsequent no ise analysis may
be prepared. in addition to Ihe WIAI report . to the salisfaction of the city Construction drawings Planning Division Prior to issuance of Do not issue
of San Rafael. demonstrating and ver ifying that all feasible noise reviewed by City staff Building Division a Building Permil Building Permil
attenuat ion measures have been incorporaled into !he construction
des ign of the commercial buildings and the res idential un its . The
acoust ica l ana lys is must be periormed to demonstrate and verify that Measures to be installed by Project Sponsor Complete site Halt grading and
Ihe noise levels do not resu lt in exceeding the City standards within Project Sponsor Bui lding Divis ion inspect ions during construction until
Lchlmnd .MMRP7-07 MMRP-9
EXH'w.fB
MIT IGATION MONITORING AND REPORT ING PROGRAM
The Village at Loc h Lomond Marina. San Rafael. California: Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
exterior living areas. construction measures are
implemenled
Implement contro l measures Project Sponsor During grading and Halt grading and
cons truction construction until
activities measures are
implemented
3.6-3: Prior 10 the issuance of Bu ild ing Permits, the Applicant shall Requ ire as a co ndition of Planning Division Draft and Deny Vesting
demonstrate to the City of San Rafael that proper noise attenuation is approval for Vesting incorporate Tentative Tract
prov ided to residentia l un its within 220 feet of the cente rline of Point Tentative Tract Map and condition as part of Map and Master
San Pedro Road. In order to meet the Californ ia Bui lding Code Mas ter Use Permit project app roval Use Permit
acoustical design requ irements and the City's interior no ise standards, Application
residents must have the option to keep the windcws permanently
closed, requiring alternate means for ventilation that does not Incorpora te measures into Plann ing Divis ion Prior to issuance of Do not issue
co mp romise the aco ustical integrity of the Building shell. The alterative final construction plans a Building Permit Building Perm it
vent ilatio n shall be incorporated in exterior walls of every habitable
room within 220 feet from the centerline of Point San Pedro Road that Construction drawings Plan ning Division Prior to issuance of Do not issue
does not have at least one windcw facing away from the road . reviewed by City staff Bu il ding Div ision a Bui lding Perm it Build ing Permit
Measures to be installed by Project Sponsor Complete site Occupancy of
Project Sponsor Building Division inspections during Bui ldings is denied !
construction until measures are
I ins tall ed
i
Lchlm nd .MMR P7·07 MMRp·10
EXHIB ITS
M ITI GATION MON ITORING AND REPORTING PROGRAM
The Villag e at Loch Lo mond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMElDATE)
& SCHEDULE ACTIVITY
BIOLOGICAL RESOURCES
3.7·1a: All planned vegetation remova l within the Project foot print. shall occur Require as a condi tion of Planning Division Draft and Deny Vesting
only during the non-breeding season (Se ptember through February ). approval for Vesting incorporate Tentative Tract
un less, as recommended by Mitigat ion Measures 3.7-1b, a pre-Tentative Tract Map and condit ion as part of Map and Master
construction survey is completed. Master Use Permil project approval Use Permit
Application
Incorporate into demolition, Project Sponsor Prior to filing an Do not issue
grading andlor construction application for demolition, grading
plans demolition, grading or build ing permit
or building
Construction draw ings Planning Division Prior to issuance of Do not issue
reviewed by Cil y staff Bui ldi ng Division demo lition , grading , demol ition, grading
and Build in g or bu ildi ng permit
Permits
Measures to be ins talled by Project Sponso r City Staff completes
Project Sponsor Bu il ding Division site inspections Do not issue
demolition ,
grading , and
Build ing Permits
3.7·1 b: Prio r to the issuance of grad in g pem1its or building permits, Require as a condition of Planning Div ision Draft and Deny Vesting
preconstruction surveys shall be conducted within a 100-foot rad iu s of approval for Vesting incorporate Tentative Tract
the proposed Projecl by a qualified biologist approved by the City in Tentative Tract Map and condition as part of Map and Master
order to iden tify any nesting birds on or near the Project site. In the Maste r Use Pennit project app roval Use Permit
event no nesting birds are present during the survey , no buffer is Application
required . If nesting birds are present, a 5O-f00t buffer shall be
established and mainlained throughout the breeding season and will be Incorporate into demolition, Project Sponsor Prior to filing an Do not issue
subject to periodic inspection by the Project Proponent or designee by grading andlor construction application for demolition, grading
the City around any active nest of a migratory spec ies that is found. A plans demolition, grad ing or building permit
5O-foot buffer shall also be established around any San Pa~o song or building
sparrow nesting colony or sail marsh yellowthroat nest found . These
buffers shall remain in effect unt il the you ng have fledged. It should be Incorporate results into Project Sponsor Prior to issuance of Do not issue
noted that surveys are not requ ired if vegetation removal is initiated grad in g and final construction demolition, grading, demolition,
during non-nesting season . Permits and Bu il ding grading, and
Permits BuildinQ Permits ------
Lc hlmn d .MMRP7-07 MMRP-11
EXH,~.TB
M ITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMElOATE)
& SCHEDULE ACTIVITY
Construction drawings Plann ing Divis ion Prior to issuance of Do not issue
,
!
rev iewed by City staff Building Division demolition, grading, demolition,
and Building grading , and
Penn its Building Permits
Measures to be installed by Project Sponsor City Staff completes Halt demolition,
Project Sponsor Bu il ding Division site inspections grading , or
construction
3.7·1e: The existing seasonal wetland habitat sha ll be expanded and enhanced Require as a condition of Planning Division Draft and Deny Vesting
pursuant to the proposed Wetland Management Plan to crea te a larger approval for Vesting incorporate Ten tative Tract
more complex habi tat capable of supporting a higher diversrty of wildlife Tentative Tract Map and Use condit ion as part of Map and Master
species and greater plant density for nest building retative to the Pennit project approval Use Penni t
ex ist ing conditions. Implementat ion olthe Wetlands Management Plan Application
would create a larger, more dive rse , higher functioning seasonal
wetland than the fonner smaller, low value seasonat wetlands by Review plan as part of the Planning Div ision Prior to approval of Deny Design
combining the two largest seasonal wetland areas, and by replacing Design Review Pennit Design Review Review Pennit
non-native vegetation with vegetation native to the area . In addition , the application process Permit application
newly restored/created wetlands would be fenced off in order to reduce
human and pets from intruding into the sensitive habitats, which could Incorpo rate into final Project Sponsor Prior to filing an Reject Building
cause special-status birds to abandoned their nests. The newly construction plans application for a Permit application
restored/created seasonal wetland would increase the amount of high Building Pennit
qual ity nesting habitat for special status species and other birds . The
Wetlands Mitigation Plan shall fully monitor the expanded wetlands for Construction drawings Planning Division Prior to issuance of Do not issue
five years to ensure proper hydrolog ic function and establishment of reviewed by City staff Building Division Building Pennit Building Permit
wetland vegetation.
Wetlands are constructed Project Sponsor City staff completes Occupancy of
Pla nning Division site inspections Buildings is denied
until wetlands are
const ru cted
Wetlands are monitored to Project Sponsor Periodic inspections Revoke Use Pennit
ensure proper function Planning Division by City Staff if wetlands fail to
function and are
not maintained ----
Lchlmnd .MMRP7-07 MMRP-12
EXH I.sITB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina . San Rafael. California: Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMEIDATE)
& SCHEDULE ACTIVITY
3.7·3a: All breakwate r repair work below the MHWM shall be conducted during Require as a condition of Plann ing Division Draft and Deny Vesting
a low tide . Both breakwa ter repair and yach t club piling replacement approval for Vest ing incorporate Tentat ive Tract
work shall be undertaken during the season when migratory fish are Tentative Tract Map and condition as part of Map and Master
absent or, in the case of some salmonid species, when only adults are Master Use Permit project approval Use Penm it
present (i.e., between early August and early November). All grading App lication
and Building Permits issued by the City for work in this regard shall
refl ect these restri ctio ns. Implementation of these provis ions by the Incorporate measures into Project sponsor Prior to application Do not accept
Project Proponent sha ll be subject to periodic inspection by the City. construction plans filing applications
The Project Proponent shall conduct pile-driving activities on ly within
one of the work windows estab li shed by NOM and CDFG to avoid Construction drawings Planning Division Prio r to issuance of Halt demo li tion ,
impacts on protected fish spectes . Construction of the proposed Project rev iewed by City staff Bu ilding Division demol ition , grading , grading , or
in these biologica ll y sens itive areas would occu r between the work and Bui lding construction
windows of 7 AM-6 PM Monday through Friday, and on ly during the Penmits
NOM and CDFG approved months of August to November (refer to
Section 3.6, Noise). The comb ination of conducting work below the Measures to be ins tall ed by Project Sponsor City Staff completes Do not issue
MHWM during low tide and during a NOANCDFG wonk window would Project Sponsor Building Divis ion site inspect ions demolition,
reduce potential impacts to a less tha n significant leve l. Prior to the grading , and
issuance of Building Permits for the yacht club , the Project Proponent Build ing Penmits
shall demonstrate to the sa ti sfaction of the Commun ity Development
Director and the City Eng ineer that proposed J>1e-driving techniques Incorporate into demolition, Project Sponsor Prior to filing an Ha lt demolition,
would not generate acoustic levels above 180 decibels . grading , and construction application for grading, or
plans demOlition, grad ing , const ruction
and Building
Perm its
3.7·3b: The Project Proponent shall utilize pile repa ir techniques that do not Require as a cond ition of Planning Division Draft and Deny Vesting
generate acoustic levels above 180 decibels. Decibel levels under 180 approval for Vesting incorporate Tentative Tract
are considered below the thresho ld in whi ch significant impacts to Tentative Tract Map and condit ion as part of Map and Master
migratory fish can occur. Mas ter Use Permit project approval Use Penmit
Appl ication
Incorporate measures into Project Sponsor Prior to issuance of Do not issu e permit
final constructi on plans a demol ition,
grading , or bu ild ing
Penmit
Construction drawings Planning Division Prior to issuance of Do not issue penm it
reviewed by City staff Bu ilding & Safety a Build ing Penmit
Division
Lch lm nd .MMRP7·07 MMR p ·13
EXHlalT B
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI
3.7-4: All work below the MHWM shall be conducted only at low tide and on ly
during June through October to avoid distu rbing watertow during winter
foraging periods . All grading and Bu ildi ng Permits issued by the City
shall illus trate these restrictions . Work in this regard shall be subject to
periodic inspections by the City .
3.7·8a: Prior to the issuance of Certificates of Occupancy . the Pro ject
Proponen t shall install weather resistant signs in common areas near
the onsite wetlands exp la in ing the importance of keeping pets away
from wildlife and maintain~ the tidal marsh and wetland habitats for
Lch lmnd.MMRP7-07
PROCEDURE RESPONSIBILITY REPORTING
Measures to be installed by
Project Sponsor
Implement control measures
Require as a condition of
approva l for Vesting
Tentative Tract Map and
Master Use Permn
Incorporate into demolition,
grad in g, and construction
plans
Construction drawings
reviewed by City staff
Measures to be installed by
Project Sponsor
Requ ire as a condition of
approva l for Vesting
Tentative Tract Map and
Master Use Penn it
Public Works
Departme nt
Project Sponsor
Building Division
Project Sponsor
Planning Division
Project Sponsor
Plann ing Divis ion
Building Division
Project Sponso r
Bui ldin g Division
Planning Oivision
ACTION
& SCHEDULE
Complete site
inspections during
construction
During grading and
construction
activities
Draft and
incorporate
condition as part of
project approval
Prior to filing an
appiication for
demolit ion, grading ,
and Building
Pennits
Prior to issuance of
demolition , grad ing ,
and Bu ildi ng
Penni ts
City Staff completes
site inspections
Draft and
incorporate
condition as part of
pro ject approval
NON·
COMPLIANCE
SANCTION!
ACTIVITY
Halt grading and
construction until
measures are
implemented
Halt grading and
construction until
measures are
implemented
Deny Vesting
Tentative Tr act
Map and Mas ter
Use Pennit
Appiication
Do not issue
demolition ,
grading , and
Building Permits
Do not issue
demolition,
grading , and
Bu ild in g Pennits
Halt demolition,
grading, or
construction
Deny Vesting
Tentative Tract
Map and Master
Use Pennit
MONITORING
COMPLIANCE
RECORD (NAME/DATE)
MMRP-14
EXh._,TB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
native spedes such as the California clapper rail and other sensitive Appiicatioo
spedes. In addition , the Project's proposed Property Owners
Association (POA) shall be responsible maintaining these signs . These Measures to be insta lled by Project Sponsor City Staff completes Occupancy of
signs should : Project Sponsor Bu il ding Division site inspections Bu ildings is denied
1 ) Communicate the prohibition of allowing dogs or cats to roam until measures are
freely and explain why; installed
I 2) Exp lain the importance of keeping all cats indoors, especially
those living near the marsh ; and
3) Communicate the prohibitioo of feeding wild an imals that may
draw predators to marsh birds . Furthermore , the CC&Rs or
bylaws of the HOA shall incorporate language that prohibits
dogs from being off leash while on common areas belooging to
the HOA. The HOA may establish areas where dogs are
allowed off leash; however, these areas must be located away
from the onsite tidal and seasonal wetlands. The CC&Rs or
bylaws shall also restrict any homeowner from allowing their
cat to roam free outside. In addition, the CC&Rs or by laws
shall allow the board of directors to assess fines for any
homeowner not abiding by the above requirements .
3.7-8b: Should the City detenmine that the proposed improvements that Require as a condition of Planning Division Draft and Deny Vesting
encroach within the 5O-foot wetland setback are not minor and would be approval for Vesting incorporate Tentative Tract
inconsistent with General Plan 2020 Policy CON-4, then these Tentative Tract Map and condition as part of Map and Master
proposed improvements should be removed and the current conditions Master Use Permit project approval Use Penmit
shall be reta ined. Should the Cit y detenmine that the proposed Application
improvements that encroach with in the 50-foot wetland setback are
minor and consistent with General Plan 2020 Policy CON-4, then Incorporate measures into Planning Division Prior to issuance of Do not issue
Project Proponent shall be required to im plement a landscape and final construction plans a Building Perm it Building Penmit
fe ncing buffer designed by a qualified biologist. However, the cul-<le-
sac located at the eastern terminus of the ma rina parking area should Construction drawings Planning Division Prior to issuance of Do not issue
be reconfigured to increase and improve the buffer zone in this area to reviewed by City staff Bu ilding Division a Build in g Penm it Building Penm it
the extent feasible , while main taining minimum requirements for
emergency vehicle access and maneuvering . The cul-<le-sac
reconfig uration , however, would not be required ~ the City finds that the Measures to be installed by Project Sponsor Complete site Do not issue
proposed cul -de -sac encroachment to the wetland setback is minor. Project Sponsor Building Divis ion inspections during Certificate of
The wetland buffer shall include the installation of a protective vinyl-dad construction Occupancy
fence and vegetative screening to reduce the potential for wildlife
disturbance by humans , dogs, and cats . The vinyl fence shall be
constructed around the perimeter of the seasonal wetland to protect Implement control measures Owners Association Periodic inspections Consider fine and
these areas . The vinyl fence shall be constructed in accordance with by City Staff revocat ion of Use
Lchlm nd .MMR P7-07 MMR P-15
EXH IBITB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised Ju ne 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
the existin g wetland setbacks and encroachmen ts, untess otherwise Permits
decided by the City, and shall be maintained by the Property Owners'
Associat ion in perpetuity .
Prior to the issuance of a Certificate of Occupancy fo r the first Building,
the Project Proponent shall install fencing and vegetative screen ing to
the satisfaction of the City to further reduce potential impacts on
foraging shorebirds . Vegetative screening shall be capabte of attain ing
six feet in height in order to provide the most effective visual barrier.
Fencing and screening shall be installed ato ng the eastern edge of the
proposed pedestrian nature trai l from Po int San Pedro Road to the
parking lot just southwest of the existing seasonat wetlands . The
fencing and screening can be a comb ination of native vegetation and
physical barriers. The fencing and screening shall extend along the
western and southern boundaries of the seasonal wetlands to just north
of the eastern arm of the breakwater. tn addition , access to the existing
eastern levees shall be prohibited through the placement of barriers at
access points and /or ptanting of de nse native wetland buffer shrubs
along the top of the tevees . All fencing and screening shall be
maintained in perpetu ity by the Property Owners ' Assoc iation .
