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HomeMy WebLinkAboutCC Resolution 10218 (55 Fair Drive)RESOLUTION NO. 10218 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL APPROVING AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT AND APPROVING AN EXCEPTION FOR THE NATURAL STATE AREA, 55 Fair Drive, AP 11-032-25, San Rafael WHEREAS, the proposed project consists of an Environmental and Design Review permit application and an exception to the Natural State requirment; and WHEREAS, upon review of the subject application the project was found to be categorically exempt from the California Environmental Quality Act (CEQA) under Section 15303(a), Class 3; and WHEREAS, the San Rafael Design Review Board considered the Environmental and Design Review Permit (ED96-1) and the Exception to the Hillside Guidelines for a 2,620 square foot single family house with garage January 6, 1998 at a regularly scheduled meeting and recommended approval to the Planning Commission; and WHEREAS, the San Rafael Planning Commission considered the Environmental and Design Review Permit (ED96-1) and exception to the natural state requirement on March 24,1998 at a regularly scheduled meeting, accepting public testimony and the written report of the Community Development Department and recommending approval to the City Council; and WHEREAS, the City Council of the City of San Rafael considered the Environmental and Design Review Permit (ED96-1) and exception to the natural state requirement, accepting public testimony and the written report of the Community Development Department. NOW, THEREFORE, BE IT RESOLVED, that the San Rafael City Council hereby approves Environmental and Design Review Permit (ED96-1) and the exception to the natural state requirement based upon the following findings and conditions of approval: FINDINGS Findings for Approval of the Residence I. The project design is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of Chapter 25, Environmental and Design Reviezu Permits of the Zoning Ordinance because the new single family dwelling has been designed consistent with the Hillside Design Guidelines, with an exception to the natural state requirement. 2. The project is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which it is located because the new single family residence has been reviewed by the Design Review Board for consistency with the Hillside Design Guidelines, the design review criteria contained in the zoning ordinance. 3. The project design minimizes adverse environmental impacts in that the existing trees that are considered significant will be retained and grading is minimized, considering the size and topography of the lot. 4. The project design will not be detrimental to the public health, safety, or welfare nor materially injurious to properties or improvements in the vicinity because the project has been reviewed by the appropriate City departments and has been conditioned accordingly.) Findings for Granting an Exception The project design meets the stated objectives of the Hillside Design Guidelines to preserve the inherent characteristics of hillside sites, display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to the natural setting in that the rear location of the driveway allows for preservation of front yard landscaping, and adequate parking on site. 2. Locating the driveway access and on-site parking in the rear of the structure results in an alternative design solution which minimizes grading, visually retains more of the project site with a natural appearance, minimizes visual impacts, protects significant trees, results in a demonstrably superior project with greater sensitivity to the natural setting and compatibility with and sensitive to nearby structures. CONDITIONS OF APPROVAL Public Works Department 1. An engineered site plan showing all existing and proposed site conditions shall be submitted with the application for a building permit. 2. A level "B" soils report shall be submitted with the application for a building permit. 3. The project soils engineer shall review and approve the plans submitted for a building permit for compliance with the recommendations of the project soils report. 4. An easement shall be established to allow vehicular access through the property at 51 Fair Drive. -2- 5. A covenant running with the land shall be recorded that outlines the property owner responsibility to maintain in good condition the on-site drainage system, especially the drainage system serving the retaining wall. The covenant shall be recorded prior to issuance of any permits for work on the site. Fire Depaninent 6. Addresses shall be posted conforming to Fire Prevention Std. 205. 7. Based on the required fire flow, an automatic residential fire sprinkler system shall be installed throughout conforming to NFPA Std. 13D as modified by the Fire Marshal. 8. A permit application shall be submitted to the Fire Prevention Bureau with two sets of plans for review prior to installation of all automatic and fixed fire extinguishing and detection systems. Specification sheets for each type of device shall also be submitted for review. 9. Due to the wildland fire interface area, fire retardant roof covering is required with a minimum class "A" listing. 10. Brush cleaning to the property line on the sides of the building shall be maintained around the structure. 11. Spark arrestors shall be installed conforming to the Uniform Building Code (UBC). 12. ULJSFM smoke detectors and openable bedroom windows shall be installed conforming to the UBC. Police Department 13. 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 4" 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. 14. The address shall be in a sequence with the numerical order of the rest of the street/building. 15. Exposed roof vents and ducts of sufficient size to permit adult, human entry shall be grated or constructed of an impact -resistant material to the satisfaction of the Police Department. Skylights shall be secured and hatch openings shall be burglary - resistant. Glazing shall be of a burglary -resistant glass or glass -like material. 16. Perimeter walls, fences, trash storage areas, etc., shall be built to limit if not in fact prevent access to the roof or balconies. 