Loading...
HomeMy WebLinkAboutCC Resolution 12018 (Demolish 1203 & 1211 Lincoln Ave.)RESOLUTION NO. 12018 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED04-102), USE PERMIT (UP05-032) FOR A HEIGHT BONUS AND A VESTING TENTATIVE CONDOMINIUM MAP (TS05-001) TO DEMOLISH EXISTING RESIDENTIAL BUILDINGS LOCATED AT 1203 AND 1211 LINCOLN AVENUE (CORNER OF LINCOLN AVENUE AND MISSION AVENUE) IN ORDER TO CONSTRUCT A NEW 36 -UNIT RESIDENTIAL CONDOMINIUM BUILDING WITH ASSOCIATED PARKING AND LANDSCAPING (APNs: 011-184-08 AND 09) WHEREAS, on May 31, 2005, a revised Environmental and Design Review Permit application and Vesting Tentative Condominium Map application were received by the Community Development Department requesting approval of construction of a 36 -unit residential condominium building at 1203- 1211 Lincoln Avenue with associated parking and landscaping improvements, and WHEREAS, on June 29, 2005 a Use Permit application for a height bonus was received by the Community Development Department and on July 6, 2005, the Environmental and Design Review Permit, Vesting Tentative Map and Use Permit applications were deemed complete for processing; and WHEREAS, upon review of the subject applications, an Initial Study/Mitigated Negative Declaration was prepared consistent with the requirements of the California Environmental Quality Act; and WHEREAS, on July 26, 2005, the Planning Commission held a duly -noticed public hearing on the proposed revised Environmental and Design Review Permit, Use Permit for a height bonus, and a Vesting Tentative Condominium Map, accepting all oral and written public testimony and the written report of the Community Development Department staff; and on a 3-2-2 vote adopted a resolution approving the Environmental and Design Review Permit, Use Permit, and Vesting Tentative Map; and WHEREAS, on July 26, 2005, the Planning Commission adopted a Mitigated Negative Declaration for the project with a separate resolution; and WHEREAS, on August 2, 2005, Tymber Cavasian, James Gonsman, Roger Roberts, Nina Lilienthal -Murphy, and Lynn Bradescu submitted a letter and required fees to the San Rafael City Clerk appealing the Planning Commission's decision to conditionally approve Environmental and Design Review Permit (ED04-102), Use Permit (UP05-032), and Vesting Tentative Map (TS05-001); and WHEREAS, on September 6, 2005, the City Council has adopted a Mitigated Negative Declaration for the project with a separate resolution; and WHEREAS, on August 7, 2006, the City Council held a duly noticed public hearing on the proposed Environmental and Design Review Permit (ED04-102), Use Permit (UP05-032), and Vesting Tentative Map (TS05-001), accepting all oral and written public testimony and the written report of the Department of Community Development; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based is the Community Development Department. NOW, THEREFORE, BE IT RESOLVED, that the City Council makes the following findings related to the Use Permit, Environmental and Design Review Permit, and Vesting Tentative Map: 731 Findinqs for the Use Permit (UP 05-032): 1. The proposed residential use, as conditioned, is in accord and consistent with the San Rafael General Plan 2020, the purposes of the Zoning Ordinance (Title 14 of the San Rafael Municipal Code), and the purposes of the High Density Residential HR1 District (Chapter 14.04 of the San Rafael Municipal Code) in that: a) The proposed development would result in a gross density of 30 units per acre, excluding the density bonus units, which would be within the density range permitted under the General Plan High Density Residential land use designation (15 to 32 dwelling units per gross acre); b) The maximum height of the proposed building is 38 feet as measured under provisions of the Zoning Ordinance and California Uniform Building Code, which is consistent with Land Use Element Exhibit 7 (Building Height Limits) and Land Use Policy LU -13 (Height Bonuses) allowing a maximum height of 48 feet since the project qualifies for a 12 -foot height bonus for inclusion of affordable housing units; c) The proposed high density residential project is located at the intersection of two major arterial streets, both of which allow and are developed with other high density housing projects, including the four-story condominium development immediately west of the project site (see Exhibits 1a, 1b, 1c, 2a and 2b), with available traffic capacity within adopted level -of -service standards in the General Plan and adequate existing infrastructure to provide utilities, consistent with Policy LU -8 Density of Residential Development; d) The proposed project was considered under the City's Traffic Allocation Model and qualified for an exemption from the Project Selection Process under the provisions of City Council Resolution 11666 since the project would generate less than 10 peak hour trips, and is therefore consistent with Land Use Policy LU -3 and LU -3a (Project Selection Process). e) The high-density design, setbacks and height of the proposed project are consistent with those of other properties in the Lincoln Avenue and Mission Avenue corridors which includes several residential structures of 3 to 5 stories including the adjacent structures at 820 Mission (45 feet tall) and 1215 Lincoln (30 feet tall) (see Exhibits la, 1b, 1c), and the proposed project incorporates numerous transitions in setbacks and heights through the staggering of balconies, building stepbacks (see Exhibits 2a and 2b), recessing the fifth floor by setbacks of 59 feet from the Lincoln Avenue property line and 56 feet from the Mission Avenue property line, inclusion of a rear landscaped courtyard which sets the building face back 30 feet from the northern property line adjacent to other residential properties, and incorporation of landscaped setbacks of between 15 and 23 feet on Lincoln and between 19 and 28 feet on Mission which exceed the minimum required setbacks (see Exhibit 3a) and exceed existing street setbacks on numerous existing high density developments along these streets (see Exhibit 3b) and is therefore consistent with Housing Policy H-3 (Design That Fits into the Neighborhood Context); f) The application process included numerous meetings with neighborhood groups and the Federation of San Rafael Neighborhoods consistent with Housing Policy H-4 (Public Information and Participation); g) The proposed redevelopment is the result of City housing inspections by the Building and Safety Division, Code Enforcement Division and Fire Department in 2002 which identified numerous violations of housing, building and fire codes and would remove substandard housing units consistent with Housing Policy H-11 (Housing Conditions and Maintenance), Program H - 11(a) (Apartment Inspection Program) and Neighborhood Policy NH -4 (Improve Property Maintenance); h) The proposed project would develop a site within an area identified for appropriate increases in housing included in Appendix 6 (Housing Element Background) Summary of Potential Housing Sites, Exhibit BB — Example Downtown Development Sites and is therefore consistent with Housing Program H -18a (Affordable Housing Sites); i) The proposed project would be developed at the maximum of the density range for the High Density Residential land use category and is therefore consistent with Housing Program 18b (Efficient Use of Housing Sites); j) The proposed project would provide 6 deed -restricted affordable housing units including 4 priced for sale to low-income households and 2 priced for sale to moderate -income households which exceeds the minimum requirements of Housing Policy H-19 (Inclusionary Housing Requirements); k) The proposed project, by including 6 affordable housing