HomeMy WebLinkAboutCD 1499 Lucas Valley Road Environmental and Design Review Permit and Exception____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting: July 6, 2020
Disposition: Resolution 14839
Agenda Item No: 6.a
Meeting Date: July 6, 2020
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: COMMUNITY DEVELOPMENT
Prepared by: Paul Jensen (RB)
Community Development Director
City Manager Approval: ______________
TOPIC: 1499 LUCAS VALLEY ROAD ENVIRONMENTAL AND DESIGN REVIEW PERMIT AND
EXCEPTION
SUBJECT: RESOLUTION APPROVING ENVIRONMENTAL AND DESIGN REVIEW PERMIT
(ED19-099) AND EXCEPTION (EX20-001) FOR THE CONSTRUCTION OF A 901 SQ.
FT. BATHROOM/CLOSET ADDITION TO AN EXISTING 8,592 SQ. FT. SINGLE-
FAMILY RESIDENCE LOCATED AT 1499 LUCAS VALLEY ROAD (APN: 165-010-89).
EXECUTIVE SUMMARY:
The proposed project is a request for an Environmental and Design Review Permit to add a 901 sq. ft.
addition to an existing single-family residence located on an 8.9-acre hillside lot. The project also requires
an Exception to the Planned Development Ordinance (PD1701-H) for the existing single-family residence
to exceed 6,500 sq. ft. The proposal would increase the residence size by 901 sq. ft. to 9,493 sq. ft. The
current Planned Development (PD1701-H) zoning for this property allows additions to the single-family
home, greater than the 6,500 sq. ft limit, subject to an Exception granted by the City Council.
The project has been reviewed and recommended for approval by the Design Review Board and
Planning Commission. The proposal complies with all applicable design and development standards.
Staff of the Public Works Department, Building and Fire Prevention and Marin County Parks Department
have reviewed the project and did not express any concern and recommended approval of the project
without any special conditions or requirements. Staff is supportive of the proposed project and
recommends approval given the significant size of the property, limited visibility of the addition from other
private properties or public vantage points and the location of the proposed addition at the rear of the
existing building.
RECOMMENDATION:
Staff recommends that the City Council adopt the attached Resolution (Attachment 1) conditionally
approving the Environmental and Design Review Permit (ED19-099) and Exception (EX20-001).
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
BACKGROUND:
The existing development on the property was approved by the City Council in accord with a Planned
Development Ordinance (PD1701-H) adopted for the development on August 5, 1996. Under the Hillside
Resource Residential General Plan designation, the property could have been divided into four (4)
separate single family lots. However, the applicant at that time proposed to maintain the site as a single-
family estate. Therefore, in consideration of the size of the site and the fact that subdivision into 4 lots
was not proposed, the PD was ultimately adopted to allow more development on one single family parcel
than is typically allowed for hillside properties. This allowance was based on the fact that the property is
large (8.9 acres), only has a 9.4% average slope, is located in a rural area where the proposed
development would be either far removed from any public right of way or screened behind existing
landscape and the project did not propose to subdivide the property. The PD1701-H Zoning established
the following standards for development on this property:
Minimum Site Area 8.9-acre parcel
Setbacks
Front Setback 100 ft.
Side Setback 20 ft.
Rear Setback 25 ft.
Lot Coverage 20%
Natural State 34.4%
Floor Area
Single Family-Residence w/2-car garage . 6,500 sq. ft
Detached 2-car garage with upper story 2nd 1,100 sq. ft.
residential unit/exercise room
Pool and Cabana with bathrooms, 500 sq. ft.
equipment room and patio
Barn with care takers quarters 3,700 sq. ft.
Covered riding arena 7,000 sq. ft.
Total 18,800 sq. ft.
The adopted PD limited the single-family residence size to 6,500 sq. ft., however, allows its expansion
with an Exception to be granted by the City Council consistent with the Hillside Design Guidelines and
without amendment to the PD.