3.7.8c: Prior to the issuance of a Certificate of Occupancy for the Build ing , Requ ire as a cond ition of Planning Division Draft and Deny Vesting
permanent , all·weather signs shall be st rategically posted by the Project approval for Vesting incorporate Tentative Tract
Proponent along the pedestrian nature trait and along the parking lot Tentat ive Tract Map and condi tion as part of Map and Maste r
directly adjacent to the created seasonat wetlands that contain Master Use Perm it project approval Use Permit
information to: Appl ication
1) Educate the public about the sensitive habi tat and wildlife that
are wi thin the Project vicinity; Measures to be installed by Project Sponsor City Staff completes Occupancy of
2) Inform the publ ic that intrusions into the wetlands by people Project Sponsor Buitd ing Divis ion site inspections Buildings is denied
and pets can be very harmful to wildlife ; and unti l measures are
3) Notify the publ ic to keep out of the wetland areas and put the ir installed
dogs on leashes. These signs shall be maintained in
pe rpetu ity by the Property Owners ' Association .
3.7·8 d: Plior to the issuance of Certificates of Occupancy, a plaffOfffi viewing Requ ire as a cond ition of Plann ing Division Draft and Deny Vesting
tocation shall be prov ided for birdwatchers , near the newty approval for Vesting incorporate Tentative Traci
resto red /created wetlands , in order to furthe r discourage human Tentative Tract Map and Use condition as part of Map and Master
intrusion into prohibited wetland areas . Perm it project approvat Use Permit
Application
Incorporate into final Project SponSOf Pr iorlo filing an Reject Building
Lc hlmnd.MMRP7·07 MMR P-16
EXh .• rB
MITIGAT ION MON ITOR ING AND REPORTING PROGRAM
The Village at Loch Lomond Marina . San Rafael. California: Revised June 2007 -
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMEIDATE)
& SCHEDULE ACTMTY
construction plans application for a Permit applica tion
Bu il ding Permit
Construction drawings Plann in g Div is ion Prior to issuance of Do not issue
reviewed by City staff Building Division Bui ldin g Permit Buildi ng Permi t
PlaHorm is ins ta lled Project Sponsor City staff completes Occupancy of
Planning Division site inspections Build in gs is denied
un ti l plaHo rm is
installed
3.7·9 : Should the City policy makers determi ne that the wetland fi ll is Require as a condition of Pla nnin g Division Draft and Deny Vesting
unav oi dable consistent with Pol icy CON-J , then prior to the iss uance of approval for Vest ing incorporate Tentati ve Tract
Certificates of Occupancy, the Project Proponent shall be required to Tentative Tr act Map and Use condition as part of Map and Master
implement a Wetlands Management Plan , to the sat isfaction of the City Perm it pro ject approv al Use Perm it
of San Rafael. This plan shall be required to mitigate the loss of the up Application
to 622 sq uare feet of wetla nds (minimum 2:1 ratio fo r creation of new
wetlands ) and to pres erve and protect the two large valuable non ·tidal Re view plan as part of the Planning Divi sion Prior to approval of Deny Design
seasonal wetlands on the Project site . In eddit ion, the Property Owners Design Review Permit Design Review Review Permit
Association wi ll be responsible for maint alni ng the Wetlands application process Permit applica tio n
Management Plan to ensure that exotic plant species do not invade the
wetland s areas. If the Ci ty policy ma ke rs determ ine that fill of wetlands Incorpo rate into final Project Sponsor Prior to filing an Re ject Build in g
is avoidable, the propo sed site plan shall be redesigned do avoid filling const ru ction plans application for a Pe rmit app lic ation
the roadside dra inage swale located directly north of the road serving Building Permi t
the marina park in g lot. and a huma n made dra inage ditch con nection to
San Rafael Bay that is located southeast of the Loch Lomond Market Construction drawings Planning Di vis ion Prior to issuance of Do not issue
(we tl and areas C and E) identified on Exhibit 3.7-1. reviewed by City sta ff Building Div is ion Bu ilding Pe rmit Bu ilding Pe rmit
Wetlands are constructed Project Sponsor City staff com pletes Occu pancy of
Planning Divis ion site inspections Buildings is denied
until wetlands are
constructed
Wetlands are mon itored to Project Sponsor Periodic inspections Rev ok e Use Permit
ens ure proper function Planning Div ision by City Staff if wetlands fa il to
funct ion and are
not maintained
Lchlmnd .MMRP7-07 MMRP-17
EXH IBITB
M ITIGATION MON ITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California: Rev ised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAMtlOATE)
& SCHEDULE ACTIVITY
3.7·1 1.: Before beginning cons truct ion the Project Proponent shall install a Req ui re as a condition of Planning Division Draft and Deny Vesting
stabil ized con struction entrancelexit at the si te access to reduce the approval for Vesting incorpo rate Tentative Tract
tracking of sediment by construction vehicles onto ad jace nt roadways . Tentative Tract Map. and condition as part of Map and Mas ter
Master Use Penm it pro ject approv al Use Penmit
Application
Incorporate measures into Planning Division Prior to issuance of Do not issue
final construction plans a Building Penm it Bu ild ing Penmit
Construction drawings Planning Divis ion Prior to issuance of Do not issue
reviewed by Ci ty staff Building Divis ion a Bu ildi ng Penmit Building Penm it
Measures to be insta lled by Project Sponsor Complete site Halt grading and
Project Sponsor Build in g Division inspections during con struction unti l
construc tion measu res are
impleme nted
Implement control measures Project Sponsor During grading and Halt grading and
construction cons truct ion until
act ivities measures are
implemented
3.7·11b : Befo re beginning construction the Project Proponent shall install si lt Requ ire as a condition of Planning Division Draft and Deny Vesting
fences around or dow n slope of disturbed areas not immediately under approval for Ve sting incorporate Tentative Tract
construction . Most importantly, silt fencing mus t be placed around the Tentative Tract Map and condition as part of Map and Mas ter
northern, westem, an d southern boundaries of the seasonal wetlands . Master Use Permit pro ject approva l Use Penmit
Application
Incorporate measures in to Planning Division Prior to issuance of Do not issue
fina l cons truction plans a Building Penmit Bu ild in g Penm it
Construction drawings Planning Divisio n Prior to issuance of 00 not issue
rev iewed by City staff Building Division a Bu ilding Penm it Bui lding Penmit
Measures to be installed by Project Sponsor Complete si te Halt grading and
Project Sponsor Building Di vi sion inspections during cons truction unt il
construction measures are -_._--
Lch lmn d.MMRP7·07 MMR P-18
EXH lts lTB
MITIGATION MONITORING AND REPORTING PROGRAM
T he V ill age at Loc h Lomond Marina, San Rafae l, California; Re vised Jun e 20 07
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON-MONITORING I
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE) .
& SCHEDULE ACTIVITY
implemenled
Implement control measures Project Spo nsor During grading and Halt grading and
construction construction until
activities measures are
implemented
3.7-11e: During construction, the Project Proponent shall cover soil stockpiles Require as a condition of Planning Division Draft and Deny Vesting
and su rrou nd them with berms or gravel bags, and shall not locate them approval for Vesti ng in corporate Tentative Tract
within 50 feet of the high ti de lin e of San Francisco Bay , seasonal Te ntat ive Tract Map and condi tion as part of Map and Master
wetlands , any drainage facility, or any roadway . Master Use Permit project approval Use Permit
Application
Inco rpo rat e measures into Planning Div ision Prior to issuance of Do not issue
fina l construct ion plans a Build ing Permit Bui lding Perm it
Const ru ction drawings Planning Division Pri or to issuance of Do not issue
reviewed by Ci ty staff Bu ildi ng Division a Building Perm it Bui ld ing Permit
Measu res to be installed by Project Sponsor Complete site Halt grading and
Projec t Sponsor Building Division inspections during constructio n unti l
constructio n measu res are
imp lemented
Implement control measures Project Sponso r During grading and Halt grading and
constructio n cons truc tion unti l
activi ties measures are
implemented
3.7-11d : Upon completion of final gra ding of Phase I and upon co mpletion of final Requi re as a condition of Pla nning Divisio n Draft an d Deny Vesting
grading of Phase II , all disturbed areas sha ll receive a final seeding and approval fo r Vesting incorporate Tentat ive Tr act
mulch ing in accordance with a Soil Erosion and Sediment Control Plan Tentative Tract Map and condition as part of Map and Master
to be developed by the Project Proponent. Master Use Permit project approval Use Perm it
App licatio n
Incorporate measures into Planning Division Prior to issuance of Do not issue
final construction plans a Building Permit Building Permit
Lc hlmnd .M MRP7-07 M MRP-19
EXh._ITB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California: Revised June 2007 -
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
Constr uc tion drawings Plann ing Division Prior to issuance of Do not issue
re viewed by City sta ff Bu ilding Divisio n a Bui lding Permi t Buildi ng Permit
Measures to be in stalled by Project Sponsor Complete site Halt grading and
Project Sponsor Bu ilding Division inspections during construction until
const ructi on measures are
implemented
Implement control measures Pro ject Sponsor During grad ing and Halt grading and
construction construction until
activities measures are
implemented
3.7-110: Upon completion of final grad ing of Phase I and upon completion of final Requ ire as a condition of Plann ing Division Draft and Deny Vesting
grading of Phase II , all soil slopes shall be protec ted from erosion by approva l for Vesting incorporate Tentative Tract
top hydro seeding or soil binders as much as is feasible. Tentative Tract Map and con dition as part of Map and Master
Master Use Perm it project approval Use Perm it
Applicat ion
Incorporate meas ures into Planning Divi sion Prior to issuance of Do not issue
final con struction pla ns a Bui lding Permi t Build ing Permi t
Construction drawings Pla nnin g Div ision Prior to issuance of Do not issue
reviewed by City staff Bu ild ing Division a Build ing Perm it Build ing Perm it
Measures to be installed by Project Sponsor Complete si te Halt grading and
Project Sponsor Building Division inspections duri ng constr uction until
cons truct ion measures are
imp lemented
Implement cont ro l measures Project Sponsor During grading and Halt grading and
cons truction construct ion unt il
activities measures are
implemented
3.7 -11f: All soil erosion and sediment control measures shall be kept in place Req ui re as a condition of Planning Divis io n Draft and Deny Vest ing
un ti l const ru ction is complete and the dis turbed areas are stabilized . approval for Ve sting incoroorate Ten ta tive Tract
Lch lmnd.MMRP7-07 MMRP-20
EXh._.rB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California: Revised Jun e 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
Tentative Tract Map and condition as part of Map and Master
Master Use Permit project approval Use Permit
Appiication
Incorporate measures into Planning Division Prior to issuance of Do not issue
final construction plans a Building Permit Bu ilding Permit
Construction drawings Planning Division Prior to issuance of Do not issue
reviewed by City staff Building Division a Building Permit Building Permit
Measures to be installed by Project Sponsor Complete site Halt grading and
Project Sponsor Building Division inspections during co nstruction until
construction measures are
implemented
Project Sponsor
Implement control measures During greding and Halt grading and
construction construction unti l
activities measures are
implemented
3.7.11g: The discharge of untreated stormwater into the adjacent waters (San Require as a condition of Planning Division Draft and Deny Vesting
Fran cisco Bay and seasonal wetlands) shall be min imized . and shall approval for Ves ting incorporate Tentative Tr act
not exceed the standards set forth by the NPDES PermIT guidelines . Tentative Tract Map and condition as part of Map and Master
Master Use Permit project approval Use Permit
Application
Inco rporate measures into Planning Division Prior to issuance of Do not issue
final construc tion plans a Building Permit Building Permit
Construction drawings Planning Division Prior to issuance of 00 not issue
rev iewed by City staff Buitding Division a Bu il ding Permit Building Permit
Measures to be installed by Project Sponser Compiete site Halt grad ing and
Project Sponsor Buitding Division inspections during construction until
construct ion measures are
implemented
Lchlmn d.MMRP7·07 MMRp·21
EXHII:SIT B
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMEIDATE)
& SCHEDULE ACTIVITY
Regional Water Quality Control Board (RWOCB), the Association Maintain erosion and Project Sponsor Pertorm and Halt construction
of Bay Area Governments' Manual of Standards for Erosion and sediment control measures City Stormwater oomplete site until measures are
Sediment Control, or equivalent document , as required by the through all phases of Program Manager inspections during installed
City of San Rafael General Plan 2020 Policy S-19 (ErOSion); construction. grading and
• Soil stabilization techniques (such as short-term biodegradable construction
erosion control blankets and hydroseeding) to be utilized;
• The post-construction inspection of all drainage facilnies for
accumulated sediment, and the cleaning of these dra inage
stru cture s of debri s and sediment; an d
• Treat the first Yo' of runoff from the firs t 1 inch of rainfall.
3.8-1b: Prior to issuance of a grading or Building Permit, whicheve r occurs first. Require as a condition of Planning Division Draft and Deny application
and fo llowing the preparation of Project site grading plan, the Project approval for Ves ting Incorporate forVTTM and
Proponent shall comply with NPDES General Construction Activities Tentative Tract Map and condition as part of Master Use Permit
Storm Water Perm it Requirements established by the Clean Wate r Act Master Use Permit VTTM and Master
(CWA), including the preparation of a Storm Water Pollution Prevention Use Permit
Plan (SWPPP). The SWPPP shall identify speefic types and sources Approval
of stormwater pollutants, determine the location and nature of potential
impacts , and speefy appropriate control measures to eliminate any Prepare and submit a Storm Project Sponsor Prior to issuance of Reject Application
potentially significant impacts on receiving water quality from Water Pollution Prevention City Stormwater grading! Building for grading 0(
slormwater runoff. In addition to comply ing with the standards Plan Program Manager Permit Building Permit
established by the CWA for preparation of a SWPPP, the SWPPP shall
also oomply with the directions for prepari ng a SWPPP contained in the Consult with the Marini Project Sponsor Prior to issuance of Reject application
latest edition of the Guidelines for Consfruction Projects, published by Sonoma Mosquito & Vector City Stormwater Grading Permit for Grading Permit
the San Fran cisco Regional Water Quality Board (RWQCB). Control DistIict Program Manager
Furtherm ore, in conjunction with the Marin County Stormwater Pollution
Prevention Program (MCSTOPP P), and as required by the City's Measures to be installed by Project Sponsor Complete site Halt grading and
General Plan 2020 Policy S-21 (RWOCB Requirements), the Project Project Sponsor Building Division inspections during construction until
Proponent shall consult with City staff and implement recommended construction measures are
measures that would reduce pollutants in stormwater discharges from implemented
the site to the maximum extent practicable. In addition, prior to
preparation of the SW PPP , the MarinlSonoma Mosquito & Vector Implement co ntrol meas ures Project Sponsor During grading and Halt grading and
Control District shall be consulted to ensure that the measures do not construction oonstruction until
have the potential to promote mosquito breeding. activities measures are
implemented
3.8-1c: Prior to issuance of a grading or Building Permit , whichever occurs first. Require as a condition of Planning Division Draft and Deny application
and following the preparation of th~ Proiect site QradinQ plan, the approval for VestinQ Inoorporate for VTTM and
Lch lmnd .MMRP7-07 MMRP-23
EXh .. rB
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON-MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
Project Proponent shall subm it to the City Engineer for review a draft Tentative Tract Map and condition as part of Master Use Permit
copy of the Notice of Intent (NOI) and SWPPP . After approval by the Mas te r Use Permit VTT M and Master
City, til e NOI and SWPPP shall be sent to tile State Water Resources Use Perm it
Control Board . (The SWPPP follows the prepara tion of tile Project site Approval
grading plan because Best Management Practices (BMPs) for erosion
control are selected to meet the specific site requi rements .) Submit a Storm Waler Projec t Sponsor Prior to issuance of Reject Applica tion
Poll ution Prevention Plan to City Stormwater grading! Bui lding for grading or
the State Water Re souroes Program Manage r Perm it Building Perm it
Control Board
3.8-1d: Pri orto issuance of a grading or Building Permit, whichever comes first, Require as a condition of Planning Divis ion Draft and Deny applicati on
the Pr oject engineer shall incorporate into the final site plan fe atures approval for Vesting Inoorporate for VTTM and
tIlat would clean site waters in acoordance to RWOCB and MCSTOPPP Ten tat ive Tract Map and oo ndi tion as part of Master Use Permit
standards be fore they enter San Rafael Bay . Features that oould be Master Use Perm it VTTM and Master
used to clean site waters include, but are no t limited to, bios wales , Use Perm it
Conlinuous Deflect ive Separation (CDS) or Vortechn ics sto rm water Approval
treatment units (which may need to be mod ified to acoornmodate
backwater effects ), filte rs inserted into the site drainage inlets to filter Incorporat e features within Project Spoosor Prior to issuance of Re ject Application
runoff , and landscaped and unimproved areas that wou ld act as bio-the site plan that cl ean site City Stormwater grading! Build ing for grad ing or
swales to allow microorganisms in the soi l to clean and filter si le waters waters in accordan ce with Program Manager Per mit Building Perm it
before re lease into San Rafael Bay . In addition, prior to preparation of RWQCB and MCSTOPPP
the SWPPP, the Marin/Sonoma Mosqu ito & Vector Control District shall standards.
