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HomeMy WebLinkAboutPlanning Commission 2016-01-12 #2CITY OF 1 111 Community Development Department — Planning Division P. O. Box 151560, San Rafael, CA 94915-1560 PHONE: (415) 485-3085/FAX: (415) 485-3184 REPORT TO PLANNING COMMISSION Meeting Cate: January 12, 20016 Agenda Item: Case Numbers: S15-002, ED15-076 Project Planner: Alan Montes SUBJECT: 179 Los Ranehitos Road (Hanzl 2 -lot subdivision) — Request for a Time Extension for an Environmental and Design Review Permit and Tentative Parcel Map to allow the division of approximately 1.6 acres into two parcels; APN: 175-292-34; R-20 Zone; Lee Oberkamper, Applicant; Tobias Hanzl, Owner; Case Numbers): ED15-076; S15-002 EXECUTIVE SUMMARY The project requests a time extension of current entitlements to subdivide an approximate 1.6 -acre single family residential property into two parcels. The project requires an Environmental Design Review Permit and a Minor Subdivision. The current entitlements were valid through October 9, 2015. The subject time extension was filed prior to this expiration date, on September 15, 2015. A Mitigated Negative Declaration (MND) was adopted for this project by the Planning Commission on October 9, 2007. With the recommended mitigation measures and conditions of approval, the remains consistent with all the applicable General Plan policies for Land Use, Housing, Neighborhoods, Community Design, Circulation, Governance, Parks and Recreation, Safety, Noise, Air and Water Quality and Conservation Elements. The project remains consistent with the applicable standards of the Zoning Ordinance and Subdivision Ordinance. There has been one update to the plans since the 2007 approval. The Fire Department has required a new fire hydrant to be located no more than 600 feet away from any portion of the building; to comply with state standards. For vesting maps, tentative maps, and extensions, the State Subdivision Map Act establishes that the City may only apply the fees, ordinances and policies (including General Plan 2020 policies) that were in effect at the time the original application had been accepted as complete. Changes can be required only to make corrections or update to existing conditions, or to address state and federal regulations, or to address a previously unknown or new health and safety issue. The City Subdivision Ordinance allows for three one-year extensions, with a maximum life of five years, including the original approval and all formal extensions. The automatic extensions granted for this Tentative Map toll the life of the original approval and therefore are not counted against the five-year maximum approval period. . There have been no substantial changes made to the site, or the City of San Rafael General Plan 2020, or Subdivision or Zoning Ordinance, or other local codes that would require new conditions or improvements to be imposed to address health or safety issues. A few minor updates have been provided by Fire to address changes in health and safety and federal codes. A draft resolution of approval has been prepared that incorporates all of the findings, conditions and mitigation measures from the current project approvals (TS07-002, and ED07-031), with the minor changes to conditions described herein. REPORT TO PLANNING COMMISSION - Case Nos: ED15-076; S15-002 Page 2 RECOMMENDATION It is recommended that the Planning Commission take the following action: Adopt a resolution granting a time extension conditionally approving the Tentative Parcel Map and Environmental and Design Review Permit. PROPERTY FACTS Address/Location: 1179 Los Ranchitos Road I Parcel Number(s): I 175-292-34 Property Size: 1 1.6 acres Neighborhood: __FN —/A Site Characteristics General Plan Designation I Zoning Designation Existing Land -Use Project Site: Hillside Residential R-20 Single family home and second unit North: Low Density Residential R-7.5 Multi -family residential South: Residential development within Marin County un -incorporated area East: Public/Quasi Public and Low Density Residential R-7.5 SMART rail line and single family residential West: Hillside Residential and Low Density Residential R2a-H and R7.5 -EA Group care facility Site Description/Setting: The subject property is approximately 1.6 acres in size with an approximate average slope of 26%. The property is currently developed with a single-family residence and second unit with a two -car garage, a deck and two storage structures. The site has few trees and would be considered a grassland hillside. The existing house is not within 100 vertical feet of any visually significant ridgeline. Single-family homes are located to the north, and south. Los Ranchitos Road is located to the east. There's a 10 -person group care facility along with two single family residences located on the adjacent lots to the west. Storm water from the subject property presently drains across the project site, through sheet flow, then to a drainage ditch located along the northern property line, and ultimately into the City's storm drain system located along Los Ranchitos Road. The project identified a significant landslide on the slope above the site (and proposed building pad location). The slide originates at an elevation of approximately 95 feet and the depositional area continues downhill to an elevation of approximately 55 feet. The slide encompasses approximately 3,600 sq. ft. and the estimated depth is 5-10 feet. BACKGROUND The existing single-family residence was formerly used as offices for Catholic Charities and was converted back to a single-family residence in June 2005 when the current owner bought the property from Catholic Charities. An attached second unit on the property (approved in July 2006) is located at the rear of the existing single family residence. In 2006, City staff discovered that the existing single family residence was being utilized for group housing. However, the City Attorney determined that as long as the residence was being used under one REPORT TO PLANNING COMMISSION - Case Nos: ED15-076; S15-002 Page 3 lease agreement (which was the case), the use was legal under the State's Fair Housing Act and that the City had no jurisdiction over the matter. The second unit is currently occupied by the property owner. On October 9, 2007 the Planning Commission approved ED07-031, S07-002, and ND07-002. PROJECT DESCRIPTION This project is a Minor Subdivision to divide approximately 1.6 acres into two parcels. Lot 1 is already developed with a single-family residence and accessory structures and will become approximately 39,170 sq. ft. The new lot, Lot 2, will be 33,250 sq. ft and is proposed to be a flag lot with the main portion of the new lot to be located behind the existing structure, on Lot 1, the front lot. The project includes removing landslide debris and reconstruction of the slope with engineered fill. Back drains are proposed to intercept subsurface water from the existing landslide area. Additionally, the project involves. grading for the building pad and driveway. Since the project site is subject to the hillside guidelines, the project also includes an Environmental and Design Review Permit to review the conceptual design of the proposed residence on Lot 2 and to ensure the subdivision meets the required