In 2012, the existing single-family residence went underwent a similar process and received approval of
an Environmental and Design Review Permit and Exception to add a 268 sq. ft. crafts room, 1,214 sq. ft.
theater room, 535 sq. ft. attached covered courtyard and a 622 sq. ft. detached garage. The proposal in
2012 required an Exception since it proposed the single-family home to exceed 6,500 sq. ft. (The proposal
in 2012 proposed additions to the single-family home resulting in 8,592 sq. ft.) The 2012 project also
included new construction accessory to the residence and two structures that were part of the original
approval in 1996 but were never constructed: covering of an existing 7,000 sq. ft. arena and a 500 sq. ft.
cabana with bathrooms and equipment room.
Design Review Board and Recommendation: Due to the COVID-19 Shelter-in-Place restrictions, a
special subcommittee of the Design Review Board reviewed this project for a 901 sq. ft. addition on March
25, 2020 and unanimously recommended approval of the project, finding the design appropriate for the
site and its surroundings, and finding that the Exception is warranted.
Planning Commission Review and Recommendation: This project was subsequently reviewed by the
Planning Commission on May 12, 2020 via an online public hearing due to COVID-19 Shelter-in-Place
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
restrictions. The staff report and video streaming from the May 12, 2020 Planning Commission hearing
may be viewed here by clicking the “control” key while left clicking each link. There were no public
comments on this item. Following a public hearing the Commission adopted Resolution No. 20-16 by a
vote of 6-0, recommending approval of the project to the City Council as presented.
PROJECT DESCRIPTION:
Use: The applicant is proposing to add a single-story addition of 901 sq. ft. bathroom and closet space
to the existing 8,592 sq. ft. single-family residence. The total floor area of the main home would be
9,493 sq. ft. Link to project plans are here: Architectural Plan set and Grading/Drainage Plan set
Site Plan: The property is accessed with a long driveway off Lucas Valley Road, through unincorporated
Lucas Valley. The proposed project would not modify the existing driveway. The arena structure and barn
have a front setback of 250 ft. All other accessory structures along with the existing residence are
screened from public view from Lucas Valley Road.
Architecture: The proposed additions would have hip roofs and materials and colors would match the
existing residence as follows:
• Concrete tile roofing
• Fascia and gutter painted to match existing
• Cement plaster siding to match existing
• Dual pane, Low E windows, prefinished aluminum clad window frames, frames to match existing
Landscaping: None proposed (although native drought tolerant plantings are indicated for retaining walls
adjacent to the new addition). Three new terraced retaining walls, with a maximum height of 4-feet in the
middle of the upper wall are proposed opposite the southeast corner of the new addition.
Lighting: No external lighting is proposed at this time.
Grading/Drainage: Approximately 275 cu. yds. of cut is required to prepare the building addition.
Material removed for grading requirements will be placed on a low slope hill adjacent and east of the
existing residence per recommendations in the geotechnical report. Increase in drainage due to new
additions would be added to the existing drainage pattern.
ANALYSIS:
A complete analysis of the project’s consistency with the applicable plans, regulations and policies can
be found in the May 12, 2020 Staff Report to the Planning Commission.
San Rafael General Plan 2020 Consistency: The property is designated Hillside Residential under the
General Plan 2020. A single-family residence is a permitted use under the Hillside Residential
designation. The General Plan 2020 contains numerous design related policies. These policies are
implemented through various provisions of San Rafael Municipal Code (SRMC): the Zoning Ordinance
(SRMC Title 14), Ordinance No. 1701 (hereafter referred to as the Planned Development Ordinance or
PD1701-H), Hillside Design Guidelines and Hillside Development Standards (SRMC §14.12.030) , which
are established to ensure proper hillside design of homes on lots with an average slope greater than
25%. Compliance with the Zoning standards and Hillside Design Guidelines would assure development
that is consistent with the property’s hillside designation and related policies. The proposed project is
consistent with the applicable San Rafael General Plan policies.
Zoning Ordinance Consistency:
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
Planned District (1701-H)
As stated in the Background section above, the PD1701-H was adopted in 1996 to allow more
development on this single family lot than is typically allowed for hillside properties, due to the large size
(8.9 acres) of the project site and the fact that it could have otherwise been divided into four (4) lots. A
typical hillside property is allowed a maximum of 6,500 sq. ft. floor area, regardless of the size of the lot,
which would result in total development of approximately 26,000 sq. ft.
