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HomeMy WebLinkAboutOrdinance 1496 (211 Los Ranchitos Rd.)I 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. 1496 entitled: AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP OF THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED BY REFERENCE BY SECTION 14.15.020 OF THE MUNICIPAL CODE OF SAN RAFAEL, CALIFORNIA, SO AS TO RECLASSIFY CERTAIN REAL PROPERTY FROM "U" (UNCLASSIFIED" DISTRICT TO P -D (PLANNED DEVELOPMENT) DISTRICT (211 Los Ranchitos Road) (Former Hartzell School Site) 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 Fifteenth day of October1 1984, published as required by City Charter in the Independent -Journal a newspaper published in the City of San Rafael and passed and adopted as an ordinance of said City at a Revular meeting of the City Council of said City held on the Fifth day of November 19 84 by the following vote, to wit: AYES: COUNCIL1ElIBERS: Frugoli, Nave, Russom and Acting Mayor Breiner NOES: COUNCI LMEDIBERS : None ABSENT: COUNCILMEMBERS: Mayor Mulryan WITNESS my hand and the official seal of the City of San Rafael this seventh day of November 19 84. JE1INNONCINI, City Clerk ORDINANCE NO. 1496 AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP OF THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED BY REFERENCE BY SECTION 14.15.020 OF THE MUNICIPAL CODE OF SAN RAFAEL, CALIFORNIA, SO AS TO RECLASSIFY CERTAIN REAL PROPERTY FROM "U" (UNCLASSIFIED) DISTRICT TO P -D (PLANNED DEVELOPMENT)DISTRICZ (211 Los Ranchitos Road) (Former Hartzell School Site) THE COUNCIL OF THE CITY OF SAN RAFAEL DO ORDAIN AS FOLLOWS: DIVISION 1. The Zoning Map of the City of San Rafael, California, adopted by reference by Section 14.15.020 of the Muni- cipal Code is amended by reclassifying the following real property from "U" (Unclassified) District to P -D (Planned Development) District. Said property so reclassified is located at 211 Los Ranchitos Road, San Rafael, County Assessor's Parcels 175-060-16 & 17, described in Exhibit "C"r attached hereto and made a part hereof. DIVISION 2. Any development of this property shall be subject to the guidelines established in the Memorandum of Under- standing between San Rafael School District and the City of San Rafael described in Exhibit "A" which, as modified by the conditions of approval, serves as the Master Plan for future site development. DIVISION 3. Any development of this property shall be subject to the Exhibit "A" Guidelines, and conditions of approval outlined in Exhibit "B" which are attached hereto and made a part hereof. DIVISION 4. This Ordinance shall be published once in full before its final passage in a newspaper of general circulation, published and circulated in the City of San Rafael, and shall be in full force and effect thirty (30) days after its final passage. Attest: 0 JE M. LEO INI, City Cler LAWRENCE E . M LRYAN Mayor - 1 - ORDINANCE NO. 149C, The foregoing Ordinance No. 1496 was read and intro- duced at a regular meeting of the City Council of the City of San Rafael, held on the 1,9trday of October , 1984, and ordered passed to print by the following vote, to wit: AYES: COUNCILMEMBERS: Breiner, Frugoli, Nave, Russom and Mayor Mulryan 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 the 5th day of November , 1984. 26.3 B/18 JEA E M. EON(; EXHIBIT "A" Memo of Understanding This Memo of Understanding entered into this 15_th day of _Octoher by and between the City of San Rafael ("City") and the San Rafael City Schools ("School District"). 1.0 RECITALS The San Rafael City Schools District is the owner of certain property situated in Terra Linda and the City of Son Rafael, known as the Oliver -Hartzell site. This site is no longer needed for school district purposes and it is the desire of the School District to sell this property and, in cooperation with the City of San Rafael, to plan a development on this site acceptable to the community and the City of San Rafael and which will also provide a source of revenue to the School District. 2.0 The School District has held a series of meetings with the City Planning Staff and with the leaders of the Homeowners' Associations in the area surrounding the Hartzell site. The conceptual plan for the future development of the site has evolved from these meetings. 