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HomeMy WebLinkAboutOrdinance 1804 (Light Industrial Complex)CLERK'S CERTIFICATE I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, and Ex -officio Clerk of the Council of said City, do hereby certify that the foregoing Charter Ordinance No. 1804 entitled: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP, ADOPTED BY REFERENCE IN SECTION 14.01.020 OF THE MUNICIPAL CODE, SO AS TO RECLASSIFY CERTAIN REAL PROPERTY FROM PLANNED DEVELOPMENT (PD 1758) DISTRICT TO A REVISED PD DISTRICT (ZC 03-001) FOR CONVERSION OF AN APPROVED LIGHT INDUSTRIAL/OFFICE COMPLEX TO A COMMERCIAL CONDOMINIUM CAMPUS LOCATED AT 4300 REDWOOD HIGHWAY (APN: 155-110-05 AND 06)" is a true and correct copy of an Ordinance of said City and was introduced at a REGULAR meeting of the City Council of the City of San Rafael, held on the 2nd day of June, 2003, a SUMMARY of Ordinance No. 1804 was published as required by City Charter in the MARIN INDEPENDENT JOURNAL, a newspaper published in the City of San Rafael, and passed and adopted as an Ordinance of said City at a REGULAR meeting of the City Council of said City held on the 16th day of June, 2003, by the following vote, to wit: AYES: COUNCILMEMBERS: Heller, Miller, Phillips and Mayor Boro NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: Cohen WITNESS my hand and the official seal of the City of San Rafael this 18th day of June, 2003 JE M. LEONCINI, City Clerk ORDINANCE NO. 1804 AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP, ADOPTED BY REFERENCE IN SECTION 14.01.020 OF THE MUNICIPAL CODE, SO AS TO RECLASSIFY CERTAIN REAL PROPERTY FROM PLANNED DEVELOPMENT (PD 1758) DISTRICT TO A REVISED PD DISTRICT (ZC 03-001) FOR CONVERSION OF AN APPROVED LIGHT INDUSTRIAL/OFFICE COMPLEX TO A COMMERCIAL CONDOMINIUM CAMPUS LOCATED AT 4300 REDWOOD HIGHWAY (APN: 155-110-05 AND 06) WHEREAS, on February 3, 2003, on behalf of 4300 Redwood Road Venture, LLC, owner, John Lovewell submitted a Rezoning application to the Community Development Department to allow conversion of an approved light industrial/office complex to a commercial condominium campus on the 10.0 -acre Fairchild site located at 4300 Redwood Highway, and on March 7, 2003, the application was deemed complete for processing; and WHEREAS, the Rezoning would establish development standards for construction and occupancy of a multi -tenant light industrial/office complex, in accordance with the General Plan and Zoning Ordinance, consisting of a 16 -building commercial condominium campus with up to 42 units totaling 130,168 square feet in area; and WHEREAS, the Rezoning request was accompanied by applications for related project entitlements including a Tentative Map and Sign Program and amendments to a previously approved Use Permit and Environmental and Design Review Permit; and WHEREAS, on November 6, 2000, the City Council adopted Ordinance No. 1758 approving PD 1758 for a light industrial/office complex; and WHEREAS, prior to adoption of PD 1758, the City Council adopted a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the light industrial/office complex, and complied with the requirements of the California Environmental Quality Act (CEQA) by adoption of Resolution No. 10740; and WHEREAS, on April 29, 2003, and May 13, 2003, the San Rafael Planning Commission held public hearings on the proposed Rezoning and Development Plan for the commercial condominium complex as outlined in Exhibit "A" titled "Amended and Restated Development Plan for Development of Light Industrial and Office Project at 4300 Redwood Highway, San Rafael, California," and on a 4-1-2 vote (Commissioner Whipple dissenting and Commissioners Alden and Lang absent) recommended that the City Council adopt the revised PD District and Development Plan; and WHEREAS, on June 2, 2003, the San Rafael City Council held a duly -noticed public hearing on the proposed Rezoning and accepted all oral and written public testimony and the written report of the Community Development Department; and WHEREAS, the City Council made the following findings as required under Zoning Ordinance Sections 14.27.060 and 14.07.090 in approving the revised Planned Development (PD) District for 4300 Redwood Highway: �, 3 .. _ � - Oda•\ Planned Development Findings 1. The proposed development plan would be consistent with the General Plan, adopted Northgate Activity Center neighborhood plan and other applicable City plans or policies in that a mix of light industrial uses are proposed, which would be consistent with the recommendations in the San Rafael Vision document, and development standards would be established that respond to the unique characteristics of the site and needs of the project by establishing trip allocations and parking ratios for uses and appropriate creek setbacks. 2. The light industrial, mixed use project would be appropriate in area, location and overall planning for the purpose intended given that: 1) it would be located in a light industrial land use district and would be adjacent to commercial, office and light industrial uses; 2) the design and development standards would create an environment of sustained desirability and stability because the proposed building locations consider prominent off-site views from U.S. Highway 101, and significant landscaping, building setbacks and high quality design are proposed; and 3) though the site is not large enough or suitable for providing open space, the project would provide a natural landscape buffer along Las Gallinas Creek. 3. Adequate public facilities would be provided to serve the anticipated population given that the site was previously developed and proposes development within the limits anticipated under the General Plan 2000, the site is served by Las Gallinas Sanitary District and Marin Municipal Water District, and the Police, Fire, and Public Works Departments have reviewed the project and determined that services remain available to serve development contemplated under the original PD District approval. 