The PD1701-H Zoning established the single-family residence size at 6,500 sq. ft., allowed two second
dwelling units (but did not restrict the size or number of accessory structures) and set an overall
development footprint at 18,000 sq. ft. Further, the PD1701-H zoning also established large setbacks
and reduced lot coverage of 20%.
According to the PD1701-H subsection J. Additions/Modifications of Section II. Development Standards,
an Exception would be required for the single-family home to exceed 6,500 sq. ft. (currently proposed to
be 9,493 sq. ft.). Pursuant to SRMC Chapter 14.12.040 “Exceptions to Property Development Standards”,
approval of an Exception to the maximum 6,500 sq. ft. allowed for the single-family residence would
require the following findings:
A. The project design alternative 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; and
B. Alternative design solutions which minimize grading, retain more of the project site in its natural
state, minimize visual impacts, protect significant trees, or protect natural resources result in a
demonstrably superior project with greater sensitivity to the natural setting and compatibility with
and sensitivity to nearby structures.
The above findings can be made by the City Council, upon the recommendation of the Design Review
Board and the Planning Commission, when the applicant has demonstrated that the proposed design
carries out the objectives of this chapter.
Staff believes the proposed project carries out the objectives of hillside development in that the proposed
project would provide a lot coverage of 5.6% where 20% is allowed, maintain the existing natural state of
84.8% where 34.4% is required, protect significant trees and the project would not be visible from public
right of way; the project would not need any grading or tree removal; the addition would mainly infill the
area around the existing residence and would minimally change the developed footprint. Furthermore,
the proposed addition and maximum floor area would be significantly less floor area than would be
possible with a four-lot subdivision. Finally, the Design Review Board and Planning Commission have
both reviewed and unanimously recommended approval of the project.
SRMC Chapter 14.12 - Hillside Development Overlay District / Chapter 14.25 Environmental and Design
Review Permits
The PD1701-H zoning district for the property establishes all other development standards of SRMC
Chapter 14.12, except gross building square footage, step-back height, and Ridgeline Development. The
project is consistent with design criteria of Chapter 14.25 of the Zoning Ordinance in that the project
design, including its building scale, materials and colors, is consistent with the existing residence.
San Rafael Design/ Hillside Guidelines: The project is generally consistent with the San Rafael
Residential Design Guidelines criteria regarding building design, building scale, building height, front
landscaping, roof shapes, windows, driveways and parking areas, and lighting. The project is also
consistent with Hillside Design Guidelines Checklist prepared for this project, attached to the Planning
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
Commission staff report. The project complies with maximum building height, required natural state, step-
back height, preservation of significant trees, hillside grading and drainage, driveway and parking design,
reduction of building bulk, hillside architectural character and site lighting. However, as stated earlier the
project does not comply with the maximum allowed 6,500 sq. ft. for a single-family residence, for which
an Exception request is being processed and discussed previously.
California Environmental Quality Act (CEQA): The proposed project is exempt from the requirements
of the California Environmental Quality Act (CEQA), pursuant to Section 15301(e).1) of the CEQA
Guidelines which exempts additions to existing structures less than 10,000 square feet.
COMMUNITY OUTREACH:
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 14.29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners
and occupants within a 300-foot radius of the subject site, and all other interested parties, 15 calendar
days prior to the date of all meetings, including this hearing. Public notice was also posted on the subject
site 15 calendar days prior to the date of all meetings, including this hearing.
No phone calls or written public correspondence were received regarding the proposed project.
FISCAL IMPACT:
The costs associated with processing the planning applications for this project are borne by the applicant
and are subject to 100% cost recovery of staff time, and therefore approval of this item would have no
direct fiscal impact on the City budget.
OPTIONS:
The City Council has the following options:
1. Approve the applications as presented (staff recommendation).
2. Approve the applications with certain modifications, changes or additional conditions of approval.
3. Continue the applications to allow the applicant to address any of the Council’s comments or
concerns
4. Deny the project and direct staff to return with a revised Resolutions.
RECOMMENDED ACTION:
Staff recommends that the City Council adopt Resolution Conditionally Approving the Environmental and
Design Review Permit and Exception applications for the project (Attachment 1).