be consulted to ensure that the measures do not have the potential to
promote mosquito breed ing . Consult with the Marini Projec t Sponsor Prior to issuance of Reject application
Sonoma Mosquito & Vector City Stormwater Gradi ng Permit for Grading Permit
Control District Program Manager
3.8-1.: Where grassed swales are to be used to filter poll uta nts from runoff , Require as a oondition of Planning Division Draft and Deny app lica ti on
they shall co ns is t of a dense , uniform growth of fine-stemmed approval for Vesting Incorporate fo r VTTM and
he rba ceous plants best suited for filtering po ll utants and tolerant to the Tentat ive Tract Map and co ndit ion as pa rt of Master Use Permit
water, climatological, and soil conditions of the de velopment area . In Master Use Perm it VTTM and Master
add ition, the swale design sha ll in clude, but not be li mited, to the Use Perm it
following: Approval
1) De sign methods for increasing detent io n, infi ltrati on, and
uptake by wetland-typed plants . Prepare and subm it a final Project Sponsor Prior to issuance of Reject Ap pl icatio n
2) A flow path adequate to provide for efficie nt pollu ta nt removal site plan , desig n, oonstruction Eng ineering Services Grading Perm it for grading or
in aocordance with the stand,..ds olJhe RWQCB and details, and maintenance ManaQer Bu i ld i nQP~
Lchlm nd .MMRP7-07 MMRP-24
EXI1 ... IT B
MITIGATION MON ITORING AND REPORT ING PROGRAM
The Village at Loch Lomond Marina , San Rafael, California; R evised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMEJOATE)
& SCHEDULE ACTIVITY I
MCSTOPPP. program for proposed grass
3) The Project Proponent sha ll submit a final site plan, design, swales
censtruction detai ls, and maintenance program for the
proposed grassed swale(s) to the City's Engineering Services Install grass swal e Project Sponsor Prior to or during Ha lt censtructio n
Manager for rev ie w and approval prior to issuance of a grading improvements within the Engineering Services grading and until measures are
or Building Perm it, whichever occu rs fi rs t. project site Manager cens tru et ion phase installed
Maintain grass swale Project Sponsor Comple te site Halt censtruetion
improvements within the Engineering Services inspections during until measures are
project site through all Manager grad ing and installed
phases of ccnstruction. construction
3.8·11: Afte r Project cempletion, the Project Proponent shall property maintain Require as a ccn dition of Planning Division Draft and Deny application
parking lots and other paved areas , by sweeping or other appropriate approval for Vesting Incorporate for VTTM and
means , to prevent the majority of litter from wash in g into storm drains . Tentative Tract Map and ccndition as part of Master Use Permit
Master Use Perm it VTTM and Master
Use Perm it
Approval
Implement parking 10V paved Project Sponsor During operation of Consider
area maintenance plan . development revocation of Use
Permit if project is
not in cemplianee
with approved
maintenance plan
3.8·3: Prior to issuance of a grad ing or Building Permit, whichev er cernes first , Requ ire as a ccndition of Planning Div ision Draft and Deny applicat ion
the Project engineer shall incerporate in to the final site plan featu re s approval for Vesting Incerporate forVTTM an d
that would store site waters, where necessary , while tide levels are too Tentati ve Tra ct Map and cendi ti on as part of Master Us e Permit
high to allow flap gates to open and re le ase water into the Sa n Rafael Master Use Permi t VTTM and Master
Bay (i.e., during the 2.37 -year storm even t v. hig hest estimated tide 16.0 Use Permit
NGVDJ). Featu res that would be used to store site waters include the Appr oval
storm drain system itself and lor additional underground pipes for
increased storage capacity . The storm drain system shall be subject to Prepare and submit a final Project Spo nso r Prior to issuance of Reject Application
rev iew and approval by the City. site plan for proposed site Engineering Services Grading Permit for grading or
water storage facilities during Manager Bu ilding Permit
high tide
jestall water storaoe Proiec t Sponso r Prior to or durinq Ha lt censtrue ti on
Lchlmnd .MMRP7-07 MMRP-25
EXh ,~ITB
M ITI GATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
improvements within the Engineering Se rvices grading and until measures are
project site Manager constructio n phase installed
tmplement water storage Project Sponsor Complete site Do not issue
improvements inspections during Certificate of
construction Occu pancy
3.9 GEOLOGY SOILS AND SEISMICITY
3.9·2: During co nstruction. the Project contractor shall follow the seismic Require as a condition of Planning Division Draft and Deny application
requ irements stipu lated in the Uniform Building Code (UBC) for Seismic app roval for Yesting Incorporate for VTTM and
Zone 4. the zo ne of highest seismic risk. These requ irements are listed T enta live Tract Map and condition as part of Master Use Pemnit
in Table 3.9-1.1997 uec Sffe Categorizaffon and Sffe Coefficients for Master Use Pemn it VTTM and Master
Ihe Projecl Sile. Use Pemnit
Approval
Construction drawings Planning Division Prior to filing an Reject Application
designed to comply with Engineering Services application lor a for gracing or
latest provisions of the Division Grading Pemnit building permit
Unifomn Building Code
Project improvements are Planning Division Complete site Halt grading and
constructed to comply with Engineering Services inspections during construction until
approved plans and Uniform Division gracing and appropriate
Building Code provisions construclion measures are
implemented
3.9-3a : Prior to commencement of grading, a certified geotechnical engineer Require as a condition of Planning Division Draft and Deny application
shall be retained by the City to review the geotechnical aspects of the approval fo r Yesting Incorporate for VT TM and
final Project design plans for conformance with the recommendations of Tentative Tract Map and condition as part of Master Use Perm it
the Project's geotechnical investigation prepared by Lowney Associates Master Use Pemn it VTTM and Master
(May 2005) regarding fill materials, compaction, gracing , and foundation Use Pemnit
design. A letter report summariz ing findi ng s and recommendations Approval
shall be submitted by the geotechnical engineer to the City Engineer for
review and approval, as well as incorporation into grading plans. Prepare and submit a City-retained Prior to filing an Reject Applicat ion
detailed peer review of the Gectechnical application for a for grading or
geotechnical investigation Consultant Gracing Pemnit Building Permit
prepared by the Project Engineering Services
Sponsor. Division
Lchlmnd .MMRP7-07 MMRP-26
EXHI .. ~
M ITIGATION MONITORING AND REPORT ING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONJ RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
Proj ect imp rov em ents are Ci ty-re tained Complete site Halt greding and
constructed to comply with Geotechn ical inspections during construction unti l
approved plans and Consultant grading an d appropriate
geotechnical Engineering Services construction measures are
recommendat ions Division implemented
3.9-3b: Prior to commencement of grading, additional exploration shall be Require as a condition of Planning Division Draft and Deny application
perfonmed for townhouses planned to be constructed on sha ll ow mat approva l for Vesting Incorporate forVTTM and
foundations in the area of the former Chevron gas station to identify the Tenta tive Tract Map and cond ition as part of Master Use Permit
presence and exte nt of pote ntia l fill variability as a result of past Master Use Perm it VTTM and Master
excavatio n and backfilling. If differences in fill material is found and Use Permit
detenmined to li kely cause problems for buildings spanning the two Approval
materials , additional excavation and re-compa ction andlor altemative
foundation types (i.e., deep fo undat ion) that would tolerate variable Prepare and submit Final Project Sponsor Prior to filing an Reject Application
settlement shall be considered and implemented where appropriate in grading and/or foundation Engineering Services application for a for grading or
order to ensure structures would not be susceptible to ground fa ilure . plans. Division Grading Penmit Building Penmit
Final grading plans andlor foundation designs shall be (a) developed by
a certified geotechnical engineer and (b) reviewed and approved by the Conduct additiona l Project Sponsor Review exploratory Reject App li cation
City prior to issuance of a Grading Permit. exploratory borings andl or Engineering Services infonmation and for grading or
trenches to locate Division grading plans prio r Building Penmit
undocumented artificial fill to approval of
deoosits Grad ing Penmit
3.9-3c: During construction and grading activities , the geotechnical engineer Require as a cond ition of Planning Division Draft and Deny application
shall provide observations and testing services to confirm that the approval for Vesting Incorporate for VT TM and
surch arge material is appropriately placed and settled and , thus , Tentative Tract Map and condit ion as part of Master Use Penm it
conditions are sim il ar to those assumed for design and to verify that Masler Use Permit VTTM and Master
construct ion and grading are perfonmed in accordance with the Project Use Permit
plans . Approval
Monitor grading and Plann ing Division Complete site Halt grad ing and
constru ct ion Eng ineering Services inspections during construction until
Division grading and appropriate
constructi on measures are
implemented
3.9-4: Prio r to issuance of Grad ing Permits, a Califomia-Certified Geotechnical Requ ire as a cond iti on of Planning Division Draft and Deny appl ication
Engin eer shall be retained by the Project Proponent 10 evaluate the final approval for Vesting Incorpora te for VTTM an d
Pr oject pla ns for con fonmance with the recommenda tions of the Tentat ive Tract Map and condi tion as part of Master Use Permit
Project's geo technical investigation . A final design·level geo technical Master Use Penmit VTTM and Master
investigalion shall be prepared to develop specifIC recommendations for Use Perm it
Lchlmn d.MMR P7-07 MMR P-27
EXHI . .J!
MITIGATION MONITORIN G AND REPORTING PROGRAM
The Village at Loch Lomond Marin a. San Rafael. California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONJ RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
the proposed surcharge program that will minimize the effects that the Approval
construction activities (including surcharge program, fill placeme nt, and
Building loads) will have on the stability of the supporting soils and Prepa re and ap prove a final Project Sponsor Prior to filing an Reject Application
nearby shorel ine slopes . The fi nal geotechnical Investigation shall geotechnical invest igation for City-Retained application for a for grading or
include the following : the proposed project. Geotechnical Grading Penmit Building Penmit
1. Soils used as surcharge or permanent fill shall be placed in a Consultant
controlled manner. During surcharge, the placement of the Engineering Services
soils shall be limited to a maximum of eight feet thick during Division
any single phase of filling. In areas where the total fill thi ckness
will exceed eight feet , the fill shall be placed in mul tiple phases, Prepare and submit a Ci ty-retained Prior to filing an Reject Application
with suffi cient time in between phases to allow for pore detailed peer review of the Geotechnical application for a fo r grading or
pressur e dissi pa ti on in the supporting clay soils. The pore geotechnical investiga tion Consultant Grading Penm it Bui lding Penm it
pressures will be mon itored by the Geotechnical Engineer prepared by the Project Engineering Services
during the fill placement and surcharge period , and subsequent Sponsor. Division
filling shall not be allowed until the Geotechnical Eng ineer
conc lu des that the pore pressures ha ve dissipated sufficiently . Project improvements are Ci ty-retained Complete site Halt grading and
2. The fill soils used during the surcharge program shall be placed coostructed to comp ly with Geotechnical inspections during construction until
at a maximum slope of 3:1 (horizontal: vertical) extending from approved plans and Consultant grading and appropriate
the top of the marina slope. geotechnical Engineering Services construction measures are
3. A site-specific assessment of slope stabil ity shall be completed recommendations Division implemented
for the marina shoreline slopes under the influence of stockpile
loading. The height and configuration of stockpi les placed Prcvide monthly status Project Sponsor Complete site Halt grading and
within 50 feet of the shoreline shall be limited such that a static reports on the grading City-Retained inspections and construction until
factor of safety of 1.5 or greater is demonstrated by limit activities occurring with in the Geotechnical review status appropriate
equilibrium slope stability analyses. All stockpiling within 50 project site . Consultant reports during measures are
feet of the shoreline shall be dooe under the supervision of the Engineering Services grading and implemented
Geotechnical Engineer or his representative. Division construction
4. A Site-specific assessment of slope stability shall be completed
for the marina shoreline slopes under the influence of hea vy
construction equipment. The size of equipment and the
operating procedures shall be limited such that a static factor of
safety of 1.5 or greater is demonstrated by limit equ ilibnum
slope stability analyses. All use of heavy construction
equipment within 40 feet of the shoreline shall be done under
the supervision of the Geotechnical Engineer or his
representative.
5. The final Project slopes shall be no steeper than 3:1 and the
hinge point of penmanent fill slopes shall be a minimum of 60
feet away from the top of the manna shoreline slopes , unless -
Lchlmn d.MMRP7 -07 MMRP-28
EXHI ~
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Rev ised Jun e 20 07
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONJ RECORD (NAMEJDATE)
& SCHEDULE ACTIVITY
site-specific slope slabili ty eval uations demonslrale a stalic
facto r of safety of 1.5 or grealer.
6. Site-specific analyses shall be performed for any fill materials
in excess of one foot thick placed withi n 30 feet of the top of
th e marina shoreline slopes, including the harbor peninsulas
and jetties. The analyses shall demonstrate that the stat ic
fa ctor of safety against slope inst abi lit y is 1.5 or greater. The
analyses shall als o inclu de an evaluation of the expect ed
amount and rate of settlement.
7. Buildings const ru cted on shallow fou nda tio ns shall have a
minimum setback of 60 feet from the top of the marina
shoreline slopes.
B. In addition, duri ng surcharging and grad in g activi ties , the
Geotechnical Eng ine er shall provide regu lar monitOri ng ,
inspection and testing services to verify that the conditions are
similar to those ass umed fo r the Project design, that the
construction activities are being performed in accordance with
the Project plans and Speci fications, and that the performa nce
of the supporting soils and nearby marina shoreline slopes are
within acceptable limits. All plans, reports. monitoring ,
inspection, and testing for the proposed Project will be
reviewed by an independenl Geotechn ical Eng ineer andlor
Engi neering Geo lo gist retained by the City (at the expense of
the Project Proponent). This third party cons ultant wi ll re view
all pians, repo rts , monitoring, inspection, and test ing data pri or
to appropriate approvals andlor certifications.
3.9-6.: During excavation activities and prior to the placement of fi ll on the site, Require as a condition of Plann in g Divis ion Draft and Deny app lication
a certified geotechnical eng ineer shall be retained by the City to approval for Vesti ng Inoorporate forVTTM and
evaluate subgrade soils for the extent of their expans iv e potent ial. For Tentative Tract Map and condition as part of Master Use Permit
areas found to conta in soft, potentially expansive clays-and in areas Maste r Use Permit VTTM and Master
where excavation ac tivi ties ex tend in to the underlyin g bay mud-the Use Permit
soil shall be removed (L e., over excavated) andlor stabilized prior to the Appro va l
placement and compaction of fill. Stabilization techn iques incl ude, but
are not limited to, th e placement of 18 inches of %-inch to Y..-i nch Monitor grading and Plann ing Division Complete sit e Hatt grading and
crushed rock over stabilization fabric (su ch as Mirafi SOOX or construct ion Eng ineering Services inspection s during construction until
equivalent), placement of larger, angular stabi lization roctk (1-inch to 3-Divi sion grading and appropriate
inch, clean) and us e of chemical treatments such as lime to reduce the co nstru ction measures are
soi l's expansive potential . In add ition, building const ruction implemented
alternatives, such as the use of atternative foundati on types (i.e., oost-
Lc hl m nd .MM R P7-07 MMRP-29
EXH . ...J!