design standards. ANALYSIS San Rafael General Plan 2020 Consistency: A detailed analysis of the project's consistency with the General Plan 2020 policies (in effect in 2007) has been prepared in a Table format and attached to this staff report (Exhibit 3). The project as proposed or with conditions of approval is in accord with the General Plan in that it remains consistent with the Land Use policies for use, density of residential development and building height; Housing Element and Community Design Element policies for design and adequacy of housing sites; Neighborhood Element policies for preserving, enhancing and maintaining the residential character of neighborhoods; Circulation Element policies for traffic level of service; Governance Element policies for variety of housing; Parks and Recreation Element policies for contribution for the recreational needs; Noise Element policies for minimizing noise impacts; Air and Water Quality policies for reduction of particulate matter and erosion and sediment control; and Conservation Element policies of protection or enhancement of environmental resources; and Safety Element of the General Plan because the Mitigation and Monitoring Plan of the Mitigated Negative Declaration would reduce the project's potential significant impacts such as landslide, soil erosion and seismic safety. Zoning Ordinance Consistency: A detailed analysis of the project's conformance with the Zoning Ordinance in effect in 2007 has been prepared in a Table format and attached to this staff report (Exhibit 4). The proposed project is in conformance with the Zoning Ordinance in that it is consistent with the following ordinances: Chapter 14.4 (Residential Districts): Specific purposes to provide a wide variety of housing opportunities, protect and enhance existing residential neighborhoods, promote new residential development and promote sensitive hillside residential design; land use regulations that allow a single family use residential under R20 zone; and property development regulations that specify the required minimum lot size, required minimum set backs, maximum allowable building height, lot coverage and upper story floor size. Chapter 14.12 (Hillside Development Overlay) that provides hillside development criteria for stepbacks, setbacks, natural state, gross building square footage, ridgeline development, parking, and lot size. The conceptual plans currently do not comply with the stepback requirements. However, REPORT TO PLANNING COMMISSION - Case Nos: ED15-076; S15-002 Page 4 a preliminary review of the project design by staff reveals that the project is capable of complying with the stepback requirement. The project's compliance with stepback requirements will be reviewed at the time of an Environmental and Design Review Permit application for the design of the proposed single family residence. ® Chapter 14.16 (Site and Use Regulations) that provides for affordable housing requirement. This project is not subject to affordable housing requirement, given that it results in only one (1) new unit. ® Chapter 14.18 (Parking) that provides criteria parking spaces. Two covered parking spaces are required and proposed for the proposed residence on lot 2. Los Ranchitos Road is more than 26 -ft. wide, therefore, additional guest parking is not required. The existing single family dwelling and the second unit on lot 1, have at least 2 covered parking spaces in a garage and additional uncovered paved parking on the north side of the existing building. ® Chapter 14.25 (Environmental and Design Review Permit) that provides project review criteria. And required findings. The actual scale, massing, height, building materials, colors and architectural design of the proposed residence shall be reviewed under an Environmental and Design Review Permit. ® Chapter 14.25.150 — (Environmental and Design Review Permit Extensions) an environmental and design review permit may be extended (by the zoning administrator), if the findings required by Section 14.25.090 remain valid, there have been no substantial changes in the factual circumstances surrounding the originally approved design, and application is made prior to expiration. Given that the project includes a Tentative Map request, changes may only be made to correct conditions, or address state and federal regulations, or health and safety issues. In general, new requirements may not be imposed, even if the project is no longer consistent with new policies or zoning regulations. Subdivision Ordinance Consistency: A detailed analysis of the project's conformance with the Subdivision Ordinance (Title 15) has been prepared in a Table format and attached to this staff report (Exhibit 5). Overall the project is consistent with Section 15.07.020 that provides criteria for minimum lost size and Section 15.02.080 that provides findings required for approval of a subdivision. The project is also consistent with Section 15.06.030(d) that provides criteria for the design of flag lots. Lastly the project is consistent with section 15.01.130, that provides the criteria for a subdivision time extension. DESIGN REVIEW BOARD RECOMMENDATION The project design has been reviewed for its conceptual design. only. Based on the submitted conceptual design plans, staff has found no issues with the design. Therefore, the project was not referred to the Design Review Board. In future, when the project comes in for an Environmental and Design Review Permit, depending upon any design issues, it may be referred to the Design Review Board. ENVIRONMENTAL DETERMINATION Based on the Initial Study prepared for the project, a Mitigated Negative Declaration (HIND) was adopted for the project by the Planning Commission on October 9, 2007, which determined the project will not have a significant effect on the environment. No changes in the project or physical setting have occurred and, therefore, the Mitigated Negative Deceleration remains valid. . REPORT TO PLANNING COMMISSION - Case Nos: ED15-076; S15-002 Page 5 CORRESPONDENCE Staff has not received any public comments at this time. OPTIONS The Planning Commission has the following options: 1. Approve the application as presented (Staff Recommendation) 2. Continue the applications to allow the applicant to address any of the Commission's comments or concerns of the Planning Commission. 3. Deny the project 4. Approve the application with certain modifications, changes or additional conditions of approval EXHIBITS 1. Vicinity/Location Map 2. 