3.0 In order that the future process of development approval, including but not limited to master plan and subdivision approvals, may proceed in an orderly and expeditious fashion, it is mutually desirous that the City and the School District set forth in this document the general density levels and development guidelines (land use, zoning, sub -division and designing guidelines) considered acceptable. LAND USE, ZONING, SUBDIVISION AND DESIGN GUIDELINES -- OLIVER-HARTZELL SCHOOL SITE 4.0 GENERAL These Iand use, zoning, subdivision and design guidelines are established to define the type, location, form and intensity of development at the Hartzell School site. The guidelines are presented to convey the objectives of the City, School District arra community. City review shall generally adhere to these guidelines to insure that final development plans are generally consistent with the concepts discussed during community meetings. The Conceptual Site Plan (Exhibit 1) illustrates these guidelines and is a part of this Memo of Understanding. Innovative and imaginative � 11 site design and architectural solutions prepared in the context of the guidelines are encouraged. A traffic study, required and authorized by the City, indicated traffic impacts within the range specified for the parcel in the City's adopted Northgate Activity Center Plan. The project sponsors will be required to pay the traffic mitigation fees per the Northgote Zoning ordinance as required of other projects in the area. 5.0 LAND USE 5.1 General -- Site land uses are to include residential, office, and recreational uses. Residential — A mixture of residential housing types should be provided, including attached units of townhouse design and clustered "patio" homes. It is anticipated that individual units will be 900 square feet to a maximum of 1,800 square feet; the proposed units shall include a mix of unit sizes. Office --- Office land use shall allow business activities including design, legal, economic, engineering, personnel, management, accounting, financial and secretarial professions and related activities. Major medical care facilities shall not be permitted. Recreational — A portion of the site shall be improved and dedicated to the City of Son Rafael for use as a public park by the developer after development. The park shall be used as a play lot and picnic area. 5.2 Location/Area Please refer to Exhibit 1 (in City Planning Department) for the general location and area of.each proposed land use. Residential The residential land use area shall be approximately 5.77 acres, including open space, recreation, parking and landscaping. -2- Office The office land use area shall be approximately 3.03 acres, including buildings, parking, access, and landscaping. Recreational The public park shall be approximately .45 of an acre. 5.3 Density/Intensity Residential The density of the residential area shall be 8.66 units per acre allowing for a maximum of 50 dwelling units. Office A total of 40,000 square feet of net leasable area shall be permitted in the office area. 6.0 ZONING The residential, office and recreational areas shall be rezoned from "U" (Unclassified) to P D (Planned Development). Development plans shall be processed in accordance with P -D (Planned Development) zoning regulations. 7.0 SUBDIVISION It is anticipated that the residential and office land uses may be developed by separate entities. Therefore, the site should be subdivided, creating two separate parcels for the residential and office land use areas. Subdivision of the property will be the initial phase of site development. In this manner, the School District can then sell each parcel to a purchaser who would develop either the residential or office land uses in accordance with the provisions of this Agreement. The public park site would be subdivided at the time of the subsequent residential subdivision. 8.0 DESIGN GUIDELINES (Refer to Exhibit I - in City Planning Department)- 8.1 epartment) 8.1 BUILDING TYPE and LAYOUT Residential -- The residential area should include a mixture of dwelling units of -3- both attached and clustered design. It is recommended that the area above the existing cut bank (from approximately the 110 foot contour to the 140 foot contour) be developed with an attached townhouse design as delineated on Exhibit 1. The objective of the site design in this area is to minimize grading by locating units and roadways parallel to the contours of the hillside but oriented to allow maximum solar access where feasible. Clustered "patio homes" are recommended for the flat area at the base of the existing cut bank. The objective of site design in this area is to provide an arrangement of space that provides interior privacy, secluded patios, solar exposure, common landscaped areas and walkways and on interesting and varied view of the residences from the street. Site and building design should mitigate the impact of noise generated by vehicles traveling Ranchitos Road. Office The office building should be designed to complement the surrounding residential development. The 'bulk" of the office space should be minimized by staggering the location and height of the building. Those portions of the office building adjacent to the residential units shall be two levels only. Building location and setbacks shall insure that open space views from surrounding existing residences on Ranchitos Road are unobstructed and that an adequate landscaped buffer is maintained between office and residential areas. The parking area should be located adjacent to the northern property line so that an attractive landscaped area can be provided between the office and residential developments. Included should be exterior landscaping and on outside rest area for office occupants. 