MITIGAT ION MO NI TORIN G AND REPORTI NG PROGRAM
The V ill age at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON" MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONJ RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
ten sion , piles , etc.) ve rsus en d-bearin g foun dations, shall be oonsi dered
and implement ed wh ere appropri ate . Final techni ques shall be (a)
developed by a certified geotechnical engineer or engineering geologist
and (b) reviewed and approved by the Ci ty prto r to issuance of a
Grading Permit.
3.9-6b: Th e Projec t contractor shall only import soils with an expansion index of Requi re as a condition of Plann ing Division Draft and Deny application
50 or less . In addition, impo rt ed fill material shall be inorganic and have approval for Vesting Incorporate for VTTM and
a plasticity ind ex of 15 or less. Bay mud is not sui table for site fill. A Tentative Tract Map and condition as part of Master Use Pe rm it
certified geotechnical eng ineer shall be retained by the Project Maste r Use Permit VTT M and Master
Proponent to test and verify that the imported soils do not have an Use Permit
expansio n index greater than 50 or a plaslici ty index grea ter than 15. App roval
Monitor grading and Planning Division Com plete site Halt grading and
construction Engi neering Services inspections during co nstru ction until
Division grading and appropriate
construction measures are
im pl emented
3.9-6c : All proposed Buildings shall be built on at leas t six feet of competent Require as a co ndition of Plann ing Division Draft and Deny applicatio n
soil between the base of the town home mats and the top of any bay approval for Vesting Incorporate for VTTM and
mud layers. During the reworki ng of the top three feet of the exis ting fi ll , Tentative Tr act Ma p and con dition as part of Maste r Use Perm it
'proo f rolling " of the subgrade shall be observed to confirm that the soil Maste r Use Permit VTTM and Master
is firm and unyieldin g befo re pl acement of any fill. (,Proof rol ling' tests Use Permi t
the stability and uniformity of the sub-grade compaction .) If the soi l is Approval
found to be soft and/or consists of non-unifonn sub-grade stability, then
excavation shall extend to a depth of seven feet and horizontally ten Monitor grading and Plann ing Division Complete site Halt gradi ng and
feet beyond the mat foundation footprin t (excavation pit side slopes construction Engineeri ng Services inspectio ns during const ru ctio n until
shall not be steeperthan 2:1). Division grading and appropriate
const ruction measures are
Ac ross mos t of the Project site, the ground surface shall be raised implemented
seve ral feet for flood contro l pu rposes. Therefore, there should be an
adeq uate amount of engineered fill bene ath struc tures. Existi ng or
imported soils can be used as engineered fill provided that it meets
requi rements for fill (e.g., an expansion index of less than 50 and a
pl ast icity in dex 15 or less),
3.9-611 : Pri or to the issuance of Buildi ng Pe rmits, the applicant sha ll provi de a Req uire as a condit ion of Planning Division Draft and Deny application
grading report to the City for its approval and verificatio n that all Building approval for Vesting Incorporate for VT TM and
envelopes, whic h are the areas demarcated by the edges of the Tentative Tr act Map and condition as part of Master Use Pe rm it
proposed Building plus a five-foot radius , are underlain by a minimum of Master Use Permit VTTM and Master
Lch lmnd .MMRP7-07 MMRP-3 0
EXh ...J!
M IT IGATION MONITORIN G AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORlNGJ NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
six feet of competent soi l. Should the app lican t choose altemative Use Permi t
construction techniques, such as deeper foundations, rather than Approval
construct pads unde rl ain by a minimum of six feet of competent soil, the
applicant shall provide a subsequent geotechnical report prepared by a Prepare and submit a fina l Project Sponsor Prio r to filing an Reject Application
certified geotechnical engineer or engineering geologist that documents grading summary report City-retained application for a for Building Pe rmit
the expansion indices of proposed building areas . Accordingly, the detailin g the extent of grading Geotech nical Bu ilding Permit
application for building permits shall clearly identify the documented activities during project Consultant
expansion indices and propose foundation designs appropriate for construction. Engineering Services
those expansion indices as suggested by the UBC. Division
3.10 PUBLIC SERVICES
3.10-2: Prior to approval of the final improvement plans , these plans shall be Require as a condition of Planning Division Draft and Deny application
submitted to, and subject to the approval of, the San Rafael Police approval for Vesting Incorporate for VTTM and
Department. The Police Department shall review the Pro ject's light Tentative Tract Map and condition as part of Master Use Permit
schematic to ensure that adequate lighting is provided along streets, in Master Use Pe rmit VTTM and Maste r
parking lots , at building entrances, pedestrian walkways , pui>icspaces, Use Permit
and recreationa l areas in the Project. Emergency call boxes shall be Approval Rejec t Application
installed near the docks, along watenront trails, and in public spaces . for Building Perm it
The design of each phase shall incorporate Police Department Prepare and submit final Planning Division Prior to filing an
recomm endations to maximize natural surveillance of areas vulnera~e im provement ptans to the San Rafae l Police application for a
to crime . Additionally, refer to Mitigation Measure 3.2-5a in Section 3.2 Police Department for review Department Building Permit
(Aesthetics), which requires the preparation of a detailed lighting plan .
3.12 CULTURAL RESOURCES
3.12·1 : Prior to the issuance of Demolition Permits a qualified archaeclogist Require as a condition of Planning Division Draft and Deny application
shall be retained by the Project Proponent to train the construction crew approval for Vesting Incorporate for VTTM and
on mechanisms used to identify cul tura l resources . If buried cultural Tentative Tract Map and condition as part of Master Use Permit
res ources (such as chipped or ground stone tools , historic debris, Master Use Permi t VTTM and Master
building foundations, or nonhuman booe) are discovered during ground-Use Permit
disturbing activities, the construction contractor shall stop work in tha t App roval
area and within 100 feet of the find until a qualified archaeologist can
assess the significance of the find and, if necessary, develop Implement culturaf resources Qualified Prior to issuance of Deny issuance of
appropriate treatmen t measures in consultation with the City of San train ing program for Archaeclogist Demolition Permits Demolition Permits
Rafael. Treatme nt measures shall include deve lopment of avoidance construction personnel Project Sponsor
strategies , capping with fill material, or mitigation of impacts th rough Planning Division
data recoverv prOQrams such as excavation or detailed documentation . Eng ineering Services
----
Lch lm nd .MM RP7 -07 MMRP-31
EX.,. " B
MITIGATION MONITORING AND REPORTIN G PROGRAM
The Village at Loch Lomond MarIna, San Rafael, CalifornIa; Revised Jun e 2007
MITIGATION MEASURE IMPLEMENTAT ION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
Divis ion
Moo itor grading and Ptanning Divisioo Complete site Halt grading and
construction Engineering Services inspectiOOs during co nstruction until
Division grading and app rop riate
construction measures are
implemented
3.12·2: If human remains are encountered at any time during earth disturbing Require as a conditioo of Planning Division Draft and Deny application
activities , all work shall stop in the im med iate vicinity of the discovered approval for Vesting Incorporate fo r VTTM and
remains and the County Coroner and a qualified archaeologist shall be Tentative Tract Map and coodit ion as part of Master Use Permit
contacted to evaluate the remai ns. If the remains are deemed to be Master Use Perm it VTTM and Master
Native American and prehistoric, the Native American Heritage Use Permit
Commission shall be contacted by the Coroner withi n 24 hours . The Approva l
Native American Heritage Comm iss ioo shall identify the person or
persons it believes to be most likely descended from the deceased Mon itor grading and Qualified Complete site Halt grading and
Native American . Th e most likely descen dent may make cons tru ction Archaeologist inspections during co nstr uction until
recommendati ons to the landowner or the persoo respons ible for the Planning Div isioo grading and appropriate
excavation work , for means of treating or disposing of, with appropriate Eng ineering Services construction measures are
dignity, the human remains and any associated grave goods as Division impleme nted
provided in Public Resources Code Section 5097 .98, or ;
Where the following co ndi tions occur, the landowner or the landowne(s
authorized repr esentative(s) shall rebury the Native American human
remains and ass oc iated grave goods , with appropriate dignity, on the
property in a locat ioo not subject to further subsurtace disturbance :
1 ) The Native American Heritag e Commissio n is unable to identify
a most likely descendent or the mos t likely descendent fails to
make a recorn mendatioo within 24 hours after being notified by
the Commission;
2) Th e descendent identified fa ils to mak e a recommendati on; or
3) The landowner or an authorized representative re jects the
recommendatioo of the descendent, and mediatioo by the
Native America n Heritage Commiss ion fa ils to provide
measures acce pt able to the lan downer .
3.13 HAZARDOUS MATERIALS
3.13·1a: In accordance with the Ph ase II Environmental Site Assessment (ESA) Requ ire as a condition of Planning Divis ion Draft an d Deny appl ication
the Registered Environm ental Assessor shall presen t th e results of the approval for Vesting Incorporate for VT TM and
ESA to the California Reg ion al Wate r Quality Control Board (RWOCB) Tentative Tract Ma!)and cooditioo as part of Master Use Permit
Lchlmnd .MMRP7·07 MMRp·32
EXh ~
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revised June 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI
PROCEDURE RESPONSIBILITY REPORTING
(or appropriate agency) and Department of Toxic Substances Control I Master Use Permit
(DTSC) prior to remediating the site . tf cootamination is found and
contamination levels exceed hazardous waste limits or human hea lth
screening levels that are above Federal and/or State limits for
residential areas, the soi l sha ll be treated and/or disposed of in
accordance with the standards of the City of San Rafael Fire
Departmen t, RWQCB , and DTSC
3.13-1b: Pri or to issuance of Grading Perm its, the Registered Environmental
Assessor shall develop a Soil Management Work Plan, which wou ld
define the extent of soil to be excavated at the Project site . To limit
potential impacts associated with soil and fill excavation , th is Work Plan
shall establ is h management guidelines for handling any presently
unknown contaminated soil, in accordance with the Phase II ESA. The
plan shall also present recommended risk management protocols
during and after construction , including management of excavated soil,
management of in-J>ace soil , excavation dewateri ng, and long~erm
compliance with the Soil Management Work Plan. In particular, the
Plan would contain a description of the following items , which are
typically recuired by the DTSC for areas of contam inated soils:
• The methods to be used for site preparation, grading, excavation,
trenching, backfilling, and management of chemically affected
soil;
• A map show ing the location of areas proposed for grading ,
excavation, and trenching ;
• An estimate of the quantity of soi l to be excavated and placed in
the soil depository (note tha t DTSC may approve capping
Lchlmnd .MMRP7 -07
Preparation and submittal of
a Phase tI Environmental Site
Assessment to RWQCB and
DTSC
Prepara tion of Soil
Management Work Plan
Monitor grading and
construction
Recuire as a condition of
approval for Vesting
Tentative Tract Map and
Master Use Permit
Preparation and submittal of
a Phase tI Env iron mental Site
Assessment to RWQCB and
DTSC
Preparation of Soil
Management Work Plan
Monitor grading and
Qualified Reg istered
Environmental
Assessor
Qualified Registered
Environmental
Assessor
Engineering Services
Division
Qua lifi ed Regi stered
Envi ronmenta l
Assessor
Engineering Services
Division
Plann in g Division
Qualified Registered
Environmental
Assessor
Qualified Registered
Environmental
Assessor
Eng ineerin g Services
Divis ion
Qualified Registered
ACTION
& SCHEDULE
VT TM and Master
Use Permit
Approval
Prior to remediation
of project site and
issuance of
Demolition Permits
Prior to filing an
application for a
Grad in g Permit
Complete site
inspections during
grading and
construction
Draft and
Incorporate
condition as part of
VTTM and Master
Use Permit
Approval
Prior to remediation
of project site and
issuance of
Demolition Permits
Prior to filing an
application for a
Grading Permit
ComJ>ete site
NON·
COMPLIANCE
SANCTIONI
ACTIVITY
Deny issuance of
demolition permits
Deny issuance of a
grading permit
Halt grading and
construction until
appropriate
measures are
imolemented
Deny apJ>ication
for VTTM and
Master Use Permit
Deny issuance of
demolition permits
Deny application
for Grading Permit
Halt grading and
MONITORING
COMPLIANCE
RECORD (NAME/DATE)
MMRP-33
EX.,. :B
MITIGATION MONITORING AND REPORTING PROGRAM
The V ill age at Loch Lomond Mari na. San Rafael. California: Rev ised June 20 07
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORINGI NON· MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAMElDATEI
& SCHEDULE ACTMTY
con tam in ated soil onsile in non -res idential areas, wh ich would constructiOll EnvirOllmental inspectiOlls during construction unt il
requ ire a deed restriction and managemen t plan for the capped Assessor gra din g and appropriate
soil); Eng inee ring Servi ces ocnstruction measures are
• The met hods to be used for handl ing chem ically affected soil ; Divis ion impl em ented
• The air mon itori ng procedures, OIl -site and off-site;
• The dust contro l measures to be implemented for earthwork
activities ;
• The procedu res for soi l sampling a'ld chemica l test ing ; · The methods for tran sporting soil;
• The procedures for trai ning worke rs in the provisiOlls of the Soil
Management Work Plan;
• The record -keeping and inspection procedures to mon itor
compliance with the Soil Management Work Plan ; and
• A discussion of the resources to be allocated to imp lement the
Soil Management Work Plan .
• The Soi l Management Work Plan shall be subject to review and
approval by the City of San Rafae l Pub lic Works Department.
3.1 3-2: Prior to issuance of Grading Permits, a Reg iste red Environmenta l Require as a ocndition of Plann in g Div ision Draft and Deny appl icati on
Assessor shall be re tained by the Project Proponentto ocnduct a Phase approval for Vesting Inocrporate for VTTM and
II Env irOllment al Site Assessment (ESA) in acocrdance with the Tentative Tract Map and condition as part of Master Use Perm it
American Socety of Testing and Materials Standard E1903, the Master Use Permit VTT M and Maste r
Standard Gu ide for EnvirOllmental Site Assessments : Ph ase II Use Perm it
Environmen tal Site Assessme nt Process for the dry cleaning and AST Approval Deny issuance of
portions of the Project si te to verity the presen ce or absence of Demo lition Permits
hyd rocarbons andlor tetrach loroethylene . Preparation and submittal of Qualified Registered Prior to remed iatio n
a Phase II EnvirOllmental Site Env ironmental of project site and
If soi l, groundwater, and so il vapor samp li ng indica te s and la bo ratory Assessm ent to RWQCB and Assessor issuance of
analyses detects the presence of any conta mina nts in hazardous DTSC DemolitiOll Permits
ocncentrations above Federa l andlor State limits for residential areas,
the Regi stered En vi ronmental Assessor shall ocntact the California
Regional Water Quality Control Board (RWQC B) and the Department of
To xic Substances Control (D TS C) prior to remediating the si te
accord ing the procedu res iden tified in the Soil Management Work Plan
(see MitiQation Measure 3.13-1 ).
3.13-3: Refer to Mitigat iOll Measure 3.13-1 b. Refer to Mitigat ion Measu re Refer to Mit igation Refer to MitigatiOll Refer to Mitigation
3.13-1b. Measure 3.13-1 b. Measure 3.13-1b. Measure 3.13-1 b.