units, proposes to utilize provisions of the State Density Bonus Law resulting in 7 bonus units, and proposes to utilize the height bonus allowed in Land Use Policy LU -13, and is therefore consistent with Housing Program H-21 (Density Bonuses and Other Regulatory Incentives for Affordable Housing); 1) The proposed project would locate high density residential along bus corridor on Lincoln Avenue (GGT Routes 57 and 59) and within one-fifth mile of the Downtown Bettini Transportation Center (with 19 GGT bus routes) and a potential SMART light rail station, consistent with Housing Policy H-22 (Infill Near Transit); m) The proposed project would enhance neighborhood image by replacing two dilapidated structures in a very visible location at the intersection of Lincoln and Mission Avenues, would incorporate sensitive transitions in height and setbacks with 8 different roof heights along Mission and 7 along Lincoln (see Exhibits 2a and 2b), projecting and recessed balconies along both frontages, recessing the fifth floor by setbacks of 59 feet from the Lincoln Avenue property line and 56 feet from the Mission Avenue property line, inclusion of a rear landscaped courtyard which sets the building face back 30 feet from the northern property line adjacent to other residential properties, and incorporation of landscaped setbacks of between 15 and 23 feet on Lincoln and between 19 and 28 feet on Mission which exceed the minimum required setbacks (see Exhibit 3a) and existing street setbacks on numerous existing high density developments along these streets (see Exhibit 3b), would respect privacy and adjacent development by careful placement of windows along common property lines as considered by the Design Review Board, by recessing the fifth floor substantially from both Lincoln and Mission Avenues, by providing greater building setbacks than many other high density residential developments along both street corridors and by incorporating a rear landscaped courtyard which sets the building face back 30 feet from the northern property line adjacent to other residential properties, would maintain infrastructure service levels by not exceeding the traffic levels -of -service as documented in the Final EIR and would provide adequate parking by meeting the state -mandated parking requirements of the Density Bonus Law (California Government Code Sections 65915-65918) and is therefore consistent with Neighborhood Policy NH -2. The project would not preserve existing structures which have been found in the Final EIR to be historic resources; n) The project would include a parking area within the landscaped setback for service vehicles which is not required by the Zoning Ordinance but which was requested by the neighborhood and required by the Planning Commission, and is therefore consistent with Neighborhood Program NH -8b (Additional On -Site Parking); o) Neighborhood Policy NH -116 specifically addresses the Lincoln Avenue corridor and states, "allow higher density residential development along Lincoln Avenue between Hammondale Court and Mission Avenue given its good access to public transit. Promote lot consolidations to achieve higher densities and minimizing ingress/egress to Lincoln Avenue; maintain 15 -foot setbacks and street trees as corridor amenities to provide a landscaped streetscape. Promote high-density residential development along Lincoln Avenue, consistent with its existing character and good access to public transit. Encourage redevelopment of these sites for residential use, consistent with the surrounding neighborhood. Encourage lot consolidations to achieve more efficient redevelopment project designs. Encourage underground parking for any new or substantial redevelopment project along Lincoln Avenue. Design all new projects and substantial remodels in accordance with Noise Element policies. Require setbacks and other project design features that visually reduce the wall effect along Lincoln Avenue. Encourage underground parking in new development to reduce building mass and height." The project meets these criteria by being a high-density redevelopment project at the intersection of Lincoln and Mission Avenues, by consolidating two parcels to increase frontage along Lincoln, by including an underground parking garage and two access points along Lincoln and Mission Avenues, by reducing access points along Mission Avenue by eliminating six existing driveway curb cuts, by providing construction methods that will comply with City and State noise standards for condominium housing, by providing a minimum 15 -foot setback along Lincoln Avenue including landscaping and street trees, and by incorporating various roof levels, balcony projections and varied setbacks to reduce building bulk and a "wall effect" along Lincoln Avenue; p) The project would not preserve two structures determined to be historic resources, but would preserve and enhance the scale and landscaped character of the City's residential neighborhoods by eliminating buildings which are presently largely vacant and dilapidated, by increasing landscaping along both the Lincoln and Mission Avenue frontages compared to the extremely minimal existing landscaping and by designing the structure to appear as a four-story building consistent with the heights of other multi -family residential buildings in the vicinity by recessing the fifth floor substantially, and is therefore partially inconsistent and partially consistent with Community Design Policy CD -3 (Neighborhoods); q) The project would not be consistent with Community Design Policy CD -4 (Historic Resources) since it would remove structures which have been determined to be historic resources; r) The project was determined in the Final EIR to not block views of San Rafael Hill from the Lincoln or Mission Avenue approaches and surrounding sidewalks and is therefore consistent with Community Design Policy CD -5 (Views); s) The project would include a landscaped courtyard and community room at the rear of the site as well as private balconies for all units, complying with size requirements of the Zoning Ordinance and is therefore consistent with Community Design Policy CD -14 (Recreational Areas); t) The project would include six units of affordable housing with priority for occupancy by public agency employees near Downtown and public buildings and is therefore consistent with Economic Vitality Policy EV -12 (Workforce Housing); u) Net traffic generation from the project would not change level of service (LOS) at any of 17 studies intersections, increasing delay during peak hours by between 0.1 and 0.5 seconds and adding 40 daily trips to Lincoln Avenue which currently carries approximately 19,000 daily vehicles (a 0.2% increase) and is therefore consistent with Circulation Policy C-5 (Traffic Level of Service Standards); v) The project would be required to contribute approximately $ 25,476 in traffic mitigation fees to be used towards future traffic improvements contained in General Plan 2020 and is therefore in compliance with Circulation Policy C-7 (Circulation Improvements Funding); w) The project, with inclusion of a Mission Avenue entrance, would add minimal traffic to Laurel Place and Nye Street (5 additional trips — a 0.6% increase) and is therefore consistent with Circulation Policy C-21 (Residential Traffic Calming); x) The project will provide new street trees along both Lincoln and Mission Avenues and is therefore consistent with Infrastructure Policy 1-8 (Street Trees); y) The San Rafael Sanitation District has adequate sewer capacity for the proposed project, consistent with Infrastructure Policy 1-10 (Sewer Facilities); z) The project would demolish two structures, both of which were determined by the Final EIR to be historic