8.2 Heiqht, Coveraqe, Setback and Porkinq Provisions Residential: Height: In general, the provisions of the City subdivision ordinance chapter 15.50 shall apply to the residential development. Patio homes should be a mixture of two and three levels, including parking; townhomes a mixture of two and three levels with a variety of heights. The maximum height shall be 30 feet. Coverage: The maximum allowable site coverage for residential condomin- iums shall be 35% of the net site acreage. Refer to subdivision ordinance section 15.50. 130. SM rJ Setbacks: The setback from the street to individial units should vary. The set- back from either Golden Hinde or Ranchitos Road should be 30' - 0". Parking: Two and a half parking spores per unit shall be provided per the City's condominium standards unless a parking variance is granted. Office Height: Building heights should be two and three levels with a maximum height limitation of 36 feet. Coverage: Building Coverage (as defined by the San Rafael Zoning Ordinance) should not exceed 40%. Setbacks: The building setback from Ranchitos Road shall be a minimum of 20 feet. Side yard setbacks shall be a minimum of 15 feet. Parking: Parking shall conform to City office standards. 8.3 Public/Private Recreation Facilities. Public Facilities/Open Space: A public park at the location noted on Exhibit I shall be dedicated to the City of San Rafael. The park area shall be approximately 19,000 square feet. Public access shall be provided throughout the project connecting the park to public open space and existing sidewalks as noted on Exhibit I. The park shall be landscaped with trees and turf and shall include a small play structure. The developer of the residential area shall be responsible for the park improvements. Maintenance of the improved public park area adjacent to the townhomes shall be the responsibility of the City upon dedication. Private Recreation Facilities The residential development shall provide a landscaped private recreation area in a convenient location. Maintenance of the private recreation area shall be the responsibility of the project's homeowner's association. -5- 8.4 Vehicle Access/Circulation The development should provide three access points for vehicles as shown on Exhibit I. A separate access driveway from Ranchitos Road should be provided for the office use. Two access driveways should be provided for the residential use, one each from Ranchitos Road and Golden Hinde, with consideration given to safety and vehicular access to avoid blockage on Los Ranchitos Road. The exact location of the access points to be approved based on City site plan review; typically, distance between the access drives and the intersection should be maximized. The site plan shall allow for emergency vehicle circulation from the residential townhomes to the office parking area and into the adjacent open space. 8.5 Landscaninq In general the landscaping plan should be developed in accordance with City standards applied during Design Review. In particular, the site design should incorporate extensive landscaping along the project's street frontage. The objec- tive of that landscaping should be to screen parking areas and vehicles and provide an attractive project "street scope". The design should include berms of varying height and location and a variety of evergreen, deciduous and colorful plantings. 8.6 Frontage Improvements Development of the site will require construction of frontage improvements (curb, gutter and sidewalk) along Ranchitos Road in accordance with the roadway alignment specified by the City of San Rafael. 8.7 Affordable Housinq Ten percent of the residential units shall be affordable to moderate income house—holds, namely those with incomes between 80 and 120 percent of the County's median income. This is in keeping with San Rafael's practice of negotiating ten percent affordable housing where possible in new developments and conforms to the City's below market rate housing policy. -6- H /4 I This Memo of Understanding was passed by the San Rafael Board of Education on the 17th day of July, 1984 by the following vote: AYES: Gladys Gilliland, Richard Barry, Bruce Scott NOES: Jerome Kuykendall ABSENT: Janie Teitelbaum G BoaA1eland, resident t"rd o Education San Rafael City Schools ATTEST. 