4. The proposed development would not deviate from typical zoning ordinance property development and parking standards given that trip rates and parking ratios would be established for all uses with appropriate occupancy limits established for permitted uses. 5. The proposed project has been designed to address circulation needs, public safety and emergency vehicle access given that the project would be in compliance with City standards, bicycle parking would be provided, and new street frontage improvements would be required. 6. The proposed amendment would be consistent in principle with the General Plan given that Rezoning application to a revised PD District proposes light industrial uses consistent with the General Plan light industrial/office land use designation. 7. The public health, safety and general welfare would be served by the adoption of the proposed amendment given that proposed land use would be consistent with uses in the neighborhood and appropriate performance standards would be established in the revised PD District which implement the General Plan policies and programs that apply to the site. California Environmental Quality Act (CEQA) Findings 8. The proposed changes to the approved project would not cause any new significant environmental impacts, in that: a) the project would divide the property for condominium purposes, and modify building design, layout, and type of landscaping, but is substantially the same in terms of proposed uses, trip generation, parking demands, site plan, setbacks, creek buffer zones, drainage improvements, erosion control, total building area, and relative percentage of landscaping and impervious surfaces; and b) the project mitigation measures adopted with the Mitigated Negative Declaration have been incorporated as conditions of approval and are included within the project resolutions. 9. There have been no substantial changes with respect to the circumstances under which the proposed changes to the approved project are undertaken which would require revisions to the previous Mitigated Negative Declaration in that the project site and surrounding area (with the exception that soil remediation has occurred on site in compliance with the approved Final Remediation Action Plan) are substantially the same as they were when the Mitigated Negative Declaration was adopted. 10. There is no new information which was not known or could not reasonably have been known at the time the previous Mitigated Negative Declaration was adopted for the project in that the project plans have been referred to all appropriate City Departments and agencies, and no new information, which was not known, or could not reasonably have been known at the time the Mitigated Negative Declaration was adopted, has come to light. THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS: DIVISION 1. The Zoning Map of the City of San Rafael, California, adopted by reference by Section 14.01.020 of the Municipal Code is amended to reclassify the following real property from Planned Development (PD Ordinance No. 1758) to a revised PD District, Ordinance No. 1804. Said property so classified is located at 4300 Redwood Highway, San Rafael, as shown on County Assessor's Parcel Numbers 155-110-05 and 06, and as further described per the legal description for the property attached as Exhibit `B." DIVISION 2. Any development of this property shall be subject to the development standards outlined in Exhibit "A," Development Plan for 4300 Redwood Highway, which is attached hereto and made a part hereof. DIVISION 3. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The Council hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid. DIVISION 4. A summary of this Ordinance shall be published and a certified copy of the full text of this Ordinance shall be posted in the office of the City Clerk at least five (5) days prior to the Council meeting at which it is adopted. This Ordinance shall be in full force and effect thirty (30) days after its final passage, and the summary of this Ordinance shall be published within fifteen (15) days after the adoption, together with the names of those Councilmembers voting for or against same, in the Marin Independent Journal, a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California. Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for or against the Ordinance. ATTEST: .4QM�- J ANNE M. LEON'CINI, City Clerk The foregoing Ordinance No. 1804 was read and introduced at a regular meeting of the City Council of the City of San Rafael on Monday, the 2nd day of June, 2003, and was ordered passed to print by the following vote, to wit: AYES: Councilmembers: Cohen, Heller, Miller, Phillips and Mayor Boro NOES: Councilmembers: None ABSENT: Councilmembers: None and will come up for adoption as an Ordinance of the City of San Rafael at a Regular Meeting of the Council to be held on Monday, the 16`h day of June, 2003. MANS NSE M LEO CINI, City Clerk 4 DEVELOPMENT PLAN FOR 4300 REDWOOD HIGHWAY June 2, 2003 June 2, 2003 EXHIBIT A AMENDED AND RESTATED DEVELOPMENT PLAN FOR DEVELOPMENT OF LIGHT INDUSTRIAL AND OFFICE PROJECT AT 4300 REDWOOD HIGHWAY, SAN RAFAEL, CALIFORNIA June 2, 2003 I. General Description of the Development. Incorporation of "Master Site Plan " The "San Rafael Development Site Plan" (the "Master Site Plan") prepared by Kenneth Rodrigues & Partners, as revised on March 3, 2003, is incorporated in this Development Plan as an integral part. Description: of the Site The project site contains approximately 10.0 acres and is located at 4300 Redwood Highway in North San Rafael. Gallinas Creek is located next to its southern boundary. The site formerly was used as a semiconductor manufacturing facility by the Discrete Division of Fairchild Semiconductor and contained a light industrial and office building used for that purpose. Above -ground improvements were demolished in 1996. The remaining grade -level and below -grade -level improvements are expected to be removed in connection with the redevelopment. A groundwater treatment system continues to be located at the rear of the site, and is expected to remain in its present location. The groundwater treatment system is governed by Order No. 00-122, "Adoption of Final Site Cleanup Requirements and Rescission of Order No. 97-115 for Fairchild Semiconductor Corporation and Schlumberger Technology Corporation and SR Properties, LLC" of the California Regional Water Quality Control Board, San Francisco Bay Region. The site is presently comprised of two separate parcels, which will be merged in connection with the development. Proposed Developmennt The site is to be developed with sixteen buildings containing 130,168 square feet of gross building area, together with landscaped areas, parking facilities and walkways (the "Development"). 