3.1 3-4: Refe r to Mitigation Measure 3.13-1b. Refer to Mitigation Measure Re fer to Mitigation Refer to Mitigation Referto Miti gatiOll
3.13-1b . Measure 3.13-1 b. Measure 3.13-1 b. Measure 3.13-1 b. --
Lch lmn d.MMRP7-07 MMRP-34
EXh. ;B
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina. San Rafael. California; Revised June 2007 -MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON-MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTION! RECORD (NAME/DATE)
& SCHEDULE ACTMTY
3.13-5: Prior to issuance of Demotition Permits, a licensed asbestos abatement Require as a condition of Plann ing Division Draft and Deny Vesting
inspector shall be retain ed by the Project Propo nen t to co nduct an approva l for Vesting incerporate Tentative Tract
asbestos survey in ccmpliance with the National Emissions Standards Tentative Tract Map and cendition as part of Map and Master
for Hazardous Air Pollutants (NESHAP) and Bay Area Air Qua li ty Master Use Perm it project ap proval Use Perm it
Management District 's Regulatio n 11, Rule 2 (Asbestos Dem ol ition , Application
Renovation and Manu fa ctu ring ) to determine the presence or abse nce
of asbestos , and submit the re sults of the survey to the City of San Conduct an Asbestos Survey Licensed Asbestos Prior to issuance of Deny issuance of
Rafael . If asbestos-<XJOta ining materia ts (AC Ms) are fou nd , any Abatement Inspector Demolition Permits Demol ition Permits
demolition activity that would disturb ACMs or create an airbome Engineering Servi ces
asbestos hazard shall be pertormed by a licensed asbestos aba tement Division
centractor under the supervis ion of a certified asbestos consultant.
Monitor greding, demoli tion, Building Division Inspect site during Halt grading,
and construction activities grading, demolitio n, demolition , and
and construction construction
activities activ ities if
asbestos is found.
Implement centrol measures Project Sponsor Inspect site during Halt grading ,
grading, demolition, demolition, and
and co nstru ction construction
activities activities if
asbestos is found .
3.1 3-6a: If any paint is sepa ra ted from Bu ilding materials (chem ically or Require as a cendition of Plann ing Division Draft and Deny application
physically) during demolition of structures , the Project Proponent shall approval for Vesting Incerporate for VT TM and
retain a licensed lead-based pain t inspector to implemen t the following Tentative Tract Map and condit ion as part of Master Use Permit
steps : Master Use Permit VTTM and Master
1) Eva luate paint waste independently from the Build ing material Use Permit
to determine whether or not lead-based paint (LBP) is present Approval
and to specify its proper management.
2) If LBP is found, cemple te abatement prio r to any demolition Conduct a Lead based paint Licensed Lead -Ba sed Prior to issuance of Deny issuance of
acti vities that wou ld create lead dust or fume hazard . Survey Paint Inspector Demolition Permits Demolition Perm its
3) Remove LBP in acccr dance wi th Ca lifomia Code of Regulation Engineering Services
Title 8, Section 1532 .1, wh ich reg ulates and specifies exposure Div ision
lim its , exposure monitOring , respiratory protection , and good
wor1<er practices by wor1<ers exposed to lead. Implement measures Plann ing Division Prio r to issuance of Deny issuance of
4) Provide evidence by any contractor pertorming LBP paint Building Division Demolition Permits Demolition Permits
removal to the City Building Official and County En vironmen t ..
Health Department of the ccntractor's cert ified train ing for lead-
related censtruction work. --_ ..
Lchlmnd .MMRP7 -07 MMRP-3 5
EXH. ,B
MITIGATION MONITORING AND REPORTING PROGRAM
The Village at Loch Lomond Marina, San Rafael, California; Revise d Ju ne 2007
MITIGATION MEASURE IMPLEMENTATION MONITORING MONITORING! NON-MONITORING
PROCEDURE RESPONSIBILITY REPORTING COMPLIANCE COMPLIANCE
ACTION SANCTIONI RECORD (NAME/DATE)
& SCHEDULE ACTIVITY
3.13-6b: If paint is not removed from the Build ing material duri ng demol ition (and Require as a condition of Planning Division Draft and Deny appl icat ion
is not flak ing or peeling), the material shall be disposed of as approval for Vesting Incorporate for VTTM and
construct io n debris (i.e., as a nonhaza rdous waste ). The Project Tentative Tract Map and condition as part of Master Use Permit
Contractor shall cont ac t the tandfill operator in advance to determine Master Use Permit VTTM and Master
whether the landfill has any specific requirements regarding the Use Perm it
disposal of lead-based paint materials . App roval
Contact landfill regarding Project Contractor Complete site Halt grading and
disposal of Bu ilding materials Engineering Services inspections during construction unti l
Di vision grad ing and appropriate
construction measures are
impleme nted
3.13-7: Prior to the issuance of Demolition Permits , the type of ballasts and Require as a condition of Planning Division Draft and Deny application
capac itors in fluorescent li ght fixtures shall be identifiad to determine approval for Vesting Incorporate for VT TM and
the appropriate remedial activities (i.e ., proper disposa l, if necessary). Tentative Tract Map and condition as part of Master Use Permit
Fluorescent lighting known to conta in polych lorinated biphenyls (PCBs) Master Use Permit VTTM and Master
or mercury shall be removed off-site and properly disposed of at an Use Permit
approvad landfill or recycling faci lity . In the evenl PCBs or mercury Approval
from fluorescent light fixtures are accidentally released into the
environment , work shall be stopped , the City shall be notified , and the Conduct a survey of lighting Qualified Reg istered Prior to iss uance of Deny issuance of
spilled PCBs andlor mercury sha ll be cleaned up per recommendati ons fIXtures Environmental Demo li tion Permits Demol ition Permits
of the Fire Department. Assessor
Engineering Services
Division
3,13-8: During grad ing and construction activities , if a Iransformer is to be Require as a cond ition of Planning Division Draft and Deny app ticati on
removed , the transformer oil sha ll be tested for PCBs and any remed ial approval for Vesling Incorporale for VTTM and
activities (e.g. proper disposal) determ ined to be necessary by the Ten tative T racl Map and condition as part of Mas ter Use Permi t
City's Fire Department shall be imp leme nted . Transfonmers known 10 Master Use Perm it VTTM and Master
conla in PCBs sha ll be removed off-site and properly disposed of at an Use Perm it
approved landfill facil ity, In the event PCBs from a transfonmer are Approval
accidentally released into the environment , work shall be stopped, the
City shall be notified, and the spilled PCBs shall be cteaned up per Mon itor grading and Qualified'Regislered Co mplele site Hall grading and
recommendations of Ihe Fire Department. construction Environmental inspections during conslruction until
Assessor grading and appropriate
Engineering Services construction measures are
Div ision imptemented
3.13-9: Re fer to Mitigation 3,13-1. Refer to Mitiga ti on 3.13·1, Refer to Mitig atio n Refer to Mitiga tion Refer to Mitigation
3,13-1 . 3,13-1. 3.13-1.
Lchl mnd.MMRP7-07 MMRP-36
A7
1a
1
A6
#
#
FC2
B5
EXTERIOR ELEVATION NUMBER
SHEET WHERE ELEVATION OCCURS
SHEET WHERE ELEVATION OCCURS
WALL REFERENCE
1
A8
WALL SECTION NUMBER
SHEET WHERE SECTION OCCURS
4
A6
DETAIL NUMBER
SHEET WHERE DETAIL OCCURS
3
A6
DETAIL NUMBER
SHEET WHERE DETAIL OCCURS
KEYNOTE NUMBER - NUMBER CORRESPONDS
ELEVATION TARGET OR WORKING POINT
DOOR NUMBER (SEE SHEET A0.1)
FINISH REFERENCE (SEE SHEET A0.1)
FINISH REFERENCE (SEE SHEET A0.1)
TO NUMBER IN KEYNOTE LEGEND
EXTERIOR ELEVATION :
INTERIOR ELEVATION :
WALL SECTION:
DETAIL BUBBLE:
DETAIL SECTION:
KEYNOTE:
FLOOR FINISH TAG:
WALL / CEILING FINISH TAG:
+8'-0"
T.O. STUDWORKING POINT:
DOOR KEY:
DETAIL REFERENCE NUMBER1
OWNER:
Andy Bachich
75 Loch Lomond Drive
San Rafael, CA 94901
(415) 456-5730
Andy@andyslocalmarket.com
ARCHITECT:
Russell Architects
1430 Fourth Street
San Rafael, CA 94901
Attn: Colin Russell
415-686-1594
crussell@russarch.net
CIVIL ENGINEER:
Ruggeri-Jensen-Azar Engineers
(RJA)
4690 Chabot Drive, Suite 200
Pleasanton, CA 94588
Attn: Dominic Carucci
(925) 227-9100
dcarucci@rja-gps.com
PLANNING CONSULTANT
LAK Associates
PO Box 7043
Corte Madera, CA 94976
(415) 533-2111
Sean Kennings
sean@lakassociates.com
LANDSCAPE ARCHITECT:
Studio Green
232 Sir Francis Drake Blvd.
San Anselmo CA 94960
(415) 721-0905
John Merten
john@studiogreen.com
Michelle Lorenz
michelle@studiogreen.com
1.DESIGNS REPRESENTED BY THESE DRAWINGS ARE THE PROPERTY OF THE ARCHITECT AND WERE DEVELOPED FOR USE ON
THIS PROJECT ONLY. THESE DRAWINGS AND THE DESIGNS THEY REPRESENT SHALL NOT BE USED BY OR DISCLOSED TO ANY
PERSON OR FIRM OUTSIDE THE SCOPE OF THIS PROJECT WITHOUT WRITTEN PERMISSION FROM RUSSELL ARCHITECTS.
2.THE GENERAL CONDITIONS OF THE CONTRACT FOR THE CONSTRUCTION OF BUILDINGS, PUBLISHED BY THE AMERICAN
INSTITUTE OF ARCHITECTS SHALL APPLY TO AND GOVERN THE WORK OF THIS CONTRACT. A COPY OF THE GENERAL CONDITIONS,
ALTHOUGH NOT BOUND HEREIN, IS AVAILABLE FOR REVIEW AT THE OFFICE OF OWNER'S REPRESENTATIVE.
3.CONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS ON THE JOB AND SHALL NOTIFY THE OWNER'S
REPRESENTATIVE PROMPTLY OF ANY VARIATIONS FROM DIMENSIONS AND CONDITIONS SHOWN. WRITTEN DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DIMENSIONS. CONSTRUCTION DETAILS NOT FULLY SHOWN OR NOTED SHALL BE SIMILAR TO DETAILS
SHOWN FOR SIMILAR CONDITIONS.
4.DISCREPANCIES AND INCONSISTENCIES IN CONTRACT DOCUMENTS: IT SHALL BE THE CONTRACTOR'S SOLE RESPONSIBILITY
TO NOTIFY THE ARCHITECT IN WRITING, DURING THE BIDDING PERIOD, OF ANY INCONSISTENCIES OR OMISSIONS NOTED ON THE
DRAWINGS OR IN THE SPECIFICATIONS OR ANY VARIATIONS NEEDED IN ORDER TO CONFORM TO CODES, RULES AND REGULATIONS.
UPON RECEIPT OF THIS INFORMATION, THE OWNER'S REPRESENTATIVE WILL SEND WRITTEN INSTRUCTION TO ALL CONCERNED.
ANY SUCH DISCREPANCY, OMISSION, OR VARIATION NOT REPORTED SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. ANY
CLAIMS FOR EXTRAS WILL NOT BE HONORED.
5.TESTING AND INSPECTIONS: THE CONTRACTOR SHALL ARRANGE AND PAY FOR ALL TESTING AND INSPECTIONS REQUIRED
BY APPLICABLE BUILDING CODES, ORDINANCES OR DIRECTIVES OF GOVERNING BUILDING OFFICIALS. THE OWNER OR OWNER'S
REPRESENTATIVE MAY REQUIRE TESTING OF MATERIALS FOR CONFORMANCE WITH THE CONTRACT DOCUMENTS. THE OWNER
SHALL PAY ALL COSTS FOR SUCH TESTING IF THE TESTS INDICATE CONFORMANCE. THE CONTRACTOR SHALL PAY COSTS WHEN
THE TESTING INDICATES NON-CONFORMANCE.
6.PERMITS AND INSPECTIONS: THE OWNER SHALL PAY FOR PLAN CHECKING FEES AND BUILDING PERMITS. EACH
CONTRACTOR SHALL SECURE AND PAY FOR PERMITS REQUIRED FOR THEIR WORK AND FOR ALL INSPECTIONS WHICH MAY ALSO BE
REQUIRED.
7.SCOPE OF WORK: THE SCOPE OF WORK FOR EACH DIVISION SHALL INCLUDE ALL LABOR, MATERIALS, APPLIANCES,
EQUIPMENT AND FACILITIES NECESSARY TO DO ALL OF THE WORK INDICATED IN THE DRAWINGS AND SPECIFICATIONS. THE
CONTRACTOR SHALL SUPPLY ALL LABOR, MATERIALS, EQUIPMENT AND SERVICES OF EVERY KIND NECESSARY FOR THE PROPER
EXECUTION OF THE WORK SHOWN ON THE DRAWINGS WITH THE EXCEPTION OF WATER AND POWER, WHICH WILL BE PAID BY THE
OWNER.
8.ALL MATERIALS SHALL BE NEW AND UNUSED AND OF HIGH QUALITY IN EVERY RESPECT. ALL WORK TO BE DONE IN A
PROFESSIONAL MANNER. MANUFACTURER'S MATERIAL, EQUIPMENT, ETC. SHALL BE INSTALLED PER MANUFACTURER'S
RECOMMENDATIONS AND INSTRUCTIONS. ALL WORKERS AND SUBCONTRACTORS SHALL BE SKILLED IN THEIR TRADE.
9.MATERIALS AND WORKMANSHIP WARRANTY: THE CONTRACTOR SHALL REPLACE ANY DEFECTIVE MATERIALS AND CORRECT
POOR WORKMANSHIP WITH NO ADDITIONAL COST TO THE OWNER, AND SHALL REMEDY ANY DEFECTS IN MATERIAL OR
WORKMANSHIP WHICH APPEAR IN ONE YEAR FROM THE DATE OF COMPLETION OF THE JOB. THIS WARRANTY APPLIES TO WORK
DONE BY SUBCONTRACTORS AS WELL AS THE WORK DONE BY THE EMPLOYEES OF THE CONTRACTOR.
10.SHORING: IT SHALL BE THE CONTRACTOR'S SOLE RESPONSIBILITY TO DESIGN AND PROVIDE ADEQUATE SHORING, BRACING
AND FORMWORK AS REQUIRED FOR THE PROTECTION OF LIFE AND PROPERTY DURING THE CONSTRUCTION OF THIS BUILDING.
11.BRACING: TEMPORARY BRACING SHALL BE PROVIDED AS REQUIRED TO HOLD ALL COMPONENTS OF THE STRUCTURE IN
PLACE UNTIL FINAL SUPPORT IS SECURELY ANCHORED.
12.SHOP DRAWINGS: CONTRACTOR AND SUBCONTRACTORS SHALL BE RESPONSIBLE FOR SUBMITTING SHOP DRAWINGS TO
THE ARCHITECT FOR APPROVAL PRIOR TO PROCEEDING WITH FABRICATION. CONTRACTOR SHALL SUBMIT SAMPLES OF ALL NEW
FINISH MATERIALS TO THE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OR EXECUTION.
13.ALL EXTERIOR DOORS SHALL BE WEATHERSRIPPED. ALL SASH AND SLIDING GLASS DOORS TO HAVE WEATHERSTRIPPING.
14.ALL GLAZING SHALL COMPLY WITH CHAPTER C.B.C., 2022 EDITION.
15.ALL ELECTRICAL WORK SHALL COMPLY WITH THE LATEST APPLICABLE EDITION OF THE NATIONAL ELECTRICAL CODE (N.E.C.).
LOCATION AND RATING OF ALL ELECTRICAL PANELS TO BE PROVIDED BY ELECTRICAL CONTRACTOR.
16.SEE TITLE 24 ENERGY COMPLIANCE DOCUMENTS FOR ALL ENERGY CONSERVATION INSULATION AND FURNACE
REQUIREMENTS.
17.MECHANICAL CONTRACTOR TO INSTALL A COMPLETE NEW HVAC SYSTEM INCLUDING: DUCTS, HEATING & COOLING UNITS,
CONTROLS, THERMOSTATS, AND ALL OTHER REQUIRED COMPONENTS. COORDINATE HVAC WORK WITH ELECTRICAL CONTRACTOR.