ATTACHMENTS:
1. Resolution Conditionally Approving the Design Review Permit and Exception applications
2. Public Hearing Notice
May 12, 2020 Staff Report to the Planning Commission with Exhibits
Project Plans: Architectural Plan set and Grading/Drainage Plan set
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RESOLUTION NO. 14839
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN ENVIRONMENTAL
AND DESIGN REVIEW PERMIT (ED19-099) AND EXCEPTION (EX20-001) TO THE GROSS
BUILDING SQUARE FOOTAGE STANDARDS FOR HILLSIDE PROPERTIES, TO ALLOW A
901 SQ. FT. ADDITION TO AN EXISTING 8,592 SQ. FT. SINGLE FAMILY RESIDENCE ON
AN APPROXIMATELY 8.9-ACRE HILLSIDE-DESIGNATED PLANNED DEVELOPMENT LOT
(PD1701-H) AT 1499 LUCAS VALLEY ROAD
(APN: 165-010-89)
WHEREAS, on August 5, 1996, the City Council adopted Ordinance No. 1701 to reclassify
the subject property from Planned Development – Hillside Overlay District (PD-H) to a revised PD
(PD1701-H), adopted Resolution No. 9660 certifying a Mitigated Negative Declaration for the
project and Resolution No. 9661 approving a Master Use Permit and an Environmental Design
Review Permit. These approvals approved the development of a single-family residential estate
proposed at 1499 Lucas Valley Road; and
WHEREAS, in 2011, the Community Development Department determined that the PD
zoning (PD1701-H) for the property allows deviations to the gross building square footage limit
for the single-family home and thus a PD Rezoning would not be required for new application.
The adopted PD for this site (PD1701-H) states “The single-family residence shall be limited to a
maximum 6,500 sq. ft. unless an Exception is granted by the City Council consistent with the
Hillside Guidelines. New applications require an Environmental and Design Review Permit,
including and an Exception to Hillside Standards, but a PD Rezoning would not be required for
proposed additions; and
WHEREAS, on December 17, 2019, an application for an Environmental and Design
Review Permit, including an Exception to the Hillside Standards (ED19-099), was filed with the
Community Development Department, requesting approval for a 901 sq. ft. bathroom addition to
the existing 8,592 sq. ft. residence; and
WHEREAS, on February 6, 2020, the project application was deemed complete for
processing; and
WHEREAS, on March 25, 2020, a special subcommittee of the San Rafael Design Review
Board (DRB), formed due to the COVID-19 pandemic, reviewed the proposed project. The DRB
subcommittee unanimously recommended approval of the project design (by a vote of 2-0) as
proposed; and
WHEREAS, upon review of the application, the project has been determined to be exempt
from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section
15301.e.2 which exempts additions to existing structures provided the expansion will not result in
an increase of more than 10,000 sq. ft. if the project is in an area where all public services and
facilities are available and the area in which the project is located is not environmentally sensitive;
and
WHEREAS, on May 12, 2020, the Planning Commission held a duly noticed public
hearing on the project applications for Environmental and Design Review Permit (ED19-099)
and Exception (EX20-001), accepting all oral and written public testimony and the written report
of the Community Development Department Planning staff and closed said hearing on that date;
and
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WHEREAS, on May 12, 2020, the Planning Commission adopted Resolution No. 20-16
(6-0) recommending to the City Council approval of an Environmental and Design Review
Permit (ED19-099) and Exception (EX20-001) for the 1499 Lucas Valley Road project; and
WHEREAS, on July 6, 2020, the City Council held a duly noticed public hearing to
review the 1499 Lucas Valley Road project and considered all oral and written public testimony
and the written public testimony of the Community Development Department Planning; and
WHEREAS, the custodian of documents which constitute the record of proceedings
upon which this decision is based, is the Community Development Department;
NOW, THEREFORE, BE IT RESOLVED, the City Council of San Rafael hereby
approves the Environmental and Design Review Permit (ED19-099) and Exception (EX20-001)
based on the following findings and conditions:
Environmental and Design Review Permit (ED19-099)
Findings of Fact
1. The application to allow an Environmental and Design Review Permit and Exception to the
Hillside Overlay District’s property development standards for a 901 sq. ft. addition to existing
8,592 sq. ft. (the maximum allowed 6,500 sq. ft. for an existing single-family residence) is in
accord with the following General Plan Policies:
a. Land Use Policy LU-10 (Planned Development Zoning) in that the subject property is
already zoned Planned Development (PD1701-H);
b. Land Use Policy LU-12 (Building Heights) in that the existing and proposed 16¾-ft.