1 June 2, 2003 Intensity of Development The floor area ratio ("FAR") of the Development is 0.3, which conforms to the General Plan requirements for commercial and industrial uses in the Northgate area. Circulation and Parking Access to the site is to be obtained at three points along Redwood Highway, with the central point of access being a divided driveway leading to the central courtyard of the Development. Due to the previous use of the front parcel of the site by Fairchild Semiconductor, 92 historical P.M. Peak Hour Trips have been allocated to that parcel. Appendix B to General Plan 2000 allocates an additional 90 P.M. Peak Hour Trips to the rear parcel for further development of the site. Therefore, the total current P.M. Peak Hour Trip allocation to the parcel is 182. As more particularly provided in Paragraph II.B.1 below, the number of P.M. Peak Hour Trips allocated from time to time to the Development is referred to herein as the "Maximum P.M. Peak Hour Trips." A maximum of 427 parking spaces shall be provided for the Development, some of which may remain in landscape reserve until needed, unless a greater number is approved by the Director of Community Development. Riparian Buffer Zone. A hardscape setback of 50 feet will be maintained from the top of the bank of Gallinas Creek. That portion of the setback area which is within the property shall be heavily landscaped with native plants to enhance and protect the riparian corridor. Setbacks The buildings shall be set back a minimum of 100 feet from the top of the bank of Gallinas Creek, and paving shall be setback a minimum of 50 from the top of the bank of the Creek. The buildings shall also be setback a minimum of 85 feet from Redwood Highway, and a minimum of 50 feet from the northerly and easterly boundaries of the property. Future Modification of Elements of Master Site Plan and Development Plan The locations and building footprints of structures and the location of other improvements shown on the Master Site Plan may be modified with the consent of the Director of Community Development, consistent with the requirements and limitations for FARs, building height, setbacks and parking set forth in this Development Plan. 2 June 2, 2003 In the event of any inconsistency between the text of this Development Plan and the Master Site Plan, the matters shown on the Master Site Plan shall prevail to the extent of the inconsistency, with the exception that the minimum landscaping standards, parking standards, floor area ratios and creek setback standards specified in the text shall prevail over the Master Site Plan. The Community Development Director shall make all other determinations where uncertainty exists regarding the interpretation of the text of the Development Plan or the Master Site Plan. Condominium Subdivision The project site and buildings will be subdivided into separate condominium units (each, a "Condominium Unit") and common area under the provisions of the Subdivision Map Act and the Davis -Stirling Common Interest Development Act. II. Site Development Standards A. Floor Area Ratios. The FAR for the Development shall be 0.3, and the site may be developed with 130,128 square feet of buildings. B. Trip Allocations and Trip Generation Rates. 1. The number of P.M. Peak Hour Trips for the site is 182, unless additional P.M. Peak Hour Trips are allocated to the site by a Trip Permit pursuant to Chapter 26 of the Zoning Ordinance or other action by the City of San Rafael, in which event the number of P.M. Peak Hour Trips for the site shall be increased by the number of additional trips so allocated. The number of P.M. Peak Hour Trips described in this Paragraph II.B.1, as the same may be increased by any allocation of additional P.M. Peak Hour Trips, is referred to in this Development Plan as the "Maximum P.M. Peak Hour Trips." 2. The P.M. Peak Hour Trip generation rates per 1,000 square feet of building area shall be: (a) The rate for professional, administrative and general office uses or retail sales as the principal use (as described in Paragraph II.C.6) shall be 2.2. (Traffic generation rates for office areas contained within high technology uses, as such uses described in Paragraph II.C.3, or within light industrial uses, as such uses are described in Paragraph II.C.1, have been taken into account in determining the traffic generation rates for those uses.) 3 June 2, 2003 (b) The rate for high technology uses (as described in Paragraph II.C.3) shall be 1.7. (c) The rate for storage and warehouse uses shall be 0.51. (d) The rate for mini -warehouse uses (as described in Paragraph II.C.5) shall be 0.26. (e) The rate for light industrial uses (as described in Paragraph II.C.1) shall be 1.4. (f) The rate for other uses or combinations of uses shall be established by a traffic study acceptable to the City Traffic Engineer and the Director of Community Development. C. The permitted uses of the property shall be: 1. Light industrial uses, with up to 25% of the floor area devoted to office use. 2. Professional, administrative and general offices and related uses. 3. High technology uses, such as technological research and development and ancillary administrative uses, prototype manufacturing, software development, electronic product design, communications or data facilities, or biotechnology research and production. 