2007 Resolution for Approval of the Project 3. General Plan Consistency Table 4. Zoning Ordinance Consistency Table 5. Subdivision Ordinance Consistency Table 6. Draft Resolution for Approval Full size and 11 "x17" plans distributed to the Planning Commission only 3 O7 N N j � o rn l jr ��•':��T gj'il� ' V 8 in N tl� asp 3 Sy O c 4N. iw SO rzx�f�f4 ')_ RESOLUTION NO. 07 - RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION APPROVING AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED007-031) AND TENTATIVE PARCEL MAP (S07-002) TO ALLOW SUBDIVISION OF A 1.6 -ACRE PARCEL INTO TWO SEPARATE LOTS, AT 179 LOS RANCHITOS ROAD (APN: 175-292-34) WHEREAS, on April 19, 2007, applications for an Environmental and Design Review Permit, and a Tentative Map were submitted to the Community Development Department to allow subdivision of a 1.6 -acre parcel into two separate lots for property located 179 Los Ranchitos Road; and WHEREAS, on May 18, 2007, the applications were deemed to be incomplete for processing; and WHEREAS, on June 20, 2007, the resubmitted applications on June 1, 2007 were deemed complete for processing; and WHEREAS, consistent with the requirements the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration analyzed potential environmental impacts of the project and identified potentially significant impacts on Geology and Soils. The project impacts would be mitigated to less -than -significant levels through implementation of recommended mitigation measures or through compliance with recommended conditions of project approval; and WHEREAS, notices regarding the Mitigated Negative Declaration (MND) prepared for this project were mailed to surrounding property owners and occupants within 300 feet, pertinent agencies (including responsible and trustee agencies), organizations and special interest groups pursuant to CEQA Guidelines Section 15072; and WHEREAS, a notice for the Planning Commission hearing and the MND was posted on the project site and mailed to all property owners within 300 feet of the property for a 20 -day review period on September 18, 2007. Additionally, the MND was circulated to the Planning Commission; and WHEREAS, on October 9, 2007, the San Rafael Planning Commission held a duly -noticed public hearing on the proposed project, accepting all oral and written public testimony and the written report of the Community Development Department staff; and WHEREAS, the Planning Commission has adopted a Mitigated Negative. Declaration for the project with a separate resolution; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based is the Community Development Department; and WHEREAS, the Planning Commission makes the following findings related to the Environmental and Design Review Permit, and Tentative Parcel Map applications: Page 1 of 7 Environmental and Design Review Permit Findings (ED07-031) The project design is in accord with the San Rafael General Plan 2020, the objectives of the City of San Rafael Zoning Ordinance, and the purposes of Chapter 25 in that: a) the project proposes structures, site improvements, landscaping, parking, and architectural design appropriate for the setting and conforms to the type and intensity of uses allowed by the Hillside Residential General Plan land use designation and the Single-family Residential (R20) District; b) the proposed is consistent with the following General Plan Policies a. Land Use Element policies 8, 12, and 23 in that the proposed use is a single family residence that is within the 30 -ft. height limit. The existing use, a single family residencee and second unit, is also within the 30 -ft. height limit; b. Housing Element Policies 3, 18 and 19 in that the proposed design fits with the hillside form of the land, the proposed project adds one housing site to the City's housing stock and is not subject to affordable housing requirement; c. Neighborhoods Element policy 2 in that the project will convert an unused paved parking area to a building site which will be more attractive and useful use of the property; d. Community Design Element policies 13, 15, 16, 18 and 19 in that the project is consistent with the rural/urban character of the area, the project has been duly noticed for public participation, and the project will be conditioned to require property maintainenance; landscaping and lighting will be provided as part of an Environmental and Design Eview Permit for the proposed single family residence; e. Circulation Element policy 5 in that the project will result in the generation of 2 additional AM or PM peak hour trips which is not significant; f. Governance Element policy 2 in that the project will create an additional building site for a residence not restricted to any particular income group; g. Parks and Recreation Element policy 25 in that the project would be required pay pro -rated fee for parkland dedication. h. Safety Element policies 4 thru 7 and 22 in that an existing landslide on the property shall be reconstructed, a geotechnical evaluation will guide the design of the residence to resist earthquake induced stress, and a drainage plan will be prepared for the residence; j. Noise Element policy 5 in that the additional traffic generated by the project will not result in significant increase in existing noise level; k. Air and Water Quality policies 4 and 9 in that the particulate matter gnerated during nitial grading and construction will be kept under control with standard building.permit requirements, such as watering down dusty areas; and 1. Conservation Element policy 1 in that the project protects or enhances environmental resources. 2. The proposed project is consistent with the applicable sections of the Zoning Ordiance as follows: a. Chapter 14.4 — Residential Districts (R, DR, MR, HR) in that the proposed project will create a low density housing opportunity in an existing rural type urban setting. The proposed building site located at the bottom of a hill, is not located within 100 vertical feet of a significant ridge. The proposed lots measuring 39,170 sq. ft. and 31,237 sq. ft. are consistent with 20,000 sq. ft. minimum parcel size required under R-20 zoning for the property. The proposed conceptual design plans demonstrate that the proposed residence would comply with all the required development standards such as setbacks, maximum building height, maximum building height and maximum total floor area of the residence and maximum upper story floor area. The compliance with the development standards would be reviewed again with an application for an Environmental and Design Review Permit. b. Chapter 14.12 Hillside Development Overlay District in that the project proposes to stabilize an existing landslide on the property. At the time of building permit issuance, the applicant would be Page 2 of 7 required to demonstrate that the project is consistent with the applicable building code requirements for building in seismic areas. The existing hillside would be preserved by locating the proposed building pad at the bottom of the hill rather than building on the hillside. The project provides adequate onsite parking. Proposed driveway to the new residence will provide emergency access with a turnaround at the end of the driveway. The project is consistent with the development standards for hillside districts in that it complies with the required setbacks, provides 83% natural state area as compared to the required minimum of 54%, The proposed building site is not located within 100 vertical of a visually significant ridgeline. The proposed lot sizes comply with minimum required parcel of 30,000 sq. ft. The actual design of the proposed residence is subject to an Environmental and Design Review Permit prior to the building permit issuance c. Chapter 14.16 Site and Use Regulations in that the proposed project is not subject to affordable housing requirement. d. Chapter 14.18 — Off Street Parking in that the proposed new residence on lot 2 would have a 2 -car garage for two parking spaces. The existing single family dwelling and the second unit on lot 1, have at least 2 covered parking spaces in a