COORDINATE DUCT LOCATIONS WITH ARCHITECT PRIOR TO THE START OF CONSTRUCTION. PROVIDE SMOKE DETECTORS WITH
PRIMARY POWER FROM BUILDING WIRING WHERE SHOWN ON DRAWINGS.
18.ELECTRICAL CONTRACTOR TO COORDINATE ALL WORK WITH ARCHITECT PRIOR TO THE START OF CONSTRUCTION.
19.PROVIDE WATER-RESISTANT GYPSUM WALL BOARD AT ALL WET LOCATIONS, INCLUDING BATHROOMS, SHOWER ROOMS AND
KITCHENS. PROVIDE CEMENT BACKER BOARD AT ALL CERAMIC TILE SURFACES.
Occupancies (Chapter 3):
Residential:R-2
Parking Garage:S-2
Building Heights and Areas (Chapter 5):
Building Height -Allowable (per Table 504.3)
Allowable Actual
Residential (R-2, S)60’35’
Parking (S-2):60’12’
Therefore: Building Heights comply
Allowable Number of Stories (Table 504.4)
Allowable Actual
Residential (R-2)3 2
Parking (S-2):3 1
Therefore: Building Stories comply
Allowable areas (Table 506.2)
Allowable Actual
Residential (R-2, S1): 48,000 sf 32,840 sf
Parking (S-2, S1):54,000 sf 15,997 sf
Ratio of actual area/allowable area: Residential:32,840/48,000= .684
Parking:15,997/54,000=.296
TOTAL .98 < 1 = OK
Therefore: Building Areas comply
Mixed Occupancy Requirements (Section 508)
SEPARATED OCCUPANCIES CHOSEN PER SEC. 508.4
Occupancy Separation Requirements (Table 508.4)
S-2/R-2 1 hour
SPRINKLERS: YES. INSTALL TYPE 13 SPRINKLER SYSTEM THROUGHOUT, ALL FLOORS
OCCUPANT LOADS: RESIDENTIAL:164
PARKING:80
Type of Construction (Table 601):
V-A S1 (Fully Sprinklered)
Fire Resistive Construction Requirements
Primary Structural Frame 1 hour
Bearing walls, exterior:1 hour
Bearing walls, interior 1 hour
Non-bearing walls, exterior ≥30’separation (Table 705.5)0 hour
Non-bearing walls and partitions, interior 0 hour
Floor Construction 1 hour
Roof Construction 1 hour
Max. Exterior Wall Openings (Table 705.8, ≥30’separation):No limit
Elec Vehicle charging
Residential Parking Spaces = 32 Total : Required 1
Provided 14
SHEET INDEXCONTRACTOR GENERAL NOTESSYMBOL LEGEND
PROJECT SITE
ARCHITECTURAL
Harbor Flats
Residences at
Loch Lomond
Sheet
Number Sheet Name
Current
Revision
A000 COVER SHEET
A001 Site Plan - Overall
A002 Site Plan
A002.1 Renderings
A002.3 Previously Approved Project - Level 1
A002.4 Previously Approved Project - Level 2
A002.5 Site Photos
A005 Areas
A201 Level 1 Floor Plan
A202 Level 2 Floor Plan
A203 Level 3 Floor Plan
A204 Roof Plan
A211 Elevator Mfr. Details
A501 Exterior Elevations
A502 Exterior Elevations
A601 Building Sections
PROJECT TEAM
All construction shall comply with 2022 California Building Code, 2022
California Plumbing code, 2022 California Mechanical code, 2022 California
Electrical Code and other applicable sections of the San Rafael Municipal
Code.
No hazardous materials will be stored and/or used within the building which
exceed the quantities listed in IBC Tables 307.1(1) and 307.1(2).
Sheet
Number Sheet Name - Civil
Current
Revision
TM1,0 VESTING TENTATIVE MAP
TM2.0 EXISTING CONDITIONS PLAN
TM3.0 PROPOSED LOTTING PLAN
TM4.0 RELIMINARY GRADING AND DRAINAGE PLAN
TM6.0 PRELIMINARY STORMWATER TREATMENT PLAN
TM7.0 PRELIMNARY EROSOIN AND SEDIMANT CONTROL PLAN
TM2.0 EXISTING CONDITIONS PLAN
TM5.0 PRELIMINARY UTILITY PLAN
Code Analysis
SCOPE OF WORK
A NEW RESIDENTIAL DEVELOPMENT WITH 14 UNITS OVER PARKING
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
As indicated
Harbor Flats at
Loch Lomond
223006
SB/CR
CR
PLANNING SUBMITTAL 4/17/25
COVER SHEET
A000
25 Loch Lomond Drive
San Rafael, CA
Sheet
Number Sheet Name - Landscape
Current
Revision
L1.0 LANDSCAPE SITE PLAN
No.Description Date
UP
UP
S
S
S
DOCK A
02
04
06
08
10
12
01
03
05
07
09
11
13
15
02
04
06
08
01
03
05
07
DOCK B
DOCK C
01
03
05
02
04
06
3.0
3.1
3.0
5
5
5
PIPE
PIPE
PIPE
D
O
C
K
DO
C
K
D
O
C
K
D
O
C
K
DO
C
K
D
O
C
K
D
O
C
K
TAN
K
RAMP
RAMP
B
1
2
3
4
A
C
C
C
C
C
C
C
C
C
C C C C C
B
1
2
3
4
A
C
C
C
C
C
C
C
C
C
C C C C C
B
1
2
3
4
A
C
C
C
C
C
C
C
C
C
C C C C C
T
5
T4
CCCCCCCCC
C
C
C
C
A501
2
A5021
A501
A502
1
2
N
O
RTH
LINE OF BUILDING
AREA OF WORK
PROPOSED RESIDENCES
TRASH
ENCLOSURE
EXISTING MARKET BUILDING
PROPOSED FUTURE
HARBORMASTER
BUILDING
0'30'60'120'240'
PROPOSED
FUTURE BOAT
REPAIR
BUILDING
CONSTRUCTION
STAGING AREA
LICE N S E D ARC
H
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C
TCOLINJ.RUS
S
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L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1" = 30'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Site Plan - Overall
A001
25 Loch Lomond Drive
San Rafael, CA
1" = 30'-0"
1 Site Plan Overall
No.Description Date
UP
UP
5
C
C
C
C
C
C
C
C
C
C C C C C
C
C
C
C
C
C
C
C
C
C C C C C
C
C
C
C
C
C
C
C
C
C C C C C
T
5
A501
2
A5021
A501
A502
1
2
N
O
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PROPOSED RESIDENCES
PROPERTY LINE, TYP.
PROPERTY LINE, TYP.
All property lines,
easements and buildings,
existing and proposed, are
shown on this site plan.
STREET C/L
STREET C/L
LINE OF
DECK AT
LEVEL 2
E
V
E
V
E
V
E
V
E
V
E
V
E
V
E
V
E
V
E VEV
EV EV
EV
Storage unit for
each unit, typ.
9'
-
0
"
typ.
19' - 0"
typ.
26' - 0"
typ.
19' - 0"
13
'
-
0
"
3'
-
0
"
8' - 10"
17
'
-
8
"
7' - 7"
4' - 9"
6' - 1"
11' - 5"
4' - 9"
6'
-
4
"
4'
-
1
"
8'
-
8
"
16' - 5"
28' - 9"
VAN ACCESSIBLE
PARKING SPACES
C
C
C
9' - 0"9' - 0"
Downspout
location, typ.
8'
-
0
"
8'
-
0
"
8'
-
0
"
18' - 0"
typ.
18' - 0"
ty
p
.
10
'
-
6
"
19
'
-
0
"
KNOX BOX
AERIAL APPARATUS
ACCESS LINE
30' - 0"
15' - 0"
4" curb
0'16'32'64'96'
NEW BACKFLOW
PREVENTER
RED PAINTED CURB FOR
"NO PARKING" FIRE LANE
PRIMARY ENTRANCE
3'
-
5
"
TRASH
NOTE:
SEE LANDSCAPE
DRAWINGS FOR
PRELIMINARY LANDSCAPE
DESIGN AROUND BUILDING
LICE N S E D ARC
H
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C
TCOLINJ.RUS
S
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L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/16" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Site Plan
A002
25 Loch Lomond Drive
San Rafael, CA
1/16" = 1'-0"
1 Site Plan
No.Description Date
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Renderings
A002.1
25 Loch Lomond Drive
San Rafael, CA
No.Description Date
N
O
RTH
LICE N S E D ARC
H
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TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
12" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Previously
Approved Project
- Level 1
A002.3
25 Loch Lomond Drive
San Rafael, CA
12" = 1'-0"
1 Previously Approved Plan Level 1
No.Description Date
N
O
RTH
0'16'32'64'96'
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
12" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Previously
Approved Project
- Level 2
A002.4
25 Loch Lomond Drive
San Rafael, CA
12" = 1'-0"
1 Previously Approved Plan Level 2
No.Description Date
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Site Photos
A002.5
25 Loch Lomond Drive
San Rafael, CA
No.Description Date
189 SF
Stair 2
103 137 SF
Corridor
157
80 SF
Elev. Eq.
152
394 SF
Lobby
151
74 SF
Elev.
153
158 SF
Trash
104
196 SF
Stair 1
102
13224 SF
Parking
101
85 SF
W.C.
158
348 SF
Storage
160
791 SF
Storage
159
320 SF
Storage
161
827 SF
Pavilion
205
1574 SF
Unit Type 1
209
1513 SF
Unit Type 2
212
2520 SF
Unit Type 3
213
2445 SF
Unit Type 4
214
1601 SF
Unit Type 1
211
1566 SF
Unit Type 1
210
134 SF
Trash
208
83 SF
Elev. Eq.
203
81 SF
Elev.
202
202 SF
Stair 1
206
1646 SF
Unit Type 5
215
1570 SF
Unit Type 5
216
186 SF
Stair 2
207
1341 SF
Corridor
201
Unit 1 Unit 2
Unit 3
Unit 4
Unit 5Unit 6
Unit 7Unit 8
AFFORDABLE UNIT
1631 SF
Unit Type 1
307
1513 SF
Unit Type 2
308
186 SF
Stair 2
305 2520 SF
Unit Type 3
309
2456 SF
Unit 4
310
2547 SF
Unit Type 6
311
2986 SF
Unit Type 7
312
1210 SF
Corridor
301
134 SF
Trash
306
83 SF
Elev. Eq.
303
81 SF
Elev.
302
202 SF
Stair 1
304
Unit 9 Unit 10
Unit 11
Unit 12
Unit 13
Unit 14
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/16" = 1'-0"
Harbor Flats at
Loch Lomond
223006
MS
CR
PLANNING SUBMITTAL 4/17/25
Areas
A005
25 Loch Lomond Drive
San Rafael, CA
1/16" = 1'-0"
1 Level 1 Areas
1/16" = 1'-0"
2 Level 2 Areas
1/16" = 1'-0"
3 Level 3 Areas
Area Schedule (Gross Building)
Level Number Name Area
Level 1 157 Corridor 137 SF
Level 1 153 Elev.74 SF
Level 1 152 Elev. Eq.80 SF
Level 1 151 Lobby 394 SF
Level 1 101 Parking 13224 SF
Level 1 102 Stair 1 196 SF
Level 1 103 Stair 2 189 SF
Level 1 159 Storage 791 SF
Level 1 160 Storage 348 SF
Level 1 161 Storage 320 SF
Level 1 104 Trash 158 SF
Level 1 158 W.C.85 SF
15997 SF
Level 2 201 Corridor 1341 SF
Level 2 202 Elev.81 SF
Level 2 203 Elev. Eq.83 SF
Level 2 205 Pavilion 827 SF
Level 2 206 Stair 1 202 SF
Level 2 207 Stair 2 186 SF
Level 2 208 Trash 134 SF
Level 2 209 Unit Type 1 1574 SF
Level 2 210 Unit Type 1 1566 SF
Level 2 211 Unit Type 1 1601 SF
Level 2 212 Unit Type 2 1513 SF
Level 2 213 Unit Type 3 2520 SF
Level 2 214 Unit Type 4 2445 SF
Level 2 215 Unit Type 5 1646 SF
Level 2 216 Unit Type 5 1570 SF
17291 SF
Level 3 301 Corridor 1210 SF
Level 3 302 Elev.81 SF
Level 3 303 Elev. Eq.83 SF
Level 3 304 Stair 1 202 SF
Level 3 305 Stair 2 186 SF
Level 3 306 Trash 134 SF
Level 3 310 Unit 4 2456 SF
Level 3 307 Unit Type 1 1631 SF
Level 3 308 Unit Type 2 1513 SF
Level 3 309 Unit Type 3 2520 SF
Level 3 311 Unit Type 6 2547 SF
Level 3 312 Unit Type 7 2986 SF
15549 SF
48837 SF
No.Description Date
OCCUPANT LOAD BY AREA
Level Number Name Area
Occ Load
Factor
Occupant
Load
Exit Width
Req'd (inches)
Level 1 101 Parking 13224 SF 200 66.12 13.2
Level 1 102 Stair 1 196 SF 200 0.98 0.2
Level 1 103 Stair 2 189 SF 200 0.94 0.2
Level 1 104 Trash 158 SF 200 0.79 0.2
Level 1 151 Lobby 394 SF 200 1.97 0.4
Level 1 152 Elev. Eq. 80 SF 200 0.40 0.1
Level 1 153 Elev.74 SF 200 0.37 0.1
Level 1 157 Corridor 137 SF 200 0.68 0.1
Level 1 158 W.C.85 SF 200 0.43 0.1
Level 1 159 Storage 791 SF 200 3.96 0.8
Level 1 160 Storage 348 SF 200 1.74 0.3
Level 1 161 Storage 320 SF 200 1.60 0.3
15997 SF 79.99 16.0
Level 2 201 Corridor 1341 SF 200 6.71 1.3
Level 2 202 Elev.81 SF 200 0.40 0.1
Level 2 203 Elev. Eq. 83 SF 200 0.42 0.1
Level 2 205 Pavilion 827 SF 200 4.14 0.8
Level 2 206 Stair 1 202 SF 200 1.01 0.2
Level 2 207 Stair 2 186 SF 200 0.93 0.2
Level 2 208 Trash 134 SF 200 0.67 0.1
Level 2 209 Unit Type 1 1574 SF 200 7.87 1.6
Level 2 210 Unit Type 1 1566 SF 200 7.83 1.6
Level 2 211 Unit Type 1 1601 SF 200 8.01 1.6
Level 2 212 Unit Type 2 1513 SF 200 7.57 1.5
Level 2 213 Unit Type 3 2520 SF 200 12.60 2.5
Level 2 214 Unit Type 4 2445 SF 200 12.22 2.4
Level 2 215 Unit Type 5 1646 SF 200 8.23 1.6
Level 2 216 Unit Type 5 1570 SF 200 7.85 1.6
17291 SF 86.45 17.3
Level 3 301 Corridor 1210 SF 200 6.05 1.2
Level 3 302 Elev.81 SF 200 0.40 0.1
Level 3 303 Elev. Eq. 83 SF 200 0.42 0.1
Level 3 304 Stair 1 202 SF 200 1.01 0.2
Level 3 305 Stair 2 186 SF 200 0.93 0.2
Level 3 306 Trash 134 SF 200 0.67 0.1
Level 3 307 Unit Type 1 1631 SF 200 8.15 1.6
Level 3 308 Unit Type 2 1513 SF 200 7.57 1.5
Level 3 309 Unit Type 3 2520 SF 200 12.60 2.5
Level 3 310 Unit 4 2456 SF 200 12.28 2.5
Level 3 311 Unit Type 6 2547 SF 200 12.73 2.5
Level 3 312 Unit Type 7 2986 SF 200 14.93 3.0
15549 SF 77.75 15.5
Grand total 48837 SF 244.19 48.8
UP
UP
T
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T ectonic Cop yright 2007
56"
60"
A501
2
A5021
A502 2
50' - 5 1/2"11' - 3 3/4"42' - 5 1/2"40' - 4 1/4"
typ. u.o.n.
19' - 0"26' - 0"
typ. u.o.n.
19' - 0"
Parking
101
Exit Corr.