resources for purposes of CEQA and one of which is included on the San Rafael Historical/Architectural Survey with a rating of "good", and would therefore not be in compliance with Culture and Arts Policy CA -13 (Historic Buildings and Areas); aa) The project would not be able to incorporate or reuse the existing historic buildings which are in poor condition and do not lend themselves for use for multi -family housing as determined by analysis of rehabilitation costs and a financial return analysis included in Attachment 2, Exhibits 1a, 1b and 1c, and is therefore not consistent with Culture and Arts Policy CA -14 (Reuse of Historic Buildings); bb) The project site was evaluated for archaeological resources and found unlikely to contain such resources, consistent with Culture and Arts Policy CA -15 (Protection of Archeological Resources); cc) The project provides an interior landscaped courtyard and community room and is therefore consistent with Parks and Recreation Policy PR -10 (Onsite Recreation Facilities); dd) The project would be required to contribute to future park facilities by payment of park impact fees of approximately $21,647, consistent with Parks and Recreation Policy PR -25 (Contributions by Ownership Residential Development); ee) The project would be consistent with Safety Policies S-1 (Location of Future Development), S-3 (Use of Hazard Maps in Development Review), S-4 (Geotechnical Review), S-6 (Seismic Safety of New Buildings), S-25 (Regional Water Quality Control Board Requirements) and S-32 (Safety Review) by being proposed on a site not subject to flooding or landslides and located in an area currently served by emergency personnel. The project would be required to comply with provisions of the California Building Code, preparation of a Storm Water Pollution Prevention Plan, and would be reviewed by City Police and Fire personnel. A geotechnical investigation was prepared for the project and determined that the site is suitable for the proposed project, and is subject to conditions of approval; ff) The project would be consistent with the purposes of the Zoning Ordinance, as stated in Section 14.01.030 of the Zoning Ordinance, by providing a high-density multi -family development within the density range of the High Density Residential (HR1) District in an area of similar zoning, by complying with the City's traffic level -of -service standards, by being located in an area with existing and adequate infrastructure including roads, utilities, emergency services, and transit, by complying with provisions of the California Building Code, by complying with the policies of General Plan 2020 as documented above, by locating high-density housing in close proximity to high-density jobs in the Downtown, by providing additional ownership and affordable housing in close proximity to jobs, by providing an underground parking garage with only two entrance points which were found to provide adequate site distance and minimal traffic impacts, by providing off-street parking for service vehicles, by providing varied and greater landscaped setbacks along the Lincoln and Mission Avenue corridors than required by the HR1 District (see Exhibit 3a), by incorporating varied roof heights and building stepbacks to reduce the appearance of building bulk (see Exhibits 2a and 2b), and by its review which included numerous neighborhood meetings and public hearings before the Design Review Board, Planning Commission and City Council. The project would not be consistent with the purpose of preserving historic resources; and gg) The project would be consistent with the purposes of the High Density Residential (HR1) District, as stated in Section 14.04.010 of the Zoning Ordinance by being in compliance with the density and other development regulations of this District, by providing high-density housing in a neighborhood of higher but varied densities, by contributing to existing development patterns and varied design character in the area, by being located on a site with no environmental constraints such as flooding, landslides, or geotechnical problems and with adequate infrastructure, and by including a landscaped courtyard and community room for residents. 2. The proposed project, as conditioned, would not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city in that a Final Environmental Impact Report has been prepared and adopted for the project pursuant to the provisions of the California Environmental Quality Act which found only one significant unavoidable impact for which the City Council has found acceptable through adoption of findings of overriding consideration, through its consistency with the policies and programs of General Plan 2020 as documented above, due to its incorporation of design features to minimize the impacts of building mass as documented in Findings 1(e), 1(m), 1(n), 1(0) and 1(s) above and since the project design was reviewed by the Design Review Board and the Planning Commission and recommended for approval. 3. The proposed project complies with all regulations contained in the Zoning Ordinance including maximum height, building setbacks, landscaping, recreational space, affordable housing, and complies with mandatory parking maximums of California Government Code Sections 65915- 65918. Findings for the Environmental and Design Review Permit IED 00-11): 1. The proposed project is in accord with the San Rafael General Plan 2020 as documented in Use Permit Finding 1 above. 2. The proposed project is consistent with the objectives and criteria of the Zoning Ordinance as documented in Use Permit Finding 1 above. 3. The proposed project is consistent with the purposes of Chapter 14.25 of the Zoning Ordinance (Environmental and Design Review) in that: a) The project maintains a proper balance between development and the natural environment by redeveloping two sites which have been fully developed for decades and in an urbanized setting; b) The project maintains and improves the quality of, and relationship between, development and the surrounding area to contribute to the attractiveness of the city, preserves balance and harmony within neighborhoods, promotes design excellence and minimizes impacts on adjacent residences, and is designed to be compatible with the existing neighborhood by locating a high- density residential development in an area with existing high-density development as shown on Exhibits 1a, 1b and 1c, by providing landscaped setbacks along Lincoln and Mission Avenues which equal or exceed those of other high-density residential projects in the vicinity as shown on Exhibits 3a and 3b, by replacing dilapidated existing structures, by incorporating varied roof heights and building stepbacks to reduce the appearance of building mass as shown on Exhibits 2a and 2b, by incorporating a Mission design style of which there are numerous examples in the surrounding area, and by incorporating substantial detailing to provide quality architecture; and c) The project, by incorporation of building stepbacks would preserve views of San Rafael Hill from surrounding streets and sidewalks as documented in the Final EIR. 4. The project design is consistent with the San Rafael Design Guidelines (November, 2004) in that the building design incorporates extensive fagade articulation, varied setbacks (see Exhibit 3a), and building stepbacks to help transition the building into the existing neighborhood and minimize apparent height differences (see Exhibits 2a and 2b); roof equipment is screened and roof vents are minimized; the building entry is highlighted with an entry feature, corner plaza and tower element; window proportions and placement were analyzed by the Design Review Board and found appropriate; garage entries are limited and parking is not visible in the subterranean garage; the garage layout was found to be appropriate by the City Traffic Engineer; the street yards are well landscaped with building setbacks that exceed the minimum requirements and will enhance the quality of the site compared with the existing site character; lighting will be minimal and shielded; long wall lengths are minimized by frequent building articulation and varied setbacks and rooflines; retaining walls are landscaped; street trees will be provided; and the building is oriented towards the street with ground floor units and a prominent entry plaza and entry feature at the focal corner of Mission and Lincoln Avenues. 