garage and additional uncovered paved parking on the north side of the existing building. e. Chapter 14.25 — Environmental and Design Review Permit in that as given in Finding #1 above, the project coforms with the San Rafael General Plan design policies that are pertinent to the site and the project. The project, with conditions, would be consistent with the design criteria of Chapter 25. Specifically, the project has been designed to be low scale to blend with the existing site and surrounding setting. The actual scale, massing, height, building materials, colors and architectural design of the proposed residence shall be reviewed under an Environmental and Design Review Permit. As designed, the proposed project minimizes adverse environmental impacts in that: a) the site has been previously graded and compacted for the existing single family residence and second unit on the property; b) there would be no impact to cultural resources, traffic, drainage, geotechincal, or biological resources; c) the project is consistent with the General Plan and Zoning Ordinance as discussed in Findings # 1 and 2 above; and d) the project, together with the recommended mititgation measures and standard conditions of approval, would not result in significant impacts to cultural resources, traffic, parking or drainage. 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 given that the project: a) satisfies the applicable Zoning Ordinance standards; b) meets Environmental and Design Review Permit as discussed in Finding # 2.e. above; and d) has been reviewed by the appropriate City Departments and outside public agencies and conditioned accordingly. Tentative Parcel Map Findings (507-002) 1. The proposed Tentative Parcel Map is in accord with the General Plan as discussed in Finding #1 above. 2. The design and improvements of the proposed subdivision would be consistent with the objectives, goals, policies and general land uses of the San Rafael General Plan 2020 in that: a) the project is consistent with the policies of the San Rafael General Plan as identified above; b) the two new lots Page 3 of 7 created by the subdivision would create developable parcels to implement land uses and building intensities permitted under the Low Density Residential General Plan land use designation; c) the subdivision would not impact any sensitive environmental resources given that the project would be developed on a developed site located in a low density residential area; and d) the project would be developed on an in -fill site in an urbanized area where public services are available. The proposed panhandle (flaglot) design of the subdivision is consistent with Section 15.06.030(d) in that the proposed lot exceeds the 30,000 sq. ft, minimum lot size without including the panhandle area, meets the minimum 20,000 sq. ft. lot size required under R-20 zone and meets all the required setbacks without the panhandle. The panhandle that provides access to the street is proposed to be part of the flag lot. Additionally, based on the development on adjoining properties, it is not be necessary to require more stringent spatial standards. The project site is physically suitable for the proposed type and intensity of development based on the fact that: a) the project was reviewed by the Planning Commission, and Environmental and Design Review Permit findings have been made determining that the project is in conformance with the design criteria in the General Plan and Chapter 25 of the Zoning Ordinance; b) a Mitigated Negative Declaration (MND) has been prepared for the project. The MND did not identify any issues that could not be mitigated; c) adequate services and utility systems are immediately accessible to the site from Los Ranchitos Road to serve the existing and proposed development; and d) adequate area is provided on-site for required parking, landscape and drainage improvements. The property subject to subdivision is physically suitable for the density of development that is proposed in that there is no change proposed to the Hillside Residential land use designation or the Single-family Residential (R20) District and the proposed two additional units (including the one existing) would be within the permitted density of the General Plan designation. The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage, or substantial and avoidable injury to fish, wildlife or their habitats or cause serious public health problems in that: a) as an in -fill site in an urbanized area, the project site does not contain any wildlife habitat. The MND prepared for this project has recommended four mitigation measures to avoid any landslide and soil erosion impacts of the project; b) the subject property does not contain sensitive habitat for wildlife or waterways containing waterfowl; c) the subject property has been previously graded and is currently developed with a one single family residence and a second unit, and parking areas; and d) standard conditions of approval are included to mitigate potential archaeological, noise, and traffic impacts to less -than -significant levels. 7. The design of the subdivision or the type of proposed improvements is not likely to cause serious health problems in that: a) the proposal to subdivide the property would comply with the City's General Plan as identified above; b) the subdivision has been designed to be sensitive to the character and improvements of the adjacent residential neighborhood; c) the project would be located on a site designated for single-family residential use; d) there are adequate services for site development; e) the potential environmental impacts have been assessed pursuant to the provisions of CEQA and the project, with the Mitigation Measures and standard conditions of approval will not cause serious health problems; and f) the proposed subdivision has been reviewed by all appropriate departments and conditioned accordingly to avoid any detrimental effects. As proposed and conditioned, the subdivision would not conflict with any existing or required easements in that: a) no access easement required for the public at large, public rights -of way, or public trails exist on the property; and b) an existing improved road right-of-way (Los Ranchitos Road) exists that would provide adequate and safe access and utility connections to the new residence. Page 4 of 7 NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission does hereby approve the Environmental and Design Review Permit and Tentative Parcel Map for the project subject to the following conditions of approval: Mitigation Measures. Prior to recording the Parcel Map, the applicant shall submit for review and approval, detailed engineered plans for removing landslide debris and reconstruct slope with engineered fill and install backdrains to intercept subsurface water as presented in Figure 2 and schematically shown in Figure 4 of the Geotechnical Feasibility Study, dated March 13, 2007 and prepared by Miller Pacific Engineering Group; or any other alternative method accepted by the Public Works Department and peer reviewed by a geotechnical consultant. 2. Prior to recording the Parcel Map, the approved engineered plans shall be implemented, with their completion certified by a consulting engineer. 