4. Warehouses and wholesale distribution. 5. Mini -warehouse facilities, (e.g. self -storage or mini -storage) in which a number of storage units or vaults are rented for the storage of goods, with each unit being physically separated from the other units. 6. Retail sales to persons who do not visit the site to make purchases (such as Internet retail sales or telemarketing). 7. Ancillary employee -serving restaurants and service businesses, as determined to be appropriate by the Director of Community Development. D. Automotive repair or service uses are not permitted. 4 June 2, 2003 E. Specific combinations of uses. 1. The permitted uses referred to in Paragraph II.0 shall be allocated among the Condominium Units in a manner, and to the extent, that at all times the aggregate of the products of the building area of the Condominium Units to which each such use has been allocated multiplied by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B) does not exceed the Maximum P.M. Peak Hour Trips. Such uses shall be so allocated to each Condominium Unit in a manner consistent with the provisions of Paragraph II.E.2 and II.E.3. (Examples of various mixes of uses based on 182 P.M. Peak Hour Trips, are attached hereto as Attachment I for illustrative purposes only and are not intended to limit the mixes of uses which may be implemented.) 2. Allocation of Uses to Condominium Units to be Sold. (a) The allocations of uses described in Paragraph II.E.1 to Condominium Units to be sold shall be made to each such Condominium Unit by the execution by the Property Owner (as that term is defined in Paragraph II.E.2(c)) and recordation, at or prior to the closing of the sale of such Condominium Unit to a purchaser who either plans to occupy the Condominium Unit or lease the Condominium for use by others, of a "Notice of Use Restrictions" substantially in the form attached hereto as Attachment II. At least twenty days prior to recordation of such a Notice of Use Restrictions, the Property Owner shall submit to the Director of Community Development a calculation setting forth: (1) A complete inventory of (i) Condominium Units as to which uses have been allocated pursuant to Paragraph II.E.2(a), identifying the location and the area in square feet of each Condominium Unit to which a particular use has been allocated, and (ii) tenants of space within the Development (excluding tenants occupying Condominium Units to which uses have previously been allocated pursuant to Paragraph II.E.2(a)), identifying the location and the area in square feet of each Condominium Unit devoted to each existing use. Such inventory shall be in the form attached hereto as Attachment III and shall be accompanied by (i) a calculation of the P.M. Peak Hour Trips allocated to each use shown June 2, 2003 on the inventory, determined by multiplying the area devoted to each such use by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B), and (ii) a calculation of the number of parking rights allocated to particular Condominium Units within the Development. (2) The specific use which is to be allocated pursuant to the Notice of Use Restriction and the building area of the Condominium Unit or Condominium Units to which such use is to be allocated and a calculation of the P.M. Peak Hour Trips resulting from the use to be so allocated, determined by multiplying the area to be devoted to such use by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B). (3) A calculation of P.M. Peak Hour Trips remaining available for allocation within the Development for other uses, consistent with Paragraph II.E.1. A minimum of .26 trips per 1,000 square feet of area to which no uses have then been allocated must remain at all times (sufficient to accommodate mini - warehouse use), in order to allow reasonable use of the remaining space. (b) The Director of Community Development shall, within fifteen days of the receipt of a calculation described in Paragraph II.E.2(a), determine whether the calculations and conclusions contained in such report are consistent with the requirements of this Development Plan as to uses, P.M. Peak Hour Trips and parking allocations. (c) As used in this Development Plan, the term "Property Owner" shall mean 4300 Redwood Road Venture LLC, a Delaware limited liability company, and any successor which 4300 Redwood Road Venture LLC may hereafter designate by the recordation of a notice of such a designation in the Official Records of Marin County, California. (d) A Notice of Use Restriction which allocates a particular use to a particular Condominium Unit as a primary use, may provide that the Condominium Unit may also be used for one or more of the other uses specified in Paragraph II.B.2 31 June 2, 2003 and designated in the Notice of Use Restriction, but only to the extent that any such other use has a traffic generation rate which is less than the traffic generation rate of the primary use allocated to that Condominium Unit. 3. Allocation of Uses to Condominium Units to be Leased. (a) For Condominium Units to be leased and as to which no allocation of uses pursuant to Paragraph II.E.2 has previously been made, a temporary allocation of one or more of the uses described in Paragraph II.E.1 shall be made prior to any Change in Use (as that term is defined in Paragraph II.E.3(c)). Such allocation shall be reflected in the lease document, which shall restrict the use of the Condominium Unit to the uses so allocated. At least twenty days before any such Change of Use occurs, the fee owner of the Condominium Unit to be leased shall submit to the Director of Community Development a calculation setting forth: (1) A complete inventory of (i) Condominium Units as to which uses have been allocated pursuant to Paragraph II.E.2(a), identifying the location and the area in square feet of each Condominium Unit to which a particular use has been allocated, and (ii) tenants of space within the Development (excluding tenants occupying Condominium Units to which uses have previously been allocated pursuant to Paragraph II.E.2(a)), identifying the location and the area in square feet of each Condominium Unit devoted to each existing use (excluding uses which are to be replaced in connection with the construction of the tenant improvements). Such inventory shall be in the form attached hereto as Attachment III and shall be accompanied by (i) a calculation of the P.M. Peak Hour Trips allocated to each use shown on the inventory, determined by multiplying the area devoted to each such use by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B), and (ii) a calculation of the number of parking rights allocated to particular Condominium Units within the Development. 