5. The project design, as conditioned, minimizes environmental impacts as documented in the Final EIR, which determined that significant environmental impacts either did not exist or could be minimized through conditions of approval to a level of insignificance, with the exception of the loss of historic structures. 6. The project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity as documented in Use Permit Finding 2 above. Findinas for the Vesting Tentative Map (ED 00-11): 1. As proposed and conditioned, the Vesting Tentative Map, along with the accompanying improvements would comply with the requirements of the San Rafael Subdivision Ordinance (Title 15 of the San Rafael Municipal Code), including minimum lot size, and the provisions of the State Subdivision Map Act, and the map and improvements would satisfy the required findings cited below. 2. As proposed and conditioned, the proposed subdivision, together with its design and improvements is consistent with the objectives, goals and policies of the San Rafael General Plan 2020 as documented in Use Permit Finding 1 above. 3. The subject property is physically suitable for the type, density and intensity of development and is not likely to cause substantial environmental damage or cause serious health problems in that a Final EIR has been prepared and adopted by the City Council which contains information supporting the suitability of the site for the proposed development with the exception of the proposed demolition of structures found to be historic resources, adequate services, infrastructure and utility systems are available to serve the proposed development, adequate provisions are included for required parking, landscape improvements and recreational facilities for residents, and the project design was reviewed by the Design Review Board and the Planning Commission and recommended for approval. 4. As proposed and conditioned, the proposed subdivision would not conflict with any existing or required easements. NOW, THEREFORE, BE IT RESOLVED, that the City Council approves the Use Permit, Environmental and Design Review Permit and the Vesting Tentative Map subject to the following conditions: Conditions of Approval: Mitigation Measures 1. The following controls shall be implemented during demolition: • Water during demolition of structures and break-up of pavement to control dust generation; • Cover all trucks hauling demolition debris from the site; and • Use dust -proof chutes to load debris into trucks whenever feasible. 2. The following controls shall be implemented at all construction sites: • Water all active construction areas at least twice daily and more often during windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non- toxic stabilizers to control dust; • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; • Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites; • Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at construction sites; water sweepers shall vacuum up excess water to avoid runoff -related impacts to water quality; • Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets; • Apply non-toxic soil stabilizers to inactive construction areas; • Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.); • Limit traffic speeds on unpaved roads to 15 mph; • Install sandbags or other erosion control measures to prevent silt runoff to public roadways; • Replant vegetation in disturbed areas as quickly as possible. • Install base rock at entryways for all exiting trucks, and wash off the tires or tracks of all trucks and equipment in designated areas before leaving the site; and • Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 mph. 3. Forced -air mechanical ventilation systems shall be included in the design so that a habitable indoor environment can be maintained if windows must be closed to meet the indoor standard be provided for units 1-8, 13-22 and 27-36. 4. The project applicant shall obtain a permit, if needed, to exceed the City's maximum allowable construction noise level of 90 dBA. The on-site complaint and enforcement manager shall have and be trained in the use of a sound meter and shall monitor construction noise to assure that levels do not exceed 90 dBA in the method prescribed by the San Rafael Noise Ordinance. 5. All construction and grading activities shall conform to the hours listed in section 8.13.050 part A of the City's Noise Ordinance, with the exception of work not being allowed on Saturdays. Therefore, all noise generating construction activities shall be limited to between the hours of 7:00 a.m. and 6:00 p.m. Monday through Friday. Construction shall not occur on Saturdays, Sundays or holidays. 6. To reduce daytime noise impacts due to construction, to the maximum feasible extent, the City shall require the applicant to develop a site-specific noise reduction program, subject to City review and approval, which includes the following measures: • Signs shall be posted describing the permitted hours of construction in a conspicuous location near the property entrance legible from the edge of the roadway. The exact wording of the sign is prescribed by the City's Noise Ordinance. • An on-site complaint and enforcement manager shall be designated to respond to and track complaints. • A pre -construction meeting shall be held with the job inspectors and the general contractor/on-site project manager to confirm that noise mitigation and practices are completed prior to the issuance of a building permit (including construction hours, neighborhood notification, posted signs, etc.). • Equipment and trucks used for project construction shall utilize the best available noise control techniques (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds, wherever feasible). • Impact tools (e.g., jack hammers, pavement breakers, and rock drills) used for project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed -air exhaust from pneumatically powered tools. However, where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed -air exhaust shall be used. Quieter procedures shall be used, such as drills rather than impact equipment, whenever feasible. • Stationary noise sources shall be located as far from the adjacent residences as possible, and they shall be muffled and enclosed within temporary sheds, or insulation barriers or other measures shall be incorporated to the extent feasible. 