17. All exterior doors shall be of solid core construction with a minimum thickness of one and three-fourths (1-3/4") inches or with panels not less than nine -sixteenths (9/16") inches thick. Side garage doors and doors leading from garage areas to private residences or multiple family dwelling residences are included in this requirement. 18. Metal -framed glass doors shall be set in metal door jambs. 19. Glass sliding doors shall have a secondary type locking device to the satisfaction of the Police Department. The secondary lock shall be a dead -bolt lock and shall be no less than one-eighth (1/8") inch in thickness and shall have a minimum hardened steel throw of one-half (1/2") inch. -3- 20. Exterior man doors and doors leading from garage area into the private residence shall have dead -locking latch device with a minimum throw of one-half (1/2") inch. A secondary lock is required and shall be a dead -bolt lock with a cylinder guard and a hardened steel throw a minimum of one (1") inch long. Both locking mechanisms shall be keyed the same. 21. Metal -framed glass doors shall have a dead -bolt lock with a cylinder guard and a hardened steel throw that is a minimum of one (1") inch long. 22. Exterior jambs for doors shall be so constructed or protected so as 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. 23. Front doors shall have a front door viewer that provides a minimum of 190 degrees peripheral vision. 24. Exterior doors that swing outward shall have non -removable pins. 25. In -swinging exterior doors shall have rabbeted jambs. 14. 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. 26. 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 (1/8") inch in thickness. The lock shall have a hardened steel throw of one-half (1/2") inch minimum length. 27. Louvered windows shall not be installed within 8 feet of the ground level. 28. Any window in or within 40 inches of an exterior door shall be stationary and non - removable. 29. If desired, a list of barrier plants is available from the SRPD Crime Prevention Office at (415) 485-3114. 30. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture. 31. Any alternative materials or methods of construction shall be reviewed with the Crime Prevention Officer before installation. 32. The Crime Prevention Officer shall be allowed to inspect and approve the construction prior to occupancy. 33. Though not required, it is recommended that any new construction be pre -wired for an intrusion alarm system. Community Development Department 34. This Environmental and Design Review permit approves the design of a single-family residence and associated site development, grading and landscaping as shown on the plans prepared by Forsher + Guthrie and dated 12-31-97. The plans submitted for the issuance of a building permit shall be in conformance with said plans and shall incorporate the recommendations of the Design Review Board at the January 6, 1998 meeting. Any future additions, expansions, remodeling, etc. shall be subject to the review and approval of the Community Development Department and consistent with any applicable ordinances. 35. Prior to issuance of a building permit, the following shall be accomplished: • Additional articulation shall be added on the east element with a two foot offset added at the foundation. • On the north elevation, a slight articulation of the entry component and the wall beyond it to create a shadow line (appx. 6 inches). • Additional planting shall be installed between the adjacent residence and the parking deck and upper entry stair. • An additional landing shall be added on the entry stair where there is a long run. 36. Prior to the issuance of a building permit, traffic mitigation fees totaling $764.00 shall be paid. These fees shall be adjusted according to the Lee Saylor Construction Cost Index to take into account changes in construction costs. This amount is based on a fee of $764.00 times 1 p.m. peak hour trip. 37. Prior to issuance of a building permit, the applicant is to comply with conditions of the Marin Municipal Water District to obtain water service to the new building. 38. All mechanical equipment (i.e., air conditioning units, meters and transformers) and appurtenances not entirely enclosed within the structure (on side of building or roof) shall be screened from public view. The method used to accomplish the screening shall be indicated on the building plans and approved by the Planning Department prior to issuance of a building permit. 39. All landscape plans shall meet the requirements of the Marin Municipal Water District (MMWD). The plans shall be submitted to MMWD for review and approval before issuance of a building permit. 40. A two year landscaping bond shall be posted, or other agreeable method, to insure that all landscaping shall be maintained in a healthy and thriving condition, free of weeds and debris for a period of two years. 41. All landscaping 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 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 Community Development Department prior to occupancy and the approved landscaping must be installed within three months of the Marin Municipal Water District lifting their drought restrictions limiting water use for landscaping. 42. After issuance of a certificate of occupancy, all exterior lighting shall be subject to a 30 day lighting level review by the Community Development Department staff to insure compatibility with the surrounding area. 43. Construction hours shall be from 7:30 a.m. until 6:00 p.m., Monday through Friday. 44. This Environmental and Design review approval is valid for a period of two years or until March 25, 2000, and shall be null and void unless a building permit has been issued or a time extension has been applied for. 45. A five-foot sanitary sewer easement shall be granted for any existing sanitary sewer lines prior to issuance of a building permit -5- I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the foregoing resolution was duly and regularly introduced and adopted at a regular meeting of the Council of said City held on Monday, May 18,1998, by the following vote, to wit: AYES: COUNCILMEMBERS: COHEN, HELLER, PHILLIPS. AND MAYOR B.ORO NOS: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: MILLER JEA N1�7 E M. LEONCINI, City Clerk -6-