7 June 2, 2003 (2) The specific use for which the tenant improvements are to be constructed and the building area to be devoted to such use and a calculation of the P.M. Peak Hour Trips allocated to each such use, determined by multiplying the area to be devoted to such use by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B). (3) A calculation of P.M. Peak Hour Trips remaining available within the Development for other uses, consistent with Paragraph II.E.1. A minimum of .26 trips per 1000 square feet must remain (sufficient to accommodate mini -warehouse use) in order to allow reasonable use of the remaining space. (4) If a P.M. Peak Hour traffic generation rate for a particular tenant is established by a traffic report acceptable to the City Traffic Engineer and the Director of Community Development pursuant to Paragraph II.B.2(f), then, upon a proposed transfer of the occupancy of such space to a successor tenant, the application for a business license by the successor tenant shall require that a new P.M. Peak Hour traffic generation rate be established for that successor tenant, either by the application of one of the rates specified in Paragraphs II.B.2(a) through II.B.2(e) or by another traffic report acceptable to the City Traffic Engineer and the Director of Community Development pursuant to Paragraph II.B.2(f), as appropriate. (b) The Director Community Development shall confirm that the calculations and conclusions contained in such report are consistent with the requirements of this Development Plan as to uses, P.M. Peak Hour Trips and parking allocations prior to the issuance of the business license or building permit in connection with which the report was submitted. (c) As used in this Development Plan, the term "Change in Use.... shall mean: (i) the issuance of a business license for a change in occupancy; (ii) the issuance of a building permit for any tenant improvements to be constructed within a Condominium Unit to accommodate an initial use: June 2, 2003 or, (iii) a change in use or an expansion of the area occupied by an existing use (excluding expansions of ancillary office uses which are part of a light industrial use as permitted in Paragraph II.B, but only if the ancillary office use, as so expanded, does not exceed 25% of the floor area of the Condominium Unit). 4. Subject to the provisions of Paragraphs II.E.1, II.E.2 and II.E.3, the maximum area devoted to professional, administrative and general offices uses shall be 76,628 square feet. (This would leave a sufficient number of P.M. Peak Hour Trips remaining to accommodate a mini -warehouse use in the remaining area). 5. Subject to the provisions of Paragraphs II.E.1, II.E.2 and II.E.3, the maximum area devoted to high technology uses shall be 103,128 square feet. (This would leave a sufficient number of P.M. Peak Hour Trips remaining to accommodate a mini -warehouse use in the remaining area). F. Building Setbacks and Landscape Buffers. 1. Building setbacks are as follows: (a) The buildings shall be set back a minimum of 100 feet from the top of the bank of Gallinas Creek. (b) Paving (except for walking paths) shall be setback a minimum of 50 feet from the top of the bank of Gallinas Creek. (c) The buildings shall be setback a minimum of 85 feet from Redwood Highway, and a minimum of 50 feet from the northerly and easterly boundaries of the property. 2. Exceptions permitted within building setbacks described in Paragraph II.F.1. (a) Roof overhangs may extend a maximum of 10 feet. (b) Steps, ramps, walkways. (c) Paving, curbing, parking and loading facilities (except that no paving shall be closer than 50 feet from the top of the bank of Gallinas Creek, other than walkways specifically approved by the City and consistent with the findings of a D June 2, 2003 biological survey and review of the Department of Fish and Game). 3. Landscape buffers are as follows: (a) The area of the 50 foot setback from the top of the bank of Gallinas Creek shall be heavily landscaped with native plants to enhance and protect the riparian corridor. G. Building Height and Separation. 1. Building height shall not exceed 36 feet when measured in accordance with the UBC method to the midpoint of the rake of the roof. 2. Exceptions to the building height limit are: (a) Roof mounted equipment, screens and enclosures (as provided in Design Guidelines Section L). (b) Telecommunications equipment. (c) Elevator penthouses. (d) Roof access enclosures. (e) Flag poles. (f) Parapets. (g) Architectural features. H. Off -Street Parking and Loading. 1. A maximum of 426 parking spaces shall be provided for the Development, some of which may remain in landscape reserve until needed. (If additional P.M. Peak Hour Trips are allocated to the site by a Trip Permit pursuant to Chapter 26 of the Zoning Ordinance or other action by the City of San Rafael, and additional parking is required under the Zoning Ordinance and this Development Plan due to a resulting increase in intensity of use at the Development, then the maximum number of parking spaces shall be increased accordingly with the approval of the Director of Community Development.) 