7. The buildings at 1203 Lincoln Avenue shall be documented to Historic American Buildings Survey (HABS) Level 3 standards, according to the Outline Format described in the Historic American Buildings Survey Guidelines for Preparing Written Historical Descriptive Data. Photographic documentation shall follow the Photographic Specifications — Historic American Building Survey, including 15 to 20 archival quality large -format photographs of the exterior and interior of the building and its architectural elements. Construction techniques and architectural details shall be documented, especially noting the measurements of structural members, hardware, and other features that tie the architectural elements to a specific date. A copy of the documentation, with original photo negatives and prints, shall be placed in a historical archive or history collection accessible to the general public. Additionally, the developer shall fund an exhibit of the historical survey at the Marin Historical Society, the Anne T. Kent California Room at the Marin County Library Civic Center Branch. Five copies of the documentation with archival photographs shall be produced for distribution to local and regional repositories. One copy shall be provided to the Northwest Information Center of the California Historical Resources Information System, Sonoma State University, Rohnert Park, California. 8. The applicant/developer shall advertise the opportunity to purchase and relocate the residential structure within the City of San Rafael. Said advertisement shall run in the Marin Independent Journal for at least 30 days. 9. If the building is not relocated, the home at 1211 Lincoln Avenue shall be documented to Historic American Buildings Survey (NABS) Level 3 standards, according to the Outline Format described in the Historic American Buildings Survey Guidelines for Preparing Written Historical Descriptive Data. Photographic documentation shall follow the Photographic Specifications — Historic American Building Survey, including 15-20 archival quality large -format photographs of the exterior and interior of the building and its architectural elements. Construction techniques and architectural details shall be documented, especially noting the measurements of structural members, hardware, and other features that tie the architectural elements to a specific date. A copy of the documentation, with original photo negatives and prints, shall be placed in a historical archive or history collection accessible to the general public. 10. If prehistoric or historical archaeological materials are encountered during project construction, all work within 25 feet of the discovery shall be redirected and a qualified archaeologist contacted to evaluate the finds and make recommendations. Disturbance to resource should be avoided to minimize adverse effects. If such deposits cannot be avoided, they shall be evaluated for their eligibility for listing on the California Register (i.e., it shall be determined whether they qualify as historical or unique archaeological resources under CEQA). If the deposits are not eligible, further avoidance is not necessary. If the deposits are eligible, and avoidance is not feasible, the adverse effects shall be mitigated. Upon completion of an archaeological assessment, a report shall be prepared documenting the methods, results and recommendations. Findings of the report shall be submitted to TWM Architects and Planners, the City of San Rafael and the Northwest Information Center (NWIC). 11. Should human remains be encountered by project activities, work within 25 feet of the discovery shall be redirected and the County Coroner notified immediately. If the County Coroner determines the human remains are of Native American origin, the Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours of this identification, and a qualified archaeologist shall be contacted to evaluate the situation. The NAHC shall identify the person or persons it believes to be the most likely descended (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods. Upon completion of such analysis and/or recovery, the archaeologist shall prepare a report documenting the methods and results of the investigation and provide recommendations for the treatment of the human remains and any associated cultural materials, as appropriate and in coordination with the recommendations for the proper treatment of the remains and associated grave goods. This report shall be submitted to the City, the project applicant, and the NWIC. 12. If paleontological resources are encountered during project activities, all work within 25 feet of the discovery shall be redirected until a qualified paleontologist has evaluated the discoveries, prepared a fossil locality form documenting the discovery, and made recommendations regarding the treatment of the resources. If the paleontological resources are found to be significant, adverse effects to such resources shall be avoided by project activities. If project activities cannot avoid the resources, adverse effects shall be mitigated. At a minimum, mitigation shall include data recovery and analysis, preparation of a data recovery report or other reports as appropriate, and donating the fossil material recovered to a paleontological repository, such as the University of California Museum of Paleontology (UCMP). Mitigation may also include monitoring of project -related ground -disturbance. Upon completion of project activities, a report that documents the methods and findings of the mitigation shall be prepared and copies shall be submitted to the appropriate city agencies, and to the repository to which fossils were accessioned. 13. Specific lighting proposals shall be reviewed and approved by the City prior to installation. All exterior lighting shall be shielded down. Following issuance of a certificate of occupancy, all exterior lighting shall be subject to a 30 -day lighting level review by Planning Division staff to minimize lighting and glare off-site and ensure compatibility with the surrounding area. Vesting Tentative Condominium Map (TS05-001) Public Works Department 14. All improvement plans must be on paper size 24"X36". 15. The site plan shall include grading and drainage plans, contours and existing conditions 30 feet beyond the project boundaries. 16. Delineate and describe all existing easements mentioned in the preliminary title report. 17. No structures are permitted over any dedicated public utility, storm and sanitary sewer easements. 18. Submit improvement plans for frontage improvements to include the following: • Replace all curb and gutter and sidewalk fronting Mission and Lincoln Avenue. Remove all driveways not in use. • Sidewalk on Mission Avenue shall be at least 6' from behind back of curb and a clear 4' minimum sidewalk around any obstruction such as utility pole, fire hydrant, etc. • Sidewalk on Lincoln Avenue shall consist of a 4' planter behind curb with a minimum 6' wide sidewalk. • All improvements must in compliance with Title 2 of the American Disability Act and Title 24 of the California Code Regulations, Edition 2001. Relocation of existing street facilities may be required. • Extend existing storm drain on Lincoln Avenue by installing a new storm drain from the existing catch basin near Mission Avenue to the north side of the proposed driveway on Lincoln Avenue. • Replacement of existing corrugated metal pipes from catch basins at the northwest corner of Mission and Lincoln to the manhole in the middle of the intersection may be required. • Replacement of existing catch basins on and near Mission Avenue may be required. • Check invert grade of existing catch basins on Lincoln and Mission Avenues with garage grade. Design storm drainage system to prevent flooding inside the garage during any storm drain flow condition in existing City storm drainage system. • Design drainage system to ensure no public water from the City storm drain enters private property or private storm drainage system. This preventive facility (if any) shall be maintained by the Homeowner Association and shall be addressed in the Conditions Conveyances and Restrictions (CC&Rs). • All utilities must be underground from existing utility pole in streets adjacent to the development. 19. An encroachment permit is required for improvement works in the public right of way. 20. Show on plan and final map all existing and new easements within the subdivision. 