3. The building permit plans shall include site drainage plans designed by a civil engineer. The drainage system shall be designed to collect surface water into a storm drain system and discharge water at an appropriate location. The plans shall include design of a surficial slope drainage system such as a concrete -lined v -ditch upslope of the building site. 4. These site drainage plans shall be implemented prior to final occupancy of the new building. Environmental and Design Review Permit Conditions of Approval (ED07-031) GENERAL CONDITIONS Planning Division 1. This Environmental and Design Review Permit approves conceptual design of the proposed single family residence and the subdivision improvements as shown on the project plans (Cl, C2 and C3) prepared by Obermaper and associates and conceptual design plans Al and A2. and as modified by these conditions of approval. 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 by the original decision making body. 2. Prior to the issuance of a building permit for the proposed single family residence, an Environmental and Design Review Permit application shall be submitted to the Community Development Department for review and approval. 3. This Environmental and Design Review Permit (ED07-031) shall run concurrently with the approved Tentative Parcel Map (507-002). If the Tentative Parcel Map expires, this Environmental Review and Design Permit shall also expire and become invalid. Public Works 4. Prior to development on the new parcel, a level B Geotechnical Investigation Report with peer review is required. The applicant shall make a $3,000 deposit with the City Engineer to cover the cost for a geotechnical peer review. Page 5 of 7 5. Prior to development on the new parcel, hydrology and hydraulic calculations for the 10- and 100 - year storm frequency for pre- and post- construction to verify no increase in the drainage due to the proposed developments shall be required. Engineering solution to mitigate the increase runoff shall be required. 6. All construction staging shall be on project site. 7. Any development on any of the parcels cannot increase or divert drainage onto adjoining properties. 8. An encroachment permit is required for work in the right of way. Traffic Division, Public Works Department 9. Prior to the issuance of a building permit for the new lot, the developer shall pay to the City a Traffic Mitigation fee of $8,492.00 for generation of two additional trips. Tentative Parcel Map Conditions of Approval (S07-002) GENERAL CONDITIONS Planning Division 1. This approval shall allow the subdivision of the subject 1.6 -acre parcel into two separate lots as illustrated on the Tentative Parcel Map (Plans Cl, C2 and C3), prepared by Oberkamper and Associates. This approval shall be valid for a period of two (2) years from the date of approval, or until October 9, 2009, unless a Parcel Map has been recorded or a time extension granted. 2. A Notice of Determination for the project is required to be filed with the County Clerk within five working days of the project. All fees required for filing shall be paid within three working days of the project approval. 3. Future development of the lots shall be subject to approval of an Environmental and Design Review Permit. PRIOR TO RECORDATION OF THE PARCEL MAP Plannina Division 4. Any outstanding Planning Division application processing fees shall be paid prior to recording of the Parcel Map. 5. The Parcel Map to be recorded shall clearly show the building envelope on Lot 2 as shown on the approved Tentative Parcel Map. The Parcel Map shall contain a notation on Lot 2 that no crops including a vineyard, or structures -of any size are allowed in the area outside the building envelope, except that tree planting is allowed. The Parcel Map shall also contain a notation on Lot 2 that any fencing along the property line except the northern property line shall be a wire fence only. Wood fencing can be allowed only within the building envelope and along the northern property line. 6. Prior to the recordation of a Parcel Map, the developer shall pay to the City in lieu parkland dedication fees for 1 new dwelling unit in accordance with the provisions of City Council Ordinance No. 1558. Parkland dedication in lieu fees are at this time based on 1989 dollars. Adjustments of this Page 6 of 7 figure may be necessary at the time of fee payment if the fair market value for parkland and associated improvements is adjusted in accordance with Section 15.38.045 of the Ordinance. Public Works 7. A parcel map, in accordance and compliance with the Subdivision Map Act, must be approved by the Community Development Director and City Engineer, prior to acceptance of parcel map. 8. Submit engineered plans showing all existing and proposed site improvements, including underground service utilities, storm drain, sanitary sewer, hydrant, etc. for review and approval by the Department of Public Works, prior to acceptance and recordation of the parcel map. 9. Submit plans showing existing utility mains on Los Ranchitos Road. Utility extension and service to the new lot shall be reviewed and approved by the respective utility company and shall be completed prior to the approval and/or recordation of the parcel map. 10. Show all existing/new easements within the subdivision on parcel map. 11. Applicant may be required to enter into a Subdivision Improvement Agreement with the City, including engineer's estimate and bonds, prior to acceptance of parcel map. 12. A maintenance agreement is required in a form acceptable and approved by the City Attorney, prior to acceptance of the map. The foregoing Resolution was adopted at the regular meeting of the City of San Rafael Planning Commission held on the 9t'' day of October 2007. Moved by Commissioner Kirchmann and seconded by Commissioner Lang as follows: AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: ATTEST: Kirchmann, Lang, Chair Colin, Paul, Pick, Sonnet None None Mills: SAN RAFAEL PLANNING COMMISSION Robert M. Brown, Secretary Kate Colin, Chair Page 7 of 7 m x W 1 CD CD CDM C o CD C) rn Cn N O p n 0 N z m- 0 N 0 Q- �� 7 N r S. 5 r CD C Q m Q o p N N a) c X r °QC* r n ��0 `�cnCD_cam x z v3(D v m - ow zr N 0(D-��CDCD� moC .o o00- v fD N N O O O ,, � N zy O CD CS -� N (a v ' CD - O C y (n W Q 7 7 CD CD CD Q cr 3 7 s N < C 0 0 0 v 0- o (a v 0 rn (D ((Dn N -' (D N CD - Q N O 0 c 7 CD (D `'G CD �-m v � �vCD �'Qm cn � �(M m � v � � .. cD (D- cn 0 m (n w o N Q Q� =' m 9 �.sll D� CD_ Q3w m a v v vim' Cl r, m � v c N o� Dim cn Z - N (D Q Q - ODL) =° CD v- 0 N 7^ cn CL 3. 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O Cnn (D (� -+ (D O -� v " O O CD CD — M 0 0 :37 o o =r =3 --I ° 0-°-(D N° (D0)0- �0w—cD m3v D o rn 0 0 =� o7 (OD O - C: N O < Q� vCOoDmo0cn :: _ �° m 3I � , �Q O vom° wv rn� c O Q�Q��Q o 3N(DQ ,(D° o (D X v M -a 5 0 0 0 xcn m. Q- Cr =-0 CD m a i o-.0 ' Q- a ° CD o o W 1'3 �_a wW 05 o�=3m o� 30 o -o (n -0 �.