2. Thirty percent of the parking spaces to be provided may be compact stalls and the number of stalls for use of disabled persons 10 June 2, 2003 shall be in accordance with the requirements of the California Code of Regulations, Title 24. 3. Except as specifically provided herein, parking dimensions and regulations shall be as required by in Chapter 14.18 of the Zoning Ordinance, which includes bicycle parking requirements, subject to modifications approved by the Director of Community Development. 4. Parking for general office and high technology uses shall be at the rate of 4 spaces per 1,000 square feet of building area. Parking for light industrial and warehouse uses shall be at the rate of 2 spaces per 1,000 square feet of building area, and for mini -warehouse uses shall be at the rate of 1 space per 5,000 square feet of building area, unless a lesser rate is approved by the Director of Community Development. I. Landscaping Standards. 1. Landscaping design concepts and planting palettes shall conform to the intent of the plans and diagrams approved as part of the Development Plan. 2. Drought tolerant planting shall be provided as required by the Marin Municipal Water District ("M.M.W.D."). 3. A minimum 6 foot wide landscape area shall be provided along the front facade of buildings, except where pedestrian, vehicular or service access is required. 4. A minimum 6 foot wide landscape island shall be provided at the end of all parking rows, except those rows which occur adjacent to buildings. 5. Trees shall be provided over the entire parcel at a minimum ratio of 1 tree per 4 parking spaces provided. 6. The use of berms or hedges are encouraged to screen parked cars from Redwood Highway. 7. All planter beds adjacent to vehicular circulation shall be protected by 6" high (minimum) concrete curbing, and shall have a minimum interior width of 6 feet. 8. A minimum 20 feet from the back of the front curb (or front sidewalk, where there is one) must be landscaped. 11 June 2, 2003 J. Signage. The sign program for the Development (which shall include project directional, building and tenant signage) shall conform to Chapter 14.19 of the Zoning Ordinance. K. Lighting. 1. The lighting program shall be as set forth in the Environmental and Design Review approval for the project, but may be modified with the prior written consent of the Director of Community Development. The program shall address the lighting needs of the site, with the following standards: (a) Exterior lights shall not create excessive glare and should be shielded and directed to keep the pool of light on-site, except for low level decorative lighting where specifically approved as a part of the Master Development Plan and Environmental and Design Review Permit approval. (b) Building lighting should enhance the security of the area and be compatible with the building's architectural design. L. Development Phasing. The construction of the buildings in the Development may occur in any combination or order. If the Development is subdivided into separate parcels, appropriate reciprocal easement agreements shall be recorded to insure access and parking for each of the buildings. Such reciprocal easement agreements shall be subject to approval by the Director of Community Development. M. Design Guidelines. All parcels shall comply with the requirements of the City Environmental and Design Review Ordinance and with the following Design Guidelines: 1. Architectural Design Guidelines, (a) Parking areas will not be located closer to property lines than the minimum applicable landscape buffer, as described in Paragraphs II.F.1 and II.F.2 above. (b) Wherever practical, facilities and techniques to reduce consumption of energy and water resources shall be utilized. 12 June 2, 2003 (c) Roof appurtenances such as mechanical equipment or antennae shall be screened from public views. N. Landscape Design Guidelines. (a) Maximum use shall be made of drought resistant plant species to minimize consumption of irrigation water. (b) Site development and landscape design should ensure flood control and minimize erosion. (c) Landscape designs should enhance the architectural character of buildings and reinforce building form and site circulation patterns. (d) Landscape irrigation systems shall be designed to conform with guidelines established by M.M.W.D. (e) Stormwater control shall be designed in accordance with applicable state and local regulations. 13 June 2, 2003 4300 Redwood Highway Examples of Mixes of Uses June 2, 2003 All Light Industrial Containing 25% Office Type Area P.M. Peak Trips of Use Trip Rate Light Industrial 130,128 1.4 182.18 Professional Office, Balance Warehouse Type Area P.M. Peak Trips of Use Trip Rate Office 68,628 2.2 150.98 Warehouse 61,500 0.51 31.37 Totals 130,128 182.35 Maximum Professional Office, Balance Mini -Warehouse Type Area P.M. Peak Trips of Use Trip Rate Office 76,628 2.2 168.58 Mini -Warehouse 53,500 0.26 13.91 Totals 130,128 182.49 Maximum High Technology, Balance Mini -Warehouse Type Area P.M. Peak Trips of Use Trip Rate High Technology 103,128 1.7 175.32 Mini -Warehouse 27,000 0.26 7.02 Totals 130,128 182.34 Attachment 1 to Development Plan High Technology, Warehouse and Mini -Warehouse Type Area P. M. Peak Trips of Use Trip Rate High Technology 100,128 1.7 170.22 Warehouse 17,000 0.51 8.67 Mini -Warehouse 13,000 0.26 3.38 Totals 130,128 182.27 Office, High Technology and Warehouse Type Area P. M. Peak Trips of Use Trip Rate Office 26,128 2.2 57.48 High Technology 60,200 1.7 102.34 Warehouse 43,800 0.51 22.34 Totals 130,128 182.16 Attachment I to Development Plan RECORDING REQUESTED BY AND WHEN RECORDED, MAIL TO: MAIL TAX STATEMENTS TO: Assessor's Parcel No. NOTICE OF USE RESTRICTION This Notice of Use Restriction (this "Notice") is made as of , 200_ by 4300 Redwood Road Venture LLC, a Delaware limited liability company ("Declarant"). RECITALS A. Declarant is the owner of certain real property (the "Condominium Unit") commonly known as and more particularly described in Exhibit A, which