10 21. Submit final map and required fees, in accordance and conformance with the Subdivision Map Act and San Rafael Subdivision Ordinance, for review and approval by the City Engineer and City Council. Plans and Agreement and Securities 22. Project CC&Rs shall be reviewed and approved by the City Attorney's office prior to submittal of final map. 23. A Subdivision Agreement will be entered into with the City, prior to acceptance of final map. 24. Submit Engineer estimate for site and frontage improvements for bond purpose. Estimate to be approved by City Engineer. 25. The required bonds or other approved security will be furnished to the City in accordance with the Subdivision Agreement to ensure completion of improvements for both public and common area. 26. Prior to acceptance of final map, plan checking and inspection fee shall be paid based on approved engineer estimate for both the public and common areas in accordance with the City's master fee schedule. 27. Submit improvement and grading plans, conforming to the approved tentative improvement plans, conditions of approval, design review, Mitigated Negative Declaration, geotechnical report and response, etc. 28. A geotechnical report must be submitted with the final map application and is subject to review and approval by Geotechnical Review Board. The applicant shall make a deposit with the City Engineer to cover the cost to make this review. 29. Submit as -built improvement plans on 24"X36" mylar with final soil report and certifications upon completion of the subdivision agreement. Storm Drainage 30. The improvement plans shall show existing and proposed drainage facilities. 31. Do not block existing drainage from adjacent properties. Re-route drainage as required. 32. A hydrology and hydraulics analysis on the project site, based on 25 years storm frequency shall be submitted as part of the final map application. 33. All downspouts shall be directed to landscaping area for treatment before discharge into City storm drainage system. 34. Refuse area must be covered, bermed and plumbed into the sanitary sewer. Sanitary Sewers 35. The improvement drawing shall show the location of existing and proposed sanitary sewers facilities. 36. All sewers shall be PVC, type C900, designed with flexible, water -tight joints to accommodate predicted settlement. 37. The sanitary sewer shall be designed, installed and tested in accordance with the San Rafael Sanitation District specifications and drawing. Streets and Traffic 38. Street and traffic design shall conform to the Cities and County of Marin standard specifications and uniform construction standards, unless otherwise noted or approved by appropriate departments of the City of San Rafael. 39. The improvement plans shall show vertical and horizontal alignments of roadway. 40. Typical street sections shall be as shown as per approved tentative map and plans. 41. The onsite traffic circulation and parking plan shall be subjected to the approval of the Traffic Engineer and by the Fire Marshal. 42. The parking and on site pavement shall be designed to a traffic index of 5 or a traffic index determined by the Traffic Engineer. It shall be designed by the soil engineer/civil engineer and will be submitted to the Traffic Engineer for approval. 43. Minimum trench repair on public street shall be 8" asphalt over 12" class II aggregate base or match existing street section on Lincoln Avenue, whichever section is thicker. 44. Show signs, striping, legends and other traffic control devices. 45. Wheel chair ramp, sidewalk and footpath shall be in compliance with Title 2 of the American Disability Act and Title 24 of the California Code Regulations, Edition 2001. Improvement plans shall provide details and sufficient elevations to ensure feasibility of the design. 46. Provide a detail plan (Scale 1/4" to a foot) with grades and elevations for the ADA ramp in the corner of Lincoln Avenue and Mission Avenue. Show ramp design in conjunction with the proposed corner landscaping improvements. Utilities 47. The improvement plans shall show all proposed and existing utilities, including locations of fire hydrant, street light, utility boxes and services, etc. 48. All utilities shall be underground. 49. The improvements plans shall be reviewed and signed by each of the respective utility companies. 50. Prior to recordation of the final map, written verification shall be submitted from each of the respective utility companies indicating that they have reviewed the utility plan and the soil report. 51. Fire hydrants shall be installed in public utility easements (P.U.E.) as required by the Fire Department. Planning Division 52. Prior to the recordation of the final map, the developer shall pay to the City in lieu parkland dedication fees in the amount of $21,647.73 in accordance with the provisions of City Ordinance 1558. The fee is based upon the increase in number of units of the proposed project vs. the existing units. 53. Prior to recordation of a final map, the Conditions, Conveyances, and Restrictions (CC&Rs) shall be reviewed and approved by the City Attorney's Office. The CC&Rs shall include a condition not allowing storage on exterior decks, patios, or balconies. 54. Prior to approval of the final map, the applicant shall enter into a below market rate (BMR) agreement approved by the City Council consistent with General Plan Policy, the BMR units shall be constructed on site and shall consist of the following units and affordability requirements: six (6) below market rate units composed of four (4) units affordable to low-income households and two (2) units affordable to moderate -income households. 55. Prior to the issuance of a Building permit, the final map shall be recorded. 56. This Vesting Tentative Map approval shall be valid until August 7, 2008 unless a final map has been recorded or a time extension is granted. Environmental and Design Review Permit (ED04-102) Planning Division 57. This Environmental and Design Review Permit (ED04-102) shall be valid until August 7, 2008, unless a building permit has been issued and remains valid, or a time extension is granted. 12 58. The building techniques, materials, elevations and appearance of the project, as presented for approval on plans prepared by TWM, Architects, dated June 21, 2005 and including the Mission Avenue Entry Option dated December 15, 2005, shall be the same as required for issuance of a building permit. Minor modifications or revisions to the project shall be subject to review and approval of the Planning Division. Modifications deemed not minor by the Community Development Director shall require review and approval of the Design Review Board and Planning Commission. 59. Prior to the issuance of a demolition permit, the applicant shall submit written verification from a pest control consultant indicating that the project site has been serviced to eliminate rodents. 60. Prior to the issuance of a building permit the applicant shall submit written verification from Marin Sanitary Service (MSS) indicating that the project's trash service meets MSS requirements. 61. Prior to issuance of a building permit, the applicant shall submit written verification from the Marin Municipal Water District indicating that the District's requirements have been met. 62. All exterior lighting shall be shielded down. Following the issuance of a certificate of occupancy, all exterior lighting shall be subject to a 30 -day lighting level review by Planning Division staff to ensure compatibility with the surrounding area. 63. Prior to the issuance of a building permit, the roof venting, lighting, service vehicle parking, and plaza plan shall be reviewed and approved by the Design Review Board. 