building height is well within the 30-ft. allowed maximum height;
c. Land Use Policy LU-23 (Land Use Map and Categories) in that residential uses
(among other uses) are allowed uses under the Hillside Residential designation of the
property;
d. Community Design Policy CD-15 (Participation in Project Review) in that notice for the
project hearings were mailed to all property owners, residents, neighborhood groups
and interested parties within 300 feet of the project site;
e. Safety Policy S-26 (Fire and Police Services) in that the existing and proposed
development complies with Fire Codes;
f. Safety Policy S-31 (New Development in Fire Hazard Areas) in that the proposed
additions would be required to comply with the applicable standards for fire protection.
2. The proposed project meets the objectives of San Rafael Municipal Code Title 14 (the Zoning
Ordinance), and the purposes of Chapter 14.12 Hillside Development Overlay District and
Chapter 14.25 Design Review thereof, given that the project has been reviewed by the Design
Review Board special COVID-19 subcommittee and Planning Commission for compliance
with the Hillside Property Development Standards and design criteria in Chapter 14.25 to
ensure that the design is compatible with the neighborhood and hillside design criteria, as
required by the General Plan. The proposed 901 sq. ft. addition to the maximum allowed
6,500 sq. ft. single-family residence is not consistent with the gross building square footage
limitation of the Hillside Property Development Standards, however in accordance with the
PD Zoning, a deviation to the gross square footage limit is allowed subject to the review and
approval of an Exception by the City Council. The application includes a request for an
Exception and findings to approve the Exception are provided below. The project is consistent
with the remaining PD standards regarding setbacks (front 100 ft., sides 20 ft., rear 25 ft.),
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20% lot coverage (5.38% proposed), 34.4% natural state (84.8% proposed) and maximum
building height 30 ft. (16 ¾ ft. proposed).
3. The project design is consistent with applicable site, architecture and landscaping design
criteria and guidelines for the district in which the site is located given that the proposed
addition complies with Planned Development District (PD1701-H) requirements and has been
reviewed by the special COVID-19 subcommittee of the City’s Design Review Board and
recommended for approval. Separate findings have been made below to grant Exception to
the single-family residence size. The project is consistent with the remaining PD standards
regarding setbacks (front 100 ft., sides 20 ft., rear 25 ft.), 20% lot coverage (5.38% proposed),
34.4% natural state (84.8% proposed) and maximum building height 30 ft. (16¾ ft. proposed).
4. The project design is not detrimental to the public health, safety or welfare, nor materially
injurious to properties or improvements in the vicinity, given that the project has been reviewed
by the appropriate agencies. The approval of the requested Environmental and Design
Review Permit will not in any way increase visibility of the house and consists of addition
directly around the existing home and would not increase mass or bulk and has minimal
visibility from off site vantage points and surrounding properties.