4e of tMe Governing B rd Attest:. City of San Rafael NE M. �XCNI G C ity Clerk LAWRENCE E. MULRY N � Mayor Dated: October 15, 1984 Approved as to form it• Stewart R. Andrew Assistant City Attorney -7- EXHIBIT "B" Conditions of Approval: Z84-6 (a) This P -D zone is established to include up to 50 residential units on approximately 5.8 acres; a 40,000 square foot (net leasable) office building not to exceed 45,000 gross square feet in size on the northern three acres; and a .45 acre pocket park at the southwest corner of the site. (b) The attached Memorandum of Understanding and conceptual site plan shall serve as master plan for future site development. The conceptual site plan, however, may be modified if P -D zoning conditions and MOU guidelines are met. The conceptual site plan provides one example of how the project may be designed. (c) The site is allocated a maximum of 172 P.M. peak period trips in accordance with the site's master plan (108 existing trips to be eliminated plus up to 64 additional). The office portion of the site is allocated up to 117 of those P.M. peak period trips; the residential portion is allocated up to 55 trips. Trip allocations shall not be used as an argument to increase the intensity of site and land uses beyond what the Memorandum of Understanding/ master plan specifies. The office project shall pay the traffic mitigation fee for 44 of the additional trips. The residential project shall pay fees for 0 to 20 trips, depending on the size of the units ultimately proposed. Each proposed unit over 1,000 square feet in size shall pay the equivalent of .4 peak period trips. The Northgate ordinance establishes traffic fees at 51,840 per peak period trip as adjusted by the Lee Saylor Index to take into account changes in construction costs since January 1981. The fees shall be required as conditions of approval of subsequent development applications. (d) Office building tenants are limited to non-medical, professional office uses such as accounting, design, engineering, financial, secretarial and related uses which have typical daytime hours of operation and will not impact residences at night and on weekends. (e) The developer of the residential portion of the site shall be responsible for subdivision dedication and improvement of the public park site. (f) The Memorandum of Understanding shall be amended to provide a 50 foot office building setback from Los Ranchitos Road similar to other non-residential buildings along Los Ranchitos Road; a 30 foot parking area setback from Los Ranchitos Road similar to the proposed residential setback; a 15 foot office building setback from a future residential/office property to guarantee the planned view corridor between the residential and office portions of the site; a northern side setback of six feet consistent with the City's professional office zoning district; and a 10 foot residential setback from a future re3idential/office property line. (g) The master plan shall be amended to state residential buildings shall be one to three levels rather than two to three levels. The office building statement shall also be amended to read one to three levels rather than two to three levels. (h) Visual analyses shall be required at the time design review applications are submitted. (i) Colors and building materials of all proposed buildings shall be compatible with the surrounding neighborhood. Buildings and site designs shall also blend with the neighborhood. (j) Future development plans shall minimize site grading and conform with existing site topography. (k) A bicycle path shall be included either in frontage improvement plans or within the Los Ranchitos Road setback area. (1) Frontage improvements along Los Ranchitos Road shall be installed by the developer consistent with Public Works recommendations and shall include retention of the existing bus stop and provision of left turn pockets. (m) Financing commitments to insure construction of the Merrydale overcrossing shall be secured prior to building permit issuance. (n) The office and residential portions of the property may be subdivided into t,io parcels consistent with the conceptual site plan. The exact General Plan boundary alignment shall conform with any subsequent office/residential subdivision but shall not be more than 220 feet from the north property line. (o) The rezoning is valid for eighteen months or until March 11, 1986, unless extended or the provision of Section 14.88.010b of the Zoning Ordinance are met. EXHIBIT "C" DESCRIPTION: All that certain real property situate in the City of San Rafael, County of Marin, State of California, described as follows: BEGINNING at a point in the Westerly line of Los Ranchitos Road distant North 15°45' West 637.29 feet from the intersection of said Westerly line of Los Ranchitos Road with the Northerly line of Golden Hinde Boulevard; thence along said Westerly line South 15°45' East 637.29 feet to said intersection; thence leaving said Westerly line of Los Ranchitos Road and along the Northerly line of Golden Hinde Boulevard South 71°03' West 283.22 feet; thence continuing along said Northerly line on a tangent curve to the left having a radius of 342 feet a distance of 246.687 feet; thence leaving said Northerly line North 60°16'40" West 181.80 feet to the easterly line of the Pacific Telephone and Telegraph Company cable easement; thence along said easement line North 11008' West 624.56 feet; thence leaving said easement line and running North 74°15' East 579.33 feet to the Point of Beginning. Containing 9.25 acres, more or less.