64. Prior to the issuance of a building permit, the applicant shall submit verification of compliance with Section 14.16.279 of the Zoning Ordinance, requiring provision of relocation assistance to tenants. Verification shall include a list of tenants existing on August 7, 2006, copies of notices to tenants as required by Section 14.16.279(C), copies of responses from tenants to the required notices, copies of payments made to tenants and copies of correspondence to tenants with referral to the Marin Housing Assist Line to obtain a list of low-income rental units in the area. 65. All landscaping and irrigation shall be installed prior to the occupancy of the building or the property owner shall post a bond in the amount of the estimated landscaping/irrigation cost with the City of San Rafael. In the event that a bond is posted, all areas proposed for landscaping must be covered with bark or a substitute material approved by the Planning Division prior to occupancy. 66. The landscape architect shall submit a letter to the Planning Division, certifying that the landscaping has been installed in accordance with all aspects of the approved landscape plans, that the irrigation has been installed and been tested for timing and function, and all plants including street trees are healthy. 67. All landscaping shall be maintained in a healthy and thriving condition, free of weeds and debris. 68. Prior to final inspection, the applicant shall submit a building height survey from a licensed land surveyor indicating that the building has been built less than the 48 -foot height limit as defined by the California Building Code. The applicant shall take appropriate measures during the construction process to insure building height compliance. 69. Prior to final inspection, the applicant shall submit an acoustical report to the Planning Division indicating that the internal noise levels of the residential units are consistent with the City noise standards. 70. Prior to final inspection, the applicants shall request an inspection from the Planning Division and submit a two-year maintenance contract for landscaping or post a two-year maintenance bond. 71. Plans submitted for a building permit shall include a plan sheet, which incorporates these conditions of approval. Fire Department 72. Based on Uniform Building or Fire Code requirements, a regular sprinkler and standpipe system shall be installed throughout the building. 13 73. The alarms from fire detection systems and commercial fire sprinkler systems shall be monitored by a UL Central Station Company approved by the San Rafael Fire Department and be issued a UL serially numbered certificate for Central Station Fire Alarms. 74. A Fire Department approved Knox Keyway System is required to be installed conforming to Fire Prevention Standard 202. Public Works Department 75. Prior to issuance of a building permit, a traffic mitigation fee of $25,476.00 (adjusted annually on the Lee Saylor Construction Cost Index) shall be paid to the Building Division. The fee is based upon the 6 -peak hour trips generated by the project. 76. Grading plan shall show all proposed and existing contours. 77. Final grading, drainage and foundation plan shall be prepared in accordance with the recommendation of the geotechnical report and review. 78. No mass grading is to be done between from October 15 through April 15 without the approval of the City Engineer. 79. A Storm Water Pollution and Prevention Plan (SWPP) shall be reviewed and approved by the Storm Water Prevention Manager prior to issuance of a grading permit. 80. An erosion control plan, in compliance with the Best Management Practice, must be implemented, prior to October 15 and shall be maintained to at least through April 15. Contractor shall be responsible for any silt and/or debris deposition in the existing downstream drainage facilities. Contractor shall be required to clean all debris in the downstream facilities if so directed by the Department of Public Works Department. 81. All earth and foundation work shall be performed under the direction of the project soil engineer in accordance with the soil report and supplements for the project site. A final soil report, including certification shall be submitted, prior to the construction of the foundation. 82. All construction staging must be on project site. 83. No lane closure on Lincoln Avenue and on Mission Avenue is permitted without an approved traffic control plan. 84. Prior to issuance of Building Permit, the applicant shall submit a comprehensive staging and traffic control plan for review and approval. The plan shall include agreements to pay for any City's staffs, including police department's overtime incurred for traffic control during the duration of the project construction. 85. No sidewalk closure on Lincoln Avenue and on Mission Avenue shall be allowed without an approved sidewalk closure plan. 86. Provide calculation for sewer flow and check sufficiency of existing sewer main on Lincoln Avenue/Mission Avenue. 87. Prior to the issuance of a building permit, televise existing storm and sanitary sewer facilities fronting development and agree to repair/replace facilities as required by the City or SRSD. See item 20 (f) and 20 (g) above, present findings of condition of pipelines to the Public Works Department. 88. Prior to the issuance of a building permit, the driveway designs from Lincoln and Mission Avenues shall be reviewed and approved by the City's Traffic Engineer, San Rafael Sanitation District 89. Prior to issuance of a building permit, a sewer connection fee of $17,545.00 shall be paid to the Building Division. The fee is based upon the difference in the existing 25 units versus the proposed 36 units. (36-25 = 11) (11 X $1,595.00 = $17,545.00). 90. The project shall be responsible for installation of new sewer laterals. 14 Building Division 91. The design and construction of all site alterations shall comply with all applicable codes and regulations in effect at the time of plan submittal and building permit issuance. Currently the applicable codes are the 2001 California Building Code, 2001 Plumbing Code, 2001 Electrical Code, and 2001 California Mechanical Code. 92. A building permit is required for the proposed work. complete sets of construction drawings to include: a) Architectural plans b) Structural plans c) Electrical plans d) Plumbing plans e) Mechanical plans f) Fire sprinkler plans g) Landscape/irrigation plans h) Site/civil plans i) Structural Calculations j) Truss Calculations k) Soils reports 1) Title -24 energy documentation Applications shall be accompanied by four (4) 93. 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. 94. The building shall have address numbers posted in a conspicuous place, clearly visible from the street. Numbers should be minimum 4" in height, contrasting in color to their background, and either internally or externally illuminated. 95. Fire sprinklers will be required throughout the building. Separate application by a C-16 contractor is required. 96. Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the 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. 97. School fees will be required for the project. School fees for residential construction is currently computed at $2.05 per square foot of new living area, Commercial space is computed at $0.33 per square foot of new building area. Calculations are done by the San Rafael City Schools, and those fees are paid directly to them prior to issuance of the building permit. 98. With regard to any grading or site remediation, soils export, import and placement; provide a detailed soils report prepared by a qualified engineer to address these procedures. In particular 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 and Engineering Division for review and comments prior to any such activities taking place. 