Exhibit is incorporated herein by this reference. B. Declarant has executed and caused to be recorded that certain "Declaration of Covenants and Restrictions Establishing a Plan for Condominium Ownership for the 4300 Redwood Highway Business Center, a Commercial Condominium Project," dated as of , 2003 (as hereafter amended, the "Declaration"), which encumbers the Condominium Unit and certain other real property described therein (collectively, the "Condominium Project"). C. On or about , 2003 the City of San Rafael approved, by Ordinance No. , an "Amended and Restated Development Plan for Development of Light Industrial and Office Project at 4300 Redwood Highway, San Rafael, California" (as hereafter amended or superseded, the "Development Plan"), which established certain uses which could be conducted at the Condominium Project and Attachment II Page 1 June 2, 2003 required that each condominium unit within the Condominium Project be restricted to one or more of such uses. D. The Development Plan and the Declaration also provided that such use restriction would be imposed by the recordation of this Notice and that the Condominium Unit would thereafter be restricted to the uses described in this Notice. USE RESTRICTIONS Declarant hereby declares that the Condominium Unit, and each part thereof or interest therein, is held, and shall be held, conveyed, assigned, encumbered, leased, rented, occupied, improved and used subject to the following covenants and restrictions: 1. Use Restrictions. The use of the Condominium Unit shall be restricted to any combination of one or more of the following uses (the "Permitted Uses"): 2. Covenants and Restrictions to Run with Land. The covenants and restrictions set forth herein shall run with the Condominium Unit, and each part thereof and any interest therein, and shall bind and inure to the benefit of each party having or acquiring any right, title or interest in or to the Condominium Project, or any part thereof, and their respective successors in interest. The provisions of this Notice shall also constitute enforceable equitable servitudes which shall bind and inure to the benefit of each party having or acquiring any right, title or interest in or to the Condominium Project, or any part thereof, and their respective successors in interest. 3. Covenants and Restrictions Enforceable by the City of San Rafael. The provisions of this Notice shall also inure to the benefit of the City of San Rafael, and the City of San Rafael shall have the right, but not the obligation, to enforce any of the provisions of this Notice. 4. Amendments. No provision of this Notice of Use Restriction may be amended without the prior approval of the City of San Rafael, except that this Notice of Use Restriction may be superseded by the recordation of another Notice with respect to the Condominium Unit by Declarant or its successor as the Property Owner, provided that a calculation is submitted to and approved by the San Rafael Community Development Director in advance of the recordation as required under Paragraphs IIE2 (a) and (b) of the Amended and Restated Development Plan for Development of Light Industrial and Office Project at 4300 Redwood Highway, San Rafael, California, Attachment II Page 2 June 2, 2003 approved June 2, 2003; and further providing that no such successor Notice shall restrict the use of the Condominium Unit for any one or more of the Permitted Uses without the written consent of the then owner of the Condominium Unit. As used in this Notice, the term "Property Owner" shall mean 4300 Redwood Road Venture LLC, a Delaware limited liability company, and any successor which 4300 Redwood Road Venture LLC may hereafter designate by the recordation of a notice of such a designation in the Official Records of Marin County, California. Recordation of any Amended Notice of Use Restriction hereunder without first obtaining review and approval of same by the San Rafael Community Development Director shall be void and of no force or effect. 5. Limitation on Restrictions. No provision of this Notice shall be deemed to restrict or prohibit any activities pertaining to: (a) the use of the Common Areas of the Condominium Project, as those are defined in the Declaration, for the purposes specified in the Declaration; (b) the construction of improvements at the Condominium Project at any time; or (c) any remediation activities pertaining to any hazardous materials which may now or hereafter be present on any part of the Condominium Project. 6. Tenant's Rights. A tenant or licensee in possession of the Condominium Unit shall have the same rights, and shall be subject to the same restrictions, with respect to the use of the Condominium Unit as an owner in possession of the Condominium Unit would have. All leases shall obligate tenants to comply with the covenants and restrictions set forth in this Notice, and shall provide that any violation of the provisions of this Notice constitutes a default under the lease, and if not stated in any such lease, the lease shall be deemed by this provision to so provide the foregoing. 7. Rights of Lenders and Owners. No breach of any of the covenants, conditions and restrictions herein contained, nor the enforcement of any lien provisions herein, shall render invalid the lien of any mortgage made in good faith and for value, but all of said covenants and restrictions shall be binding upon and effective against any owner whose title is derived through foreclosure or trustee's sale, or otherwise. 8. Invalidity of Any Provision. Should any provision or portion hereof be declared invalid or in conflict with any law of the State of California, the validity of all other provisions and portions hereof shall remain unaffected and in full force and effect. 