-0 o rn - -r LV O < O (D - (D (D (D - O (D Ort O (D O Q n < 7 O O _ O 0 (} S. N X (D Q � (D (D n D (CD (CD N N N O �' Q (D Q ai O O(D O 7 O M Q O Q 3 z;cD Q O N O Q CD O0 O ° (D (D v O m Z r N G7 L. m r z m '-i X CD z n m r cn c W G cn Z z Z 0 m -I r m cn Exhibit 6 RESOLUTION NO. 15 - RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION APPROVING A TIME EXTENSION OF AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED15-076) AND TENTATIVE PARCEL MAP (S15-002) TO ALLOW SUBDIVISION OF A 1.6 -ACRE PARCEL INTO TWO SEPARATE LOTS, AT 179 LOS RANCHITOS ROAD (APN: 175-292-34) WHEREAS, on September 15, 2015,(prior to expiration) applications for a time extension of an Environmental and Design Review Permit, and a Tentative Map (approvals ED07-031 and S07-002) were submitted to the Community Development Department to allow subdivision of a 1.6 -acre parcel into two separate lots for property located 179 Los Ranchitos Road; and WHEREAS, on December 14, 2015, the time extension applications were deemed complete for processing; and WHEREAS, consistent with the requirements the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration analyzed potential environmental impacts of the project and identified potentially significant impacts on Geology and Soils. The project impacts would be mitigated to less -than -significant levels through implementation of recommended mitigation measures or through compliance with recommended conditions of project approval; and WHEREAS, on October 9, 2007 the Planning, Commission adopted a Mitigated Negative Declaration for the project; and WHEREAS, the Tentative Map and related entitlements were extended automatically on four occasions, by the state (on July 15, 2008, July 15, 2009, July 13, 2011 and July 13, 2013); and WHEREAS, an extension for a Tentative Map establishes that only fees; ordinances and policies (including General Plan 2020) in effect at the time of the original application submittal was deemed complete may be applied to the extension request, and that only changes may be made to correct or update conditions, to address state and federal regulations and health and safety issues; and WHEREAS, a notice for the Planning Commission hearing was posted on the project site and mailed to all property owners within 300 feet of the property on December 24, 2015; and WHEREAS, the San Rafael Planning Commission held a duly noticed public hearing on the project, accepting all oral and written public testimony and the written report of the Community Development Department staff, and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based is the Community Development Department; and WHEREAS, the Planning Commission makes the following findings related to the Environmental and Design Review Permit, and Tentative Parcel Map applications: Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 Environmental and Design Review Permit Findings (ED15-076) A timely extension request was filed by Lafayette Capital Group on June 23, 2015, prior to the expiration date of August 7, 2105. The project design is in accord with the San Rafael General Plan 2020, the objectives of the City of San Rafael Zoning Ordinance, and the purposes of Chapter 25 in that: a) the project proposes structures, site improvements, landscaping, parking, and architectural design appropriate for the setting and conforms to the type and intensity of uses allowed by the Hillside Residential General Plan land use designation and the Single-family Residential (R20) District; b) the proposed is consistent with the following General Plan Policies a. Land Use Element policies 8, 12, and 23 in that the proposed use is a single family residence that is within the 30 -ft. height limit. The existing use, a single family residencee and second unit, is also within the 30 -ft. height limit; b. Housing Element Policies 3, 18 and 19 in that the proposed design fits with the hillside form of the land, the proposed project adds one housing site to the City's housing stock and is not subject to affordable housing requirement; c. Neighborhoods Element policy 2 in that the project will convert an unused paved parking area to a building site which will be more attractive and useful use of the property; d. Community Design Element policies 13, 15, 16, 18 and 19 in that the project is consistent with the rural/urban character of the area, the project has been duly noticed for public participation, and the project will be conditioned to require property maintainenance; landscaping and lighting will be provided as part of an Environmental and Design Eview Permit for the proposed single family residence; e. Circulation Element policy 5 in that the project will result in the generation of 2 additional AM or PM peak hour trips which is not significant; f. Governance Element policy 2 in that the project will create an additional building site for a residence not restricted to any particular income group; g. Parks and Recreation Element policy 25 in that the project would be required pay pro -rated fee for parkland dedication. h. Safety Element policies 4 thru 7 and 22 in that an existing landslide on the property shall be reconstructed, a geotechnical evaluation will guide the design of the residence to resist earthquake induced stress, and a drainage plan will be prepared for the residence; j. Noise Element policy 5 in that the additional traffic generated by the project will not result in significant increase in existing noise level; k. Air and Water Quality policies 4 and 9 in that the particulate matter gnerated during nitial grading and construction will be kept under control with standard building permit requirements, such as watering down dusty areas; and 1. Conservation Element policy 1 in that the project protects or enhances environmental resources. The proposed project is consistent with the applicable sections of the Zoning Ordiance as follows: a. Chapter 14.4 — Residential Districts (R, DR, MR, HR) in that the proposed project will create a low density housing opportunity in an existing rural type urban setting. The proposed building site located at the bottom of a hill, is not located within 100 vertical feet of a significant ridge. The proposed lots measuring 39,170 sq. ft. and 31,237 sq. ft. are consistent with 20,000 sq. ft. minimum parcel size required under R-20 zoning for the property. The proposed conceptual design plans demonstrate that the proposed residence would comply with all the required development standards such as setbacks, maximum building height, maximum building height and maximum total floor area of the residence and maximum upper story floor area. The compliance with the development standards would be reviewed again with an application for an Environmental and Design Review Permit. Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 b. Chapter 14.12 Hillside Development Overlay District in that the project proposes to stabilize an existing landslide on the property. At the time of building permit issuance, the applicant would be required to demonstrate that the project is consistent with the applicable building code requirements for building in seismic areas. The existing hillside would be preserved by locating the proposed building pad at the bottom of the hill rather than building on the hillside. The project provides adequate onsite parking. Proposed driveway to the new residence will provide emergency access with a turnaround at the end of the driveway. The project is consistent with the development standards for hillside districts in that it complies with the required setbacks, provides 83% natural state area as compared to the required minimum of 54%, the proposed building site is not located within 100 vertical of a visually significant ridgeline. The proposed lot sizes comply with minimum required parcel of 30,000 sq. ft. The actual design of the proposed residence is subject to an Environmental and Design Review Permit prior to the building permit issuance c. Chapter 14.16 Site and Use Regulations in that the proposed project is not subject to affordable housing requirement. d. Chapter 14.18 — Off Street Parking in that the proposed new residence on lot 2 would have a 2 -car garage for two parking spaces. The existing single family dwelling and the second unit on lot 1, have at least 2 covered parking spaces in a garage and additional uncovered paved parking on the north side of the existing building. e. Chapter 14.25 — Environmental and Design Review Permit in that as given in Finding #I above, the project coforms with the San Rafael General Plan design policies that are pertinent to the site and the project. The project, with conditions, would be consistent with the design criteria of Chapter 25. Specifically, the project has been designed to be low scale to blend with the existing site and surrounding setting. The actual scale, massing, height, building materials, colors and architectural design of the proposed residence shall be reviewed under an Environmental and Design Review Permit. As designed, the proposed project minimizes adverse environmental impacts in that: a) the site has been previously graded and compacted for the existing single family residence and second unit on the property; b) there would be no impact to cultural resources, traffic, drainage, geotechincal, or biological resources; c) the project is consistent with the General Plan and Zoning Ordinance as discussed in Findings # 1 and 2 above; and d) the project, together with the recommended mititgation measures, and standard conditions of approval, would not result in significant impacts to cultural resources, traffic, parking or drainage. 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 given that the project: a) satisfies the applicable Zoning Ordinance standards; b) meets Environmental and Design Review Permit as discussed in Finding # 2.e. above; and d) has been reviewed by the appropriate City Departments and outside public agencies and conditioned accordingly. Tentative Parcel Map Findings (515-002) 1. The proposed Tentative Parcel Map is in accord with the General Plan as discussed in ED15-076 Finding #1 above. Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 The design and improvements of the proposed subdivision would be consistent with the objectives, goals, policies and general land uses of the San Rafael General Plan 2020 in that: a) the project is consistent with the policies of the San Rafael General Plan as identified above; b) the two new lots created by the subdivision would create developable parcels to implement land uses and building intensities permitted under the Low Density Residential General Plan land use designation; c) the subdivision would not impact any sensitive environmental resources given that the project would be developed on a developed site located in a low density residential area; and d) the project would be developed on an in -fill site in an urbanized area where public services are available. The proposed panhandle (flaglot) design of the subdivision is consistent with Section 15.06.030(d) in that the proposed lot exceeds the 30,000 sq. ft. minimum lot size without including the panhandle area, meets the minimum 20,000 sq. ft. lot size required under R-20 zone and meets all the required setbacks without the panhandle. The panhandle that provides access to the street is proposed to be part of the flag lot. Additionally, based on the development on adjoining properties, it is not be necessary to require more stringent spatial standards. 4. The project site is physically suitable for the proposed type and intensity of development based on the fact that: a) the project was reviewed by the Planning Commission, and Environmental and Design Review Permit findings have been made determining that the project is in conformance with the design criteria in the General Plan and Chapter 25 of the Zoning Ordinance; b) a Mitigated Negative Declaration (MND) has been prepared for the project. The MND did not identify any issues that could not be mitigated; c) adequate services and utility systems are immediately accessible to the site from Los Ranchitos Road to serve the existing and proposed development; and d) adequate area is provided on-site for required parking, landscape and drainage improvements. 5. The property subject to subdivision is physically suitable for the density of development that is proposed in that there is no change proposed to the Hillside Residential land use designation or the Single-family Residential (R20) District and the proposed two additional units (including the one existing) would be within the permitted density of the General Plan designation. 6. The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage, or substantial and avoidable injury to fish, wildlife or their habitats or cause serious public health problems in that: a) as an in -fill site in an urbanized area, the project site does not contain any wildlife habitat. The MND prepared for this project has recommended four mitigation measures to avoid any landslide and soil erosion impacts of the project; b) the subject property does not contain sensitive habitat for wildlife or waterways containing waterfowl; c) the subject property has been previously graded and is currently developed with a one single family residence and a second unit, and parking areas; and d) standard conditions of approval are included to mitigate potential archaeological, noise, and traffic impacts to less -than -significant levels. 7. The design of the subdivision or the type of proposed improvements is not likely to cause serious health problems in that: a) the proposal to subdivide the property would comply with the City's General Plan as identified above; b) the subdivision has been designed to be sensitive to the character and improvements of the adjacent residential neighborhood; c) the project would be located on a site designated for single-family residential use; d) there are adequate services for site development; e) the potential environmental impacts have been assessed pursuant to the provisions of CEQA and the project, with the Mitigation Measures and standard conditions of approval will not cause serious health problems; and f) the proposed subdivision has been reviewed by all appropriate departments and conditioned accordingly to avoid any detrimental effects. Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 8. As proposed and conditioned, the subdivision would not conflict with any existing or required easements in that: a) no access easement required for the public at large, public rights -of way, or public trails exist on the property; and b) an existing improved road right-of-way (Los Ranchitos Road) exists that would provide adequate and safe access and utility connections to the new residence. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission does hereby approve the Environmental and Design Review Permit and Tentative Parcel Map for the project subject to the following conditions of approval: Miti,zation Measures 1. Prior to recording the Parcel Map, the applicant shall submit for review and approval, detailed engineered plans for removing landslide debris and reconstruct slope with engineered fill and install backdrains to intercept subsurface water as presented in Figure 2 and schematically shown in Figure 4 of the Geotechnical Feasibility Study, dated March 13, 2007 and prepared by Miller Pacific Engineering Group; or any other alternative method accepted by the Public Works Department and peer reviewed by a geotechnical consultant. 2. Prior to recording the Parcel Map, the approved engineered plans shall be implemented, with their completion certified by a consulting engineer. 4. The building permit plans shall include site drainage plans designed by a civil engineer. The drainage system shall be designed to collect surface water into a storm drain system and discharge water at an appropriate location. The plans shall include design of a surficial slope drainage system such as a concrete -lined v -ditch upslope of the building site. 5. These site drainage plans shall be implemented prior to final occupancy of the new building. Environmental and Design Review Permit Conditions of Approval (ED15-076) GENERAL CONDITIONS Planning Division This Environmental and Design Review Permit approves conceptual design of the proposed single family residence and the subdivision improvements as shown on the project plans (Cl, C2 and C3) prepared by Obermaper,and associates and conceptual design plans Al and A2. and as modified by these conditions of approval. 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 by the original decision making body. 2. Prior to the issuance of a building permit for the proposed single family residence, an Environmental and Design Review Permit application shall be submitted to the Community Development Department for review and approval. 3. This Environmental and Design Review Permit (ED15-076) shall run concurrently with the approved Tentative Parcel Map (515-002). If the Tentative Parcel Map expires, this Environmental Review and Design Permit shall also expire and become invalid. Public Works Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 4. Prior to development on the new parcel, a level B Geotechnical Investigation Report with peer review is required. The applicant shall make a $3,000 deposit with the City Engineer to cover the cost for a geotechnical peer review. 5. Prior to development on the new parcel, hydrology and hydraulic calculations for the 10- and 100 - year storm frequency for pre- and post- construction to verify no increase in the drainage due to the proposed developments shall be required. Engineering solution to mitigate the increase runoff shall be required. 6. All construction staging shall be on project site. 7. Any development on any of the parcels cannot increase or divert drainage onto adjoining properties. 8. An encroachment permit is required for work in the right of way. Traffic Division, Public Works Department 9. Prior to the issuance of a building permit for the new lot, the developer shall pay to the City a Traffic Mitigation fee of $8,492.00 for generation of two additional trips. Fire Department 10. An approved fire hydrant is required; the fire hydrant shall be located no more than 600 feet from any portion of the building. The fire hydrantr shall be a wet barrel Clow model 950 and supply at least 1500 gpm at 20 psi for the houses over 3600 sq. ft. and at least 1000 gpm at 20 psi for houses under 3600 sq. ft. 11. All portions of the building must be located within 250 -feet of an approved fire apparatus road. Tentative Parcel Map Conditions of Approval (S15-002) GENERAL CONDITIONS Planning Division This approval grants a one year time extensions of the original two year approval to allow the subdivision of the subject 1.6 -acre parcel into two separate lots as illustrated on the Tentative Parcel Map (Plans Cl, C2 and C3), prepared by Oberkamper and Associates. This approval shall be valid for a period of one (1) year from the date of approval, or until October 9, 2017, unless a Parcel Map has been recorded or a time extension granted. 2. A Notice of Determination for the project is required to be filed with' the County Clerk within five working days of the project. All fees required for filing shall be paid within three working days of the project approval. 3. Future development of the lots shall be subject to approval of an Environmental and Design Review Permit. Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 Planning Division 4. Any outstanding Planning Division application processing fees shall be paid prior to recording of the Parcel Map. The Parcel Map to be recorded shall clearly show the building envelope on Lot 2 as shown on the approved Tentative Parcel Map. The Parcel Map shall contain a notation on Lot 2 that no crops including a vineyard, or structures of any size are allowed in the area outside the building envelope, except that tree planting is allowed. The Parcel Map shall also contain a notation on Lot 2 that any fencing along the property line except the northern property line shall be a wire fence only. Wood fencing can be allowed only within the building envelope and along the northern property line. 6. Prior to the recordation of a Parcel Map, the developer shall pay to the City in lieu parkland dedication fees for 1 new dwelling unit in accordance with the provisions of City Council Ordinance No. 1558. Parkland dedication in lieu fees are at this time based on 1989 dollars. Adjustments of this figure may be necessary at the time of fee payment if the fair market value for parkland and associated improvements is adjusted in accordance with Section 15.38.045 of the Ordinance. Public Works 7. A parcel map, in accordance and compliance with the Subdivision Map Act, must be approved by the Community Development Director and City Engineer, prior to acceptance of parcel map. 8. Submit engineered plans showing all existing and proposed site improvements, including underground service utilities, storm drain, sanitary sewer, hydrant, etc. for review and approval by the Department of Public Works, prior to acceptance and recordation of the parcel map. 9. Submit plans showing existing utility mains on Los Ranchitos Road. Utility extension and service to the new lot shall be reviewed and approved by the respective utility company and shall be completed prior to the approval and/or recordation of the parcel map. 10. Show all existing/new easements within the subdivision on parcel map. 11. Applicant may be required to enter into a Subdivision Improvement Agreement with the City, including engineer's estimate and bonds, prior to acceptance of parcel map. 12. A maintenance agreement is required in a form acceptable and approved by the City Attorney, prior to acceptance of the map. Exhibit 6 — Draft Resolution PC Meeting January 12, 2016 Exhibit 6 The foregoing Resolution was adopted at the regular meeting of the City of San Rafael Planning Commission held on the 12th day of January 2016. Moved by Commissioner AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: and seconded by Commissioner as follows: SAN RAFAEL PLANNING COMMISSION ATTEST: BY: Paul A. Jensen, Secretary Barrett Schaefer, Chair Exhibit 6 — Draft Resolution PC Meeting January 12, 2016