Exception (E20-001)
Findings of Fact
1. Approval of the requested exception to the property development standards of SRMC Chapter
14.12 has been recommended by a special COVID-19 subcommittee of the Design Review
Board, and the Planning Commission, and the applicant has demonstrated that alternative
design concepts carry out the objectives of that chapter and are consistent with the general
plan based on the following criteria:
a. The project design is in keeping with the surrounding development because the
adjoining properties are large undeveloped open space or sparsely developed
agricultural properties. The proposed additions would not have any visual impacts on
the adjoining properties, would not be visible from any public right of way and would
result only in minimal addition to the footprint of the existing development. The project
would minimally change the currently existing natural state of 84.8% compared with
the required natural state of 34.4% due to the property being an 8.9-acre single family
residential estate; and
b. The proposed exterior color and materials are not visible from any public right of way
due to the proposed additions being very well screened by existing vegetation and
located in an area that is a great distance from the public streets. The project does not
require removal of any other existing native trees. The project’s design meets the
stated objectives of the Hillside Guidelines to preserve the inherent characteristics of
the hillside site, displays sensitivity to the natural hillside setting and compatibility with
nearby hillside neighborhoods, and maintains a strong relationship to the natural
setting by minimizing grading and retaining existing on-site trees. The project’s design
minimizes grading, retains a majority of the project site in its natural state, minimizes
visual impacts, protects significant trees and natural resources, and the DRB has
recommended that the project is a demonstrably superior project with greater
sensitivity to the natural setting and compatibility with and sensitivity to, nearby
structures.
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Environmental and Design Review Permit (ED19-099)
Conditions of Approval
General and ongoing
Community Development Department, Planning Division
1. The building techniques, materials, elevations and appearance of the project, as presented
for approval on plans prepared by Yochum Architects, dated Received 3/9/2020, shall be the
same as required for the issuance of a building permit. Minor modifications or revisions to the
project shall be subject to review and approval of the Planning Division. Modifications deemed
not minor by the Community Development Director shall require review and approval by the
original decision-making body.
2. This Environmental and Design Review Permit (ED19-099) shall be valid for a period of two
(2) years from the date of final approval, or July 6, 2022, and shall become null and void if a
building permit is not issued or a time extension is not applied for prior to the expiration date
3. Contractor Contact Information Posting: Prior to the issuance of building permits, the project
site shall be posted with the name and contact number of the lead contractor in a location
visible from the public street.
4. Construction Hours: Construction hours shall be limited to 7 a.m. to 5 p.m., Monday through
Friday and Saturday from 9:00 a.m. to 5:00 p.m. Construction shall not be permitted on
Sundays or City-observed holidays. Construction activities shall include delivery of materials,
arrival of construction workers, start up of construction equipment engines, playing of radios
and other noises caused by equipment and/or construction workers arriving at or on the site.
5. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed
on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior
lighting for the project shall be reviewed and approved by the Community Development
Director prior to installation of the lighting for compliance with all applicable Conditions of
Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design
to be compatible with the residential development and shall incorporate energy saving
features.
6. Archeological Features: In the event that archaeological features, such as concentrations of
artifacts or culturally modified soil deposits including trash pits older than fifty years of age,
are discovered at any time during grading, scraping, or excavation within the property, all work
shall be halted in the vicinity of the find, the Planning Division shall be notified, and a qualified
archaeologist shall be contacted immediately to make an evaluation. If warranted by the
concentration of artifacts or soils deposits, an archaeologist shall monitor further work in the
discovery area.
If human remains are encountered during grading and construction, all work shall stop in the
immediate vicinity of the discovered remains and the County Coroner and a qualified
archaeologist shall be notified immediately so that an evaluation can be performed. The
Coroner shall contact the Native American Heritage Commission, if the remains are deemed
to be Native American and prehistoric, so the “most likely descendant” can be designated.
Prior to issuance of a Building Permit
Community Development Department, Planning Division
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9. Plans submitted for a Building Permit shall include a plan sheet, which incorporates these
conditions of approval.
10. 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 Division.
Community Development Department, Building Division
11. The design and construction of all site alterations shall comply with the 2016 California
Residential Code (CRC), 2016 California Building Code (CBC), 2016 California Plumbing
Code (CPC), 2016 California Electrical Code (CEC), 2016 California Mechanical Code
CCMC), 2016 California Fire Code (CFC), 2016 California Energy Code, 2016 California
Green Building Standards Code and City of San Rafael Ordinances and Amendments.
12. A building permit is required for the proposed work. Applications shall be accompanied by
four (4) complete sets of construction drawings to include:
a. Architectural plans
b. Structural plans
c. Electrical plans
d. Plumbing plans
e. Mechanical plans
f. Site/civil plans (clearly identifying grade plane and height of the building)
g. Structural Calculations
h. Truss Calculations
i. Soils reports
j. Green Building documentation
k. Title-24 energy documentation
13. School fees will be required for the project. Calculations are done by the San Rafael City
Schools, and those fees are paid directly to them prior to issuance of the building permit.