9. No Waiver. Any failure or delay by Declarant, any owner or the City of San Rafael in enforcing any covenant or restriction herein contained, in any certain instance or on any particular occasion, shall not be deemed a waiver of such right on any such future breach of the same or any other covenant or restriction. Attachment II Page 3 June 2, 2003 10. Attorney Fees. In the event of any action or proceeding at law or in equity to interpret or enforce any provision of this Notice or to protect, interpret or establish any right or remedy of any party pursuant to this Notice, the unsuccessful party to such litigation shall pay to the prevailing party all costs and expenses, including reasonable attorneys' fees incurred therein by such prevailing party, and if such prevailing party shall recover judgment in any such action or proceeding, such costs, expenses and attorneys' fees shall be included in and as a part of such judgment. IN WITNESS WHEREOF Declarant has caused this Notice to be executed as of 4300 REDWOOD ROAD VENTURE LLC, a Delaware limited liability company By: Its: Attachment II Page 4 June 2, 2003 STATE OF CALIFORNIA ) ss: COUNTY OF MARIN On , before me, , Notary Public, personally appeared, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Attachment II Page 5 June 2, 2003 Notary Public Ch CA U) a) m (1) U U U O N N CL C1 a N N U 0) CT m C C C N R) N C1 d Q. N 00 M M I- CD LO CO CD CO U l O O O cM M C) OD 00 O O O O N r O 00 CO N Un CA N O LO CO t T O O O CD CO (D CA N r C r I� r G e: 6 O r O 6 CD 00 CO 4 4 CO CO � N ` 7 M M r r r r M r N a IL W CD N O O N O N O N N N O 0 C) 0 0 0 0 N N 0 p0 64 46 4 O N6 0 0 N NN CV N N N 66 C T Y d lC cCl IL w cn U) U n. a n cn 14 M m m O CD CL CL Q a) fn O LO t-- p I` -,t O v d' --t W p p O O N 00 00 O p p O M N M N CD N M M LO 00 N N Co O M C rN N-- M O O cn CL r r LO t 'o a= � CDOOCDOCOOCOCOCOOrOOrOrCOcoC) a) d p N N N N (N N V- N N N [t Un -t 'T LO r Un N N r- CDO N N O N O r 0 0 0 r O r r O r O 0 0 r V a) r d Ha) 4= in w c a) C) 14- CO M M N CD CO N CO CO O O O Co CO O O O O 00 p N M LO CO CO r I- F- r 1- 1- 0 0 0 r r 0 C) 0 0 CO CO +. r I- I-- r r M I- I- M I- r- q N N O O ItIt qT V r r M r Il- M O M V'- CO qd' M ct "t I` ti M M M CO C=T C M r M r to m d V Q C O U C cn N O CU c—�0 N D U) cn cn O C 1 0 C C C O h- co t t % U U m v .. �. a)�. ��. G) z 3 0 0 o m 0) 3 •g'•°' 3 •g' 3 :c 0 o �O O m U j L cu N IO ` ` a) Q O ° E c� ° mU cn E co cn cU� U C C mvUmcn rn—E—E a) E U = °� v `+° V U• 0 E U U- > CD C cn `�° U U Cl) N C U to U C) cu O m cu m U CO m c0 CO c0 n '- N •C CO N O O a) CL ++ >¢ >O >Q > > >Uol-Q> > C Cf E a) cu C ` N N N \ N � E II O Oro wr N N N N N 0 0 0 0 CO 0 Or Or r 19t 0 x �= C07 CD V' 'T v' -T d :r ;t qT � � � '-t � 'V' 't 't v- I- 'T .4' H 2 Q 7C - - - - - ---------- :vim:•i _ n P'f o \n � J 130 00000 0j ,\ 01 I aU, % 000 000�I ' 000 0 06 00 00 P� 00 0000o0 00 00000000 0 0000000O0 00 000000000 \ 0a 00000000 00000000 -�\ N 00000 alZRI 00 O ]000 ]000 - ]000 \ ]Ooa \ ]000 ]000 ]000 7000 7000 ]000 3000 EN ]000 J Q a' Q j y Lu = Lu :t 2 ato 2 U CD 0 = -i z w ZE CL 0 J Lu CIO Q W cr- J ~ Z W 'L Q Q CLLu J J 0 Q O S Q U � O J uj M \ z W Z Q � LL Q Q ¢ %< W zLu y w Y co C N E 0 L cm (Q M a Q June 3, 2003 Job No. 91510-2 EXHIBIT "B" LEGAL DESCRIPTION All that certain real property situate in the City of San Rafael, County of Marin, State of California, described as follows: PARCEL ONE: BEGINNING at the Northerly terminus of the course described as "South 18° 47' 22" West 186.02 feet" in Parcel 2 of the property granted by Manual T. Freitas, et al, to the State of California by Deed recorded in Book 1208 of Official Records, at Page 255; thence South 18° 47' 22" West, 30.00 feet to the true point of beginning; thence South 71° 12' 38" East, 132.42 feet; thence North 81° 02' 46" East, 107.43 feet; thence South 8° 57' 14" East, 335.00 feet; thence North 81° 02' 46" East, 146.95 feet; thence South 8° 57' 14" East, 183.02 feet to the Southerly line of the lands firstly described in the Deed from Rose Freitas Rose, et al, to Associated Construction Engineering Company of California, Inc., a corporation, et al, dated February 25, 1960 and recorded March 3, 1960 in Volume 1349 of Official Records, at Page 199, Marin County Records; running thence Westerly along said Southerly line the following three courses and distances: thence South 86° 14' 01" West, 159.39 feet; thence South 72° 36' 11" West, 258.81 feet; thence North 81° 19' 24" West, 171.11 feet to a point on the Easterly boundary of said Parcel 2 (1208 O.R. 255); thence along said Easterly boundary (1208 O.R. 255), North 60 41' 43" East, 272.09 feet; thence along a tangent curve to the right, having a radius of 773.05 feet; through a central angle of 12° 05' 39" for a distance of 163.18 feet; and North 18° 47' 22" East, 156.02 feet to the true point of beginning. PARCEL TWO: BEGINNING at the Northerly terminus of the course described as "South 18° 47' 22" West, 186.02 feet" in Parcel 2 of the property granted by Manual T. Freitas, et al, to the State of California by Deed recorded in Book 1208 of Official Records, at Page 255; running thence South 18° 47' 22" West, 30.00 feet; thence South 71° 12' 38" East, 132.42 feet; thence North 81° 02' 46" East, 107.43 feet; thence South 80 57' 14" East, 335.00 feet; thence North 81° 02' 46" East, 146.95 feet; thence South 8° 57' 14" East, 183.02 feet to the Southerly line of the lands firstly described in the Deed from Rose Freitas Rose, et al, to Associated Construction Engineering Company of California, Inc., a corporation, et al, dated February 25, 1960 and recorded March 3, 1960 in Volume 1349 of Official Records, at Page 199, Marin County Records; running thence Easterly along said Southerly line North 86° 14' 01" East, 281.48 feet to an angle point therein; thence Northerly and Westerly along the Easterly and Northerly lines of the lands described in said last named deed the following three courses and distances: North 8° 57' 14" West, 573.47 feet, South 81° 02' 46" West, 527.30 feet and North 71° 12' 38" West, 125.01 feet to the point of beginning. Legal Description prepared by Kier & Wright, Civil Engineer ti�Q�O�Y SCyq�F2 m o. 163 zo .1 1 Date M. Barry Sch tif' (IN&L lF OF C , A01F\� F:\PR0JECTS\91510-2\EXHIBIT B.doc