106
13' - 0"
C/L DRIVE AISLE
R @ 0' -6"22
TYP.
Util.
151
10
'
-
9
1
/
4
"
EV
60.00°
Stor.Stor.
1 2
4
5
6
7
8
9
10
11
1213
3
Parking
101
Stair 2
176 Corr.
177
Elev.
185
Elev Eq.
186
Lobby
190
Stor.Stor.
14
15
16
17
18
19
20
21
22
23
24
25
26 27
28
29
sliding gate
security fence
30
31
32
EQ EQ EQ EQ
EQ EQ EQ EQ EQ
typ.u.o.n.
9' - 0"
typ.u.o.n.
19' - 0"
13' - 0"
51' - 0"
9' - 0"
2' - 0"
typ.
10' - 6"
typ.
18' - 0"
min. typ.
19' - 9"
13' - 5"
9' - 0"9' - 0"
19' - 0"
6' - 3"
1' - 6"
W.C.
193
PARKING COUNTS
STANDARD: 30
EV:13
ACCESSIBLE 2
TOTAL: 32
EV CHARGING
STATION, TYP. OF 13
N
O
RTH
0'4'8'16'32'
E
V
E
V
E
V
E
V
E
V
E
V
E
V
E
V
E
V
E V
E V
EV EV
Stair 1
194
Trash
Enclosure
7' - 9"
9' - 0"
8' - 4"
20' - 8"
17' - 11"
13' - 3"
8' - 7"
20' - 1"
73' - 0"
8' - 5"
31' - 4"
62' - 4"
43' - 5"
17' - 1"
9' - 0"
35' - 5"35' - 10"8' - 5"50' - 11"9' - 0"3' - 3"
143' - 1"
8' - 5"
80' - 7"
70' - 0"
3' - 0"
162' - 0"
8' - 11"
12' - 7"
NOTE:
ALL STORAGE UNITS (1 PER
UNIT) WILL CONTAIN LONG TERM
BICYCLE STORAGE RACKS
DOWNSPOUT, TYP.
KNOX BOX @ +72" A.F.F. WITH
KNOX KEY SWITCH FOR
AUTOMATIC GATE
GARAGE AIR VENT AND
HYDROSTATIC FLOOD
VENT, TYP.
Storage
102
Storage
103
Storage
104
Storage
105
Storage
107
Storage
108
Storage
109
Storage
110
Storage
111
Storage
112
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Level 1 Floor Plan
A201
25 Loch Lomond Drive
San Rafael, CA
No.Description Date
1/8" = 1'-0"
1 Level 1
DN
UP
DN
UP
A501
2
A5021
A502 2
1
A601
2
A601
Stair 2
C202
Pavilion
173
Stair 1
C201
Deck
Deck
Deck
Deck
Trash
187
Elev.
189
Equip.
188
BR/Office
302
BR
303
DR
121
LR
308
Entry
312
Coats
318
BA
144
Hall
142
Laun.
143
WH
145
MBR
1
Clos.
2
MBA
3
Clos.
4
Kit.
6
15' - 6"
17' - 4"
12' - 6"
13' - 1"
14' - 5"
17' - 1"
11' - 7"
14' - 0"
6' - 5"
5' - 0"
8' - 2"
14' - 6"12' - 7"
26' - 7"
21' - 10"
14' - 9"
17' - 3"
LR
402
DR
401
Kit.
120Off.
406
Coats
405
BR
106
Clos.
414
Laun.
408
WH
146
BA
409
MBA
415
Clos.
413
MBR
412
Entry
1
Clos.
2
14' - 0"
7' - 11"
11' - 10"
26' - 10"
19' - 7"
11' - 7"
17' - 9"
14' - 9"
9' - 8"
14' - 1"
18' - 8"
9' - 8"
14' - 7"
9' - 4"21' - 1"16' - 6"
27' - 0"
BR/Office
302
BR
303
DR
121
LR
308
Entry
312
Coats
318
BA
144
Hall
142
Laun.
143
WH
145
MBR
1
Clos.
2
MBA
3
Clos.
4
Kit.
6
15' - 6"
17' - 4"
12' - 6"
13' - 1"
14' - 5"
17' - 1"
11' - 7"
14' - 0"
6' - 5"
5' - 0"
8' - 2"
14' - 6"12' - 7"
26' - 7"
21' - 10"
14' - 9"
17' - 3"
BR
6
LR
7
Clos.
8
MBA
9
BA
10
MBR
11
Hall
12
Kit
13
Coats
14
Clos.
16
21' - 1"
20
'
-
6
"
8'
-
6
"
18' - 4"
12
'
-
1
0
"
5' - 11"6' - 5"
12
'
-
1
"
11
'
-
3
"
7' - 6"5'
-
9
"
14' - 4"
18
'
-
4
"
BR
6
LR
7
Clos.
8
MBA
9
BA
10
MBR
11
Hall
12
Kit
13
Coats
14
Clos.
16
21' - 1"
20' - 6"
8' - 6"
18' - 4"
12' - 10"
5' - 11"6' - 5"
12' - 1"
11' - 3"
7' - 6"
5' - 9"
14' - 4"
18' - 4"
BR/Office
302
BR
303
DR
121
LR
308
Entry
312
Coats
318
BA
144
Hall
142
Laun.
143
WH
145
MBR
1
Clos.
2
MBA
3
Clos.
4
Kit.
6
15' - 6"
17' - 4"
12' - 6"
13' - 1"
14' - 5"
17' - 1"
11' - 7"
14' - 0"
6' - 5"
5' - 0"
8' - 2"
14' - 6"12' - 7"
26' - 7"
21' - 10"
14' - 9"
17' - 3"
Corridor
192
BR
6
BA
7
Kit.
8
Laun.
9Clos.
10
BA
11
MBR
12
Clos.
13
Clos.
14
WH
15
LR
16
13' - 4"15' - 3"
18' - 7"
16' - 11"
17' - 2"
6' - 0"
6' - 0"
41' - 8"
15' - 0"
BR
6
BA
7
Kit.
8
Laun.
9
Clos.
10
BA
11
MBR
12
Clos.
13
Clos.
14
WH
15
LR
16
13' - 4"
15
'
-
3
"
18' - 7"
16' - 11"
17
'
-
2
"
6'
-
0
"
6' - 0"
41
'
-
8
"
15' - 0"
BR
6
BA
7
Kit.
8
Laun.
9 Clos.
10
BA
11
MBR
12
Clos.
13
Clos.
14
WH
15
LR
16
13' - 4"
15
'
-
3
"
18' - 7"
16' - 11"
17
'
-
2
"
6'
-
0
"
6' - 0"
41
'
-
8
"
15' - 0"
BR
6
BA
7
Kit.
8
Laun.
9
Clos.
10
BA
11
MBR
12
Clos.
13
Clos.
14
WH
15
LR
16
13' - 4"
15
'
-
3
"
18' - 7"
16' - 11"
17
'
-
2
"
6'
-
0
"
6' - 0"
41
'
-
8
"
15' - 0"
LR
22
MBR
23
MBA
24
Clos.
25
BA2
26
BR 2
27BR 3/Office
28
Laun.
29
Clos.
30
Coats
31
Clos.
32
Clos.
33
Kit.
34
18' - 2"
16' - 4"
27' - 4"
13' - 8"
8' - 7"
12' - 9"
4' - 3"
7' - 3"
6' - 0"
12' - 0"
10' - 8"
12' - 3"6' - 0"10' - 6"
13' - 10"
Unit 1
Unit 2
Unit 3
Unit 4
Unit 5Unit 6
Unit 7Unit 8
N
O
RTH
0'4'8'16'32'
148' - 9"
3' - 8"80' - 4"43' - 5"15' - 0"6' - 4"
159' - 7"
8' - 6"
13' - 10"
3' - 11"
17' - 0"
50' - 3"
17' - 4"
148' - 4"
3' - 8"35' - 3"36' - 5"21' - 3"30' - 7"21' - 3"
4' - 0"
16' - 11"
43' - 5"
25' - 1"
60' - 2"
6' - 0"
8' - 6"
11' - 7"6' - 11"
7' - 9"
15' - 2"
9' - 0"
6' - 11"
6' - 8"
8' - 2"
20' - 5"
27' - 1"
DOWNSPOUT,
TYP.
AFFORDABLE
UNIT
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Level 2 Floor Plan
A202
25 Loch Lomond Drive
San Rafael, CA
1/8" = 1'-0"
1 Level 2
No.Description Date
DN
DN
A501
2
A5021
A502 2
LR
402
DR
401
Kit.
120Off.
406
Coats
405
BR
106
Clos.
414
Laun.
408
WH
146
BA
409
MBA
415
Clos.
413
MBR
412
Entry
1
Clos.
2
14' - 0"
7' - 11"
11' - 10"
26' - 10"
19' - 7"
11' - 7"
17' - 9"
14' - 9"
9' - 8"
14' - 1"
18' - 8"
9' - 8"
14' - 7"
9' - 4"21' - 1"16' - 6"
Trash
179
Equip.
180
Elev.
181
Stair
183
Stair 1
184
Deck
Deck
Deck
Deck
BR/Office
302
BR
303
DR
121
LR
308
Entry
312
Coats
318
BA
144
Hall
142
Laun.
143
WH
145
MBR
1
Clos.
2
MBA
3
Clos.
4
Kit.
6
15' - 6"
17' - 4"
12' - 6"
13' - 1"
14' - 5"
17' - 1"
11' - 7"
14' - 0"
6' - 5"
5' - 0"
8' - 2"
14' - 6"12' - 7"
26' - 7"
21' - 10"
14' - 9"
17' - 3"
LR
402
DR
401
Kit.
120Off.
406
Coats
405
BR
106
Clos.
414
Laun.
408
WH
146
BA
409
MBA
415
Clos.
413
MBR
412
Entry
1
Clos.
2
14' - 0"
7' - 11"
11' - 10"
26' - 10"
19' - 7"
11' - 7"
17' - 9"
14' - 9"
9' - 8"
14' - 1"
18' - 8"
9' - 8"
14' - 7"
9' - 4"21' - 1"16' - 6"
WH
502
Coats
114
Laun.
504
Entry
501 Office/BR
505
DR
506
LR
507MBA
157
Clos.
149
MBR
153
BA
156
Hall
511
Clos.
1Clos.
2
Clos.
3
Pantry
4
Kit.
5
22' - 11"15' - 0"
7' - 6"
19' - 6"
24' - 1"
12' - 9"27' - 7"
21' - 7"
15' - 4"15' - 3"5' - 8"
4' - 10"
7' - 6"
BR/Office
302
BR
303
DR
121
LR
308
Entry
312
Coats
318
BA
144
Hall
142
Laun.
143
WH
145
MBR
1
Clos.
2
MBA
3
Clos.
4
Kit.
6
15' - 6"
17' - 4"
12' - 6"
13' - 1"
14' - 5"
17' - 1"
11' - 7"
14' - 0"
6' - 5"
5' - 0"
8' - 2"
14' - 6"12' - 7"
26' - 7"
21' - 10"
14' - 9"
17' - 3"
BR/Office
302
BR
303
DR
121
LR
308
Entry
312
Coats
318
BA
144
Hall
142
Laun.
143
WH
145
MBR
1
Clos.
2
MBA
3
Clos.
4
Kit.
6
15' - 6"
17' - 4"
12' - 6"
13' - 1"
14' - 5"
17' - 1"
11' - 7"
14' - 0"
6' - 5"
5' - 0"
8' - 2"
14' - 6"12' - 7"
26' - 7"
21' - 10"
14' - 9"
17' - 3"
Corridor
191
BR
6
BA
7
Kit.
8
Laun.
9
Clos.
10
BA
11
MBR
12
Clos.
13
Clos.
14
WH
15
LR
16
13' - 4"
15
'
-
3
"
18' - 7"
16' - 11"
17
'
-
2
"
6'
-
0
"
6' - 0"
41
'
-
8
"
15' - 0"
Kit.
204
BR
214
Clos.
215
BA
216
BR
131
Vest.
132
MBR
133
Coats
135
Laun.
136
LR/DR
137
MBA
138
Clos.
139
Clos.
140
BA2
1
Clos.
2
17' - 0"
16' - 10"
21' - 8"
17' - 6"20' - 9"
23' - 9"
14' - 4"
17' - 3"
15' - 3"
10' - 6"
8' - 10"6' - 4"
7' - 9"
10' - 4"
LR
22
MBR
23
MBA
24
Clos.
25
BA2
26
BR 2
27BR 3/Office
28
Laun.
29
Clos.
30
Coats
31
Clos.
32
Clos.
33
Kit.
34
18' - 2"
16' - 4"
27' - 4"
13' - 8"
8' - 7"
12' - 9"
4' - 3"
7' - 3"
6' - 0"
12' - 0"
10' - 8"
12' - 3"6' - 0"10' - 6"
13' - 10"
Unit 9 Unit 10
Unit 11
Unit 12
Unit 13
Unit 14
N
O
RTH
0'4'8'16'32'
148' - 9"
3' - 8"80' - 4"43' - 5"15' - 0"6' - 4"
42' - 11"
9' - 1"
13' - 3"
3' - 8"
17' - 5"
50' - 1"
17' - 4"
147' - 8"
3' - 0"35' - 4"36' - 4"
4' - 0"
16' - 11"
43' - 5"
25' - 1"
17' - 6"
19' - 9"
22' - 11"
73' - 0"
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Level 3 Floor Plan
A203
25 Loch Lomond Drive
San Rafael, CA
1/8" = 1'-0"
1 Level 3
No.Description Date
SL
O
P
E
1
/
4
"
/
F
T
.
SL
O
P
E
1
/
4
"
/
F
T
.
SL
O
P
E
1
/
4
"
/
F
T
.
STANDING SEAM METAL ROOF, TYP.
LINE OF BUILDING FOOTPRINT
SLOPE 1/4"/FT.
SLOPE 1/4"/FT.
SLOPE 1/4"/FT.
DOWNSPOUT, TYP.
INTERIOR ROOF
DRAIN, TYP.
GUTTER
ROOF CRICKET
GUTTER
SLOPE 2%
SLOPE 2%
SLOPE 2%
SLOPE 2%
CONTINUOUS GSM GUTTER
SL
O
P
E
1
/
4
"
/
F
T
.
SL
O
P
E
1
/
4
"
/
F
T
.
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Roof Plan
A204
25 Loch Lomond Drive
San Rafael, CA
No.Description Date
1/8" = 1'-0"
1 Roof
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
NOV 30 2015
12" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Elevator Mfr.
Details
A211
12" = 1'-0"
1 Elevator Details
NOTE:
THIS DRAWING IS FOR REFERENCE ONLY.
VERIFY ALL DIMENSIONS AND
REQUIREMENTS WITH ELEVATOR
MANUFACTURER PRIOR TO CONSTRUCTION.
No.Description Date
Level 1
0' -0"
Level 1
0' -0"
Roof
31' -6"
Roof
31' -6"
Level 2
11' -0"
Level 2
11' -0"
Level 3
21' -3"
Level 3
21' -3"
Roof Ridge Max.
35' -0"
Roof Ridge Max.
35' -0"
PROJECT ADDRESS SIGN -STAINLESS STEEL STAND-OFF LETTERS
WALL MOUNTED LED LOW GLARE LIGHT, TYP.
WOOD SLAT
PRIVACY FENCE
OPEN SLAT WOOD FENCE
3' - 4"
6' - 0"
ALUMINUM GLAZING
SYSTEM, WHITE POWDER
COAT FINISH
Level 1
0' -0"
Roof
31' -6"
Level 2
11' -0"
Level 3
21' -3"
Roof Ridge Max.
35' -0"
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Exterior
Elevations
A501
25 Loch Lomond Drive
San Rafael, CA
1/8" = 1'-0"
1 North
1/8" = 1'-0"
2 South
SLIDING ENTRY GATE
TRASH
ENCLOSURE
GLASS WINDSCREEN
2-HOUR WALL ASSEMBLY: BRICK
VENEER OVER STUCCO OVER
STRUCTURAL METAL STUDS
WOOD BALCONY RAILING
SYSTEM, TYP.