99. A grading permit may be required for the above-mentioned work. 100. Prior to building permit issuance for the construction of each building, geotechnical and civil pad certifications are to be submitted. 101. The site development of such items as common sidewalks, parking areas, stairs, ramps, common facilities, etc. are subject to compliance with the accessibility standards contained in Title -24, California Code of Regulations. The civil, grading and landscape plans shall address these requirements to the extent possible. 15 102. All areas within the site must be accessible for persons with disabilities. All newly constructed buildings on a site shall have, 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. Accessible parking d. Ramps e. Primary entrances f. Sanitary facilities (restrooms) g. Drinking fountains & Public telephones (when provided) h. Accessible features per specific occupancy requirements 103. 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 per California Title 24, Part 2. 104. All dwelling units within a building with elevator access to all floors shall have some level of disabled accessibility or adaptability. 105. Minimum elevator car size (interior dimension) is 68" wide and 51" deep, with a clear door width of 36". 106. Maximum travel distance from any point within the building to an exit shall be 250' unless rated corridors are used. 107. At least one disabled parking space must be van accessible; 9 feet wide parking space and 8 feet wide off- load area. Police Department 108. The street numbers shall be displayed in a prominent location on the street side of the property in such a position that the number is easily visible to approaching emergency vehicles. The numbers shall be no less than 24 inches in height and shall be of a contrasting color to the background to which they are attached. The address numbers shall be illuminated during darkness. 109. Exposed roof vents and ducts shall be grated or constructed of an impact -resistant material to the satisfaction of the Police Department. 110. Perimeter walls, fences, trash storage areas, etc., shall be built to limit if not in fact prevent access to the roof or balconies. 111. All exterior man doors shall be of solid core construction with a minimum thickness of one and three-fourths inches (1-3/4") or with panels not less than nine -sixteenths inches (9/16") thick. 112. Metal -framed glass doors shall be set in metal door jambs and have a dead -bolt lock with a cylinder guard and a hardened steel throw that is a minimum of one inch (1") long. 113. Exterior jambs for doors shall be so constructed or protected to prevent violation of the function of the strike plate from outside. The strike plate shall be secured to the jamb by a minimum of two screws which must penetrate into the solid backing beyond the jamb. 114. Exterior doors that swing outward shall have non -removable hinge pins. 115. In -swinging exterior doors shall have rabbeted jambs. 116. Glass on exterior doors or within 40 inches of an exterior door shall be break -resistant or glass- like materials to the satisfaction of the Police Department. 117. All windows within 12 feet of the ground level shall have a secondary lock mounted to the frame of the window. The secondary lock shall be a bolt lock and shall be no less than one-eighth inch (1/8") in thickness. The lock shall have a hardened steel throw of one-half inch (1/2") minimum 16 length. Any window in or within 40 inches of an exterior door shall be stationary and non - removable. 118. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture. 119. Any alternative materials or methods of construction shall be reviewed with the Crime Prevention Officer before installation. 120. The Crime Prevention Officer shall be allowed to inspect and approve the construction prior to occupancy. 121. Permanently fixed ladders leading to roof areas shall be fully enclosed with sheet metal to a height of ten (10) feet. This covering shall be locked against the ladder with casehardened hasp secured with non -removable screws or bolts. If a padlock is used, it shall have a hardened steel shackle, locking at both heel and toe, and have a minimum of 5 -pin tumbler operation. 122. Signs shall be posted and driveways/curbs/parking areas shall be painted red which have emergency access lanes. 123. All exterior lighting shall be sufficient to establish a sense of well-being to the pedestrian and one that is sufficient to facilitate recognition of persons at a reasonable distance. Type and placement of lighting shall be to the satisfaction of the Police Department. 124. All exterior lighting shall be vandal -resistant. 125. All exterior lighting shall be on a master photoelectric cell set to operate during hours of darkness. 126. A minimum of one -foot candle at ground level overlap shall be provided in all exterior doorways, walkways, and vehicle parking areas. 127. An illuminated diagram (scaled schematic drawing of the floor plan) shall be positioned at each entrance of the condominium building. The illuminated diagram shall indicate the location of the viewer and each individual unit within the condominium building. Use Permit (UP05-032) 128. This Use Permit grants a height bonus to exceed 36 feet pursuant to General Plan Policy LU -15 (Height Bonuses) and is subject to all conditions outlined for Environmental and Design Review Permit ED04-102. I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the forgoing resolution was duly and regularly introduced and adopted at a regular meeting of the City Council held Monday, the 7th of August, 2006, by the following vote, to wit: AYES: Councilmembers: Heller, Miller, Phillips and Mayor Boro NOES: Councilmembers: None ABSENT: Councilmembers: Cohen ABSTAIN: Councilmembers: None L�1 N J N E M. LEONCI I, City Clerk 17 16- 1203 Lincoln: Neiahborhood Heiaht Comparison: EXHIBIT 1C Ht. Verified Thruogh: Address # Floors Height PL BL MF site Apx 729 4th 5 56'2" x 805 4th 3 -40' x 700 5th 2 -30' x 100 Laurel PI. 3 38' x 231 Laurel 4 -50' x 1103 Lincoln 2 -30' x 1215 Lincoln 3 -40' x 1315 Lincoln 3 -40' x 1323 Lincoln 3 -35' x 1327 Lincoln 3 39'6" x 1330 Lincoln 3 -30' x 1351 Lincoln 3 36'1" x 820 Mission 4 -45' x 914 Mission 4 -45' x 1012 Mission 3 -40' x Average 3.2 I 39.6' EXHIBIT 1C Ld a C-) EXHIBIT 2A G 0 ca O O LU 0 LU cm 0 Z cn 0 C) V) CM V) CC C.) ZD 0 V) CL 4) EXHIBIT 2A Z O F— LU w w Q Z J C Z J_ H V) Q IIA EXHIBIT ?R aui1 40eg413S Ua�►nh EXHIBIT 3A Building Setbacks Lincoln Ave from Paloma to Mission Ave. Address: Distance from sidewalk in feet: 1369 Lincoln Ave. 4.8.3' 1363 Lincoln Ave. 13.70' 1357 Lincoln Ave. 24.10' 1349 Lincoln Ave 18.10' 1345 Lincoln Ave 6.80' 1339 Lincoln Ave. 43.10' 1327 Lincoln Ave 16.40' 1323 Lincoln Ave. 10.20' 1315 Lincoln Ave. 15.40- 110 Laurel PI. 13.60' 1215 Lincoln Ave. 18.90' 1211 Lincoln Ave. 18.80' 1203 Lincoln Ave. 4.16' 790 Mission Ave. 4.62' 1214 Lincoln AVe. 14.50' 1290 Lincoln Afire. 2.80' 1302 Lincoln Ave. 16.90' 1306 Lincoln Ave. 16.30' 1310 Lincoln Ave. 17.70' 1314 Lincoln Ave. 10-40- 1318 Lincoln Ave. 20.00' 1322 Lincoln Ave. 17.20' 1330 Lincoln Ave. 13.00' 1342 Lincoln Ave 10.50' 1350 Lincoln Ave. 10.00' 1356 Lincoln Ave. 11.50' 1358 Lincoln Avc. 8.54' 1360 Lincoln Ave. 17.30' 1368 Lincoln Ave. 13.00' 1380 Lincoln Ave. 12.70' Data gathered from 2004 aerial photographs. 7/20/2005 Comoutations: 1. Arithmetic Mean': 424.85730 = 14.16' 2. Median': (13.60'+13.70')/2=13.65' 3. Mode` 13.00' 'Arithmetic Mean: To Divide the sum of a set of terms by the number of terms in a sequence. 'Median. The center most number of an ordered set. 'Mode. The most frequently occurring number in an ordered set. EXHIBIT 3B