BOARD AND BATTEN CEMENTITIOUS
SIDING (HARDIE BOARD OR EQUAL)
WOOD SOFFIT, TYPICAL
No.Description Date
Level 1
0' -0"
Level 1
0' -0"
Roof
31' -6"
Roof
31' -6"
Level 2
11' -0"
Level 2
11' -0"
Level 3
21' -3"
Level 3
21' -3"
3' - 6"
10' - 3"
10' - 3"
11' - 0"
Roof Ridge Max.
35' -0"
PROJECT ADDRESS SIGN -STAINLESS STEEL LETTERSWALL MOUNTED LED LOW GLARE LIGHT, TYP.
PERFORATED METAL VENT SCREEN, BLACK POWDER COAT, TYP.
Level 1
0' -0"
Level 1
0' -0"
Roof
31' -6"
Roof
31' -6"
Level 2
11' -0"
Level 2
11' -0"
Level 3
21' -3"
Level 3
21' -3"
Roof Ridge Max.
35' -0"
Roof Ridge Max.
35' -0"
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Exterior
Elevations
A502
25 Loch Lomond Drive
San Rafael, CA
1/8" = 1'-0"
1 East
1/8" = 1'-0"
2 West
No.Description Date
Level 1
0' -0"
Level 1
0' -0"
Roof
31' -6"
Roof
31' -6"
Level 2
11' -0"
Level 2
11' -0"
Level 3
21' -3"
Level 3
21' -3"
Roof Ridge Max.
35' -0"
Roof Ridge Max.
35' -0"
35' - 0"
Level 1
0' -0"
Roof
31' -6"
Level 2
11' -0"
Level 3
21' -3"
Roof Ridge Max.
35' -0"
LICE N S E D ARC
H
I
TE
C
TCOLINJ.RUS
S
E
L
L
S
T
ATE
OF CA L I F ORNIA
C-28378
RENEWAL
DATE
990 A Street, Suite K
415.671.8892 tel.
415.594.0857 fax
San Rafael, CA 94901
Sheet No:
Of Sheets
Sheet Title
Scale:
:
Project No.:
Drawn By:
Checked By:
Issued Date:
Material herein is for use by authorized contractors,
bidders and subcontractors in connection with this project
only. All dimensions an these drawings shall take
precedence over scaled dimensions. Contractors shall be
responsible to verify all dimensions and conditions on the
job. Russell Architects must be notified of any variations
from the dimensions and conditions shown by these
drawings. Electronic files furnished by Russell Architects
are strictly for reference only. Russell Architects shall be
indemnified and held harmless for any and all
modifications to such electronic files by others.
Revisions
11-30-25
1/8" = 1'-0"
Harbor Flats at
Loch Lomond
223006
Author
Checker
PLANNING SUBMITTAL 4/17/25
Building Sections
A601
25 Loch Lomond Drive
San Rafael, CA
No.Description Date
1/8" = 1'-0"
1 Section - Longitudinal
1/8" = 1'-0"
2 Section - Transverse
MAIN BLG.
POINT SAN PEDRO ROAD
CO
CO
PA
PA
PA
3'-0" HT HORIZONTAL
FENCE, S.A.D.
7'-0" HT
HORIZONTAL
FENCE, S.A.D.
TRASH ENCLOSURE, S.A.D
PA
(E) SIDEWALK TO
REMAIN
(E)SIGN
PR
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PR
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(N)TREE, TRISTANIOPSIS LAURINA,
WATER GUM; TOTAL (3)
3'-0" HT
HORIZONTAL
FENCE, S.A.D.
(N)BACK FLOW
PREVENTER
BIO
BIO
(N)TREE, TRISTANIOPSIS LAURINA,
WATER GUM; TOTAL (3)
PA PA
PA
PA
PA
C1
(N)SEATING AREA
(N)TREE, LYONOTHAMNUS
FLORIBUNDUS, SANTA CATALINA
ISLAND IRONWOOD; TOTAL (1)
SCALE: 1/16" = 1'-0"
0 4'10'20' 30'40'60'
L1.0
LANDSCAPE
SITE PLAN
Drawn by: MH
Checked by: JM
HA
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7
Landscape Architecture
232 Sir Francis Drake Blvd.
San Anselmo, CA 94960
Phone: (415) 721-0905
Fax: (415) 721-0910
Web: studiogreen.com
Email: info@studiogreen.com
Date: Issue:
SIGN HERE
RENEWAL DATE
DATE
5/29/26
4/14/25
SIGN HERE
RENEWAL DATE
DATE
PROGRESS SET
NOT FOR
CONSTRUCTION
4/16/2025 PLANNING
MATERIALS SCHEDULE
C0 CONCRETE
PLANTING AREAPA
BIO PLANTING AREABIO
SHRUB PLANTING
BIORETENTION PLANTING
DIETES BIOCOLOR LIMONIUM PEREZII MULENBERGIA DUBIA
CEANOTHUS YANKEE POINT RHAMNUS CALIFORNICA
CHONDROPETALUM TECTORUMLANDSCAPE SITE PLAN1
TREES
TRISTANIOPSOS LAURINA LYONOTHAMUNUS FLORIBUNDUS
WATER GUM SANTA CATALINA ISLAND IRONWOOD
FORTNIGHT LILY SEA LAVENDER PINE MULY
YANKEE POINT CEANOTHUS COFFEEBERRY
CAPE RUSH
C1 GRANITE CRETE, COLOR TBD
Page 1 of 6
25 Loch Lomond Drive, San Rafael, CA 94901
APN 016-070-14
Project Narrative
Harbor Flats at Loch Lomond (“the Project”) is a proposed new residential development to be
located at 25 Loch Lomond Drive in San Rafael, CA (“the Property”). The Property is
approximately .54 acres in size. The Project proposes fourteen (14) new residential units, 1 unit is
proposed to be offered at the low-income affordability level. The Project reaches a maximum
height of 35’, with ground-level parking and two stories of residential units. Amenities for the
residents include decks/patios and an open-air common area with a pavilion on the second floor.
Andy’s Market and a children’s playground are located in close proximity.
The Project is a qualified housing development governed by:
• SB 330 (The Housing Crisis Act);
• State Density Bonus Law (Cal. Government Code § 65915; and
• Housing Accountability Act (Cal. Government Code § 65589.5.
I. General Plan and Zoning
The zoning for the Property is established by PD 1860, which governs the Loch Lomond Village
project. Per the PD, the Property is already authorized for a mixed-use project with 5 residential
units. However, the Property is designated as Neighborhood Commercial Mixed-Use (NC) in San
Rafael’s General Plan 2040, which has a higher density range of 8.7 – 24.2 units per net acre.
Accordingly, there is a discrepancy between the density allowed by PD 1860 and that allowed by
the Property’s general plan land use designation.
The Project is a “housing development” as defined by Cal. Government Code § 65915(i) and ,
because the Project will provide 10% of its units as Below Market Rate units, it qualifies as a State
Density Bonus project pursuant to Cal. Government Code § 65915 (“SDBL”). Government Code
§ 65915(o)(6) defines “maximum allowable residential density” or “base density” in relevant part
as:
“the greatest number of units allowed under the zoning ordinance, specific plan, or
land use element of the general plan, or, if a range of density is permitted, means the
greatest number of units allowed by the specific zoning range, specific plan, or land use
element of the general plan applicable to the project.” (Emphasis added.)
Page 2 of 6
Therefore, pursuant to the above definition, the maximum allowable residential density is the
greatest number of units allowed per the governing land use controls, including if there is a range
of density set forth in the land use element in General Plan. Therefore, the density for the Property
is 24.2 units per acre and the allowable base density for the Project is 13 units. There is no need to
amend the Property’s PD to allow for the greater density of the General Plan because the greater
density is allowed by the SDBL. Furthermore, as will be discussed below, there is no need to
amend the Property’s PD to allow a 100% residential project because that use requirement can be
waived via a concession.
II. State Density Bonus Law
As a SDBL project that will provide 10% of its units at the Low-Income level, the Project is eligible
for a 20% density bonus of two units, however, the Project is designed to only utilize one density
bonus unit, for a total of 14 units. The Project has been designed to meet the development standards
of PD-1860, however, the Project is entitled to one incentive or concession and unlimited waivers
of development standards that would preclude its development at the permitted density.
Government Code § 65915(o)(2) defines “Development standard” as:
“a site or construction condition, including, but not limited to, a height limitation, a
setback requirement, a floor area ratio, an onsite open-space requirement, a minimum
lot area per unit requirement, or a parking ratio that applies to a residential development
pursuant to any ordinance, general plan element, specific plan, charter, or other local
condition, law, policy, resolution, or regulation that is adopted by the local government
or that is enacted by the local government’s electorate exercising its local initiative or
referendum power, whether that power is derived from the California Constitution,
statute, or the charter or ordinances of the local government.”
California case law has established that waivers must be granted for development projects as
designed if the project satisfies the criteria of the SDBL. (See Wollmer v. City of Berkeley (2011)
193 Cal. App. 4th 1329; Bankers Hill 150 v. City of San Diego (2022) 74 Cal. App. 5th 755). The
SDBL establishes that granting appropriate development standard waivers is mandatory, “In no
case may a city, county, or city and county apply any development standard that will have the
effect of physically precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or incentives permitted by this section.”
(Cal. Gov’t Code §65915(e)(1).) Additionally, the local agency can only deny a waiver if the
waiver or reduction shall have a specific adverse impact upon health or safety and for which there
is no feasible method to satisfactorily mitigate or avoid the impact; would have an adverse impact
on any real property that is listed in the California Register of Historical Resources; or the waiver
or reduction would be contrary to state or federal law. (Id.)
Page 3 of 6
The Project is requesting one incentive/concession (hereinafter referred to collectively as
“concession”) under Government Code Section 65915(d) to waive the mixed-use requirement and
provide residential units only. A concession is defined at Section 65915(k) as:
• A reduction in site development standards or a modification of zoning code or architectural
design requirements, such as a reduction in setback or minimum square footage
requirements; or
• Approval of mixed-use zoning; or
• Other regulatory incentives or concessions which actually result in identifiable and actual
cost reductions.
Any requested concession must be approved by the local agency unless it makes a written finding,
based upon substantial evidence, that: A. The concession or incentive does not result in
“identifiable and actual cost reductions” to provide for affordable housing; B. The concession or
incentive would have a specific, adverse impact on public health, safety or on any property listed
in the California Register of Historical Resources; and C. The concession or incentive would be
contrary to state or federal law. (Cal. Gov’t Code §65915(d)(1)(A)-(C).) An applicant seeking a
concession pursuant to the SDBL “is not required to establish that cost reductions will result.
Instead, ‘[t]he city . . . shall bear the burden of proof for the denial of a requested concession or
incentive.’ (Cal. Government Code § 65915(d)(4).” (Schreiber v. City of Los Angeles (2021) 69
Cal.App.5th 549, 555). Demand and rents for commercial space are objectively near all-time lows.
Furthermore, the requested reduction in square footage requirements is specifically identified as
an example of a concession in the statute. Finally, the findings necessary for denial of the requested
concession cannot be made.
In sum, an amendment to the PD is not necessary for the Project because both the increased density
and the concession concerning the requirement to provide commercial space are allowed pursuant
to the State Density Bonus Law.
III. Affordable Housing
The Project will provide 10% of its units at the Low-Income Affordability level. This complies
with San Rafael’s Affordable Housing requirement set forth in Resolution 14890. For projects that
provide 2 – 15 units only, the project only needs to comply with the primary requirement of
providing 10% of the units at BMR levels. This results in a requirement for 1.3 BMR units. If the
number of units required results in a fraction below .5, the developer can pay the pro-rated in lieu
fee. Accordingly, the Project will provide 1 BMR unit and pay the pro-rated fee.
Page 4 of 6
IV. SB 330
The Project applicant submitted a complete Preliminary Application pursuant to SB 330 on
September 10, 2024. The primary effect of submitting the Preliminary Application is that the
Project is only subject to San Rafael’s ordinances, policies, standards, and fees in place as of that
date.
SB 330 also prevents jurisdictions from conducting more than 5 public hearings in connection with
the approval of a housing development project that is in compliance with the applicable objective
general plan and zoning standards in effect at the time an application is deemed complete. The five
hearings1, which do not include hearings related to CEQA law, are counted from the deemed-
complete date of the development application.
V. Housing Accountability Act
The Housing Accountability Act significantly restricts a local agency’s ability to deny housing
projects that are consistent with objective standards. Furthermore, “the receipt of a density bonus,
incentive, concession, waiver, or reduction of development standards,” pursuant to the State
Density Bonus Law, “shall not constitute a valid basis on which to find a proposed housing
development project is inconsistent, not in compliance, or not in conformity, with an applicable
plan, program, policy, ordinance, standard, requirement.”
A proposed housing development project is not inconsistent with the applicable zoning standards
and criteria and shall not require a rezoning (or amendment) if the housing development project is
consistent with the objective general plan standards and criteria, but the zoning for the project site
is inconsistent with the general plan.
Once it is established that a project complies with applicable objective standards, a city’s discretion
to disapprove or reduce the density of the project is very limited. Government Code section
65589.5(j)(1) establishes that a development project that complies with objective standards can
1 “Hearing” includes any public hearing, workshop, or similar meeting, including any appeal, conducted by the city
or county with respect to the housing development project, including any meeting relating to Section 65915, whether
by the legislative body of the city or county, the planning agency established pursuant to Section 65100, or any other
agency, department, board, commission, or any other designated hearing officer or body of the city or county, or any
committee or subcommittee thereof. “Hearing” d oes not include a hearing to review a legislative approval, including
any appeal, required for a proposed housing development project, including, but not limited to, a general plan
amendment, a specific plan adoption or amendment, or a zoning amendment, or any hearing arising from a timely
appeal of the approval or disapproval of a legislative approval. (Cal. Gov’t Code 65905.5(b)(2).
Page 5 of 6
only be disapproved, or approved at a lower density, based upon written findings supported by a
preponderance of the evidence on the record that both of the below conditions exist:
“(A) The housing development project would have a specific adverse impact upon the
public health or safety unless the project is disapproved or approved upon the condition
that the project be developed at a lower density. As used in this paragraph, a “specific,
adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based
on objective, identified written public health or safety standards, policies, or conditions
as they existed on the date the application was deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact
identified . . . other than the disapproval of the housing development project or the
approval of the project upon the condition that it be developed at a lower density.”
Pursuant to section 65589.5(a)(3), it is the intent of the Legislature that the conditions that
would have a specific, adverse impact “arise infrequently.” Accordingly, other than determining
noncompliance with applicable objective standards, this is the only manner in which the Project
could be denied or reduced by the local agency.
VI. Entitlements Requested
The Project will seek a Major Environmental and Design Review permit, which findings are set
forth at 14.25.090.
A. That the project design is in accord with the general plan, the objectives of the zoning
ordinance and the purposes of this chapter;
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;
C. That the project design minimizes adverse environmental impacts; and
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.
The Project’s design complies with many key plans and policies of the San Rafael General Plan
2040 as provided below:
Policy LU-3.3: Housing Mix
Encourage a diverse mix of housing choices in terms of affordability, unit type, and size,
including opportunities for both renters and owners.
Page 6 of 6
Policy CDP-4.5: Higher Density Design
Encourage high-quality architecture and landscape design in new higher-density housing and
mixed use projects. Such projects should be designed to be compatible with nearby buildings and
respect the character-defining features of the surrounding neighborhood or district.
Policy CDP- 4.6: Open Space in Multi-Family Housing
Require private outdoor areas such as decks and patios, as well as common space areas, in new
multi-family development and mixed use housing. Common open space may include recreation
facilities, gathering places, and site amenities such as picnic and play areas.
Policy H-4.3: Affordable Housing Requirements
Require the inclusion of affordable housing units in market-rate housing projects. Ensure that
affordable housing requirements are economically viable, do not negatively affect overall housing
production, and provide sufficient flexibility for the private sector. When new affordable units are
created, pursue deed restriction and affordability terms of at least 55 years so that fewer tenants
are at risk of being displaced in any given year.
Policy H-4.14: Commercial to Residential Conversion
Encourage the adaptive reuse of older commercial buildings, including office and retail
buildings, for housing.