Fire Department
14. The design and construction of all site alterations shall comply with the 2019 California Fire
Code, current NFPA Standards, and all applicable City of San Rafael Ordinances and
Amendments.
15. If the project remodel and addition exceeds 50% of the existing square footage of the
residence, it will be defined as a “substantial remodel” as defined in SRMC Chapter 4.08.120
Section 202. Therefore, fire sprinklers may be required throughout the building. Determination
for fire sprinklers will be conducted during the Building Permit review, so indicate which room
are to be altered, and/or added, this will include areas within the home where sheet rock is
removed to access for electrical or structural changes. A Separate deferred application by a
fire protection engineer or C-16 contractor would be required. Refer to our web site for the
definition of a substantial remodel.
16. If a fire sprinkler system is required, deferred Submittals for the following fire protection
systems shall be submitted to the Fire Prevention Bureau for approval and permitting prior to
installation of the systems:
a. Fire Sprinkler plans (Deferred Submittal to the Fire Prevention Bureau)
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17. A Knox key switch is required for driveway or access road automatic gates.
https://www.knoxbox.com/gate-keys-and-padlocks/
Public Works Department
18. A grading permit shall be required from the Department of Public Works, located at 111
Morphew St.
19. An encroachment permit is required for any work within the City’s public Right-of-Way, from
the Department of Public Works located at 111 Morphew St. More information and a copy of
the application is available at: https://www.cityofsanrafael.org/grading-permits/
20. A construction vehicle impact fee shall be required at the time of building permit issuance;
which is calculated at 1% of the valuation, with the first $10,000 of valuation exempt.
Marin Municipal Water District
21. The proposed 901-square-foot bathroom and closet addition will not impair the District's ability
to continue service to the property. However, our records indicate that although water service
is provided to the property it is outside of the District's current boundaries. The property owner
shall take the appropriate steps with the Marin Local Agency Formation Commission to
complete annexation into the Marin Municipal Water District.
22. Compliance with all indoor and outdoor requirements of District Code Title 13 -Water
Conservation is a condition of water service. Indoor plumbing fixtures must meet specific
efficiency requirements.
23. Should backflow protection be required, said protection shall be installed as a condition of
water service. Questions regarding backflow requirements should be directed to the Backflow
Prevention Program Coordinator at 415-945-1558.
Las Gallinas Valley Sanitary District
24. The proposed project is within the Sphere of Influence and District facilities boundary.
25. The proposed project has received an allocation of sewer capacity; however, the proposed
building alteration/addition needs District staff review for possible additional load on sewer
system. Please download the application form at:
http://www.lgvsd.org/docs/application_allocation.pdf
26. The proposed project must make satisfactory arrangements with this District for the
construction of any off-site or on-site sewers which may be required.
27. If sewer lateral work is included in this project, please submit utility plan showing location of
backwater prevention devices, sanitary sewer, cleanouts, manholes, and other relevant
sanitary sewer details or information that may be applicable. Sewer design must comply with
LGVSD standard specifications.
28. Complete and submit Application for Allocation of Capacity to LGVSD along with application
fee of $250. Application is available at http://www.lgvsd.org/wp-content/uploads/APPL-
ALLOCATION-fillable.pdf.
29. Provide a plumbing fixture unit (PFU) table for the project showing both existing and proposed
plumbing fixture unit counts per current edition of the California Plumbing Code. The table will
be used for determination of the connection fee. Applicant may use the Plumbing Fixture
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Count Worksheet available at http://www.lgvsd.org/wp-content/uploads/PFU-Worksheet-
R1.pdf. PFU count shall be subjected to field verification before and after construction. The
connection fee may be adjusted for actual number of additional plumbing fixture units.
30. Note: Applicant is required to obtain a sewer permit from LGVSD for any sewer lateral and/or
main work. The permit application is available at http://www.lgvsd.org/wp-
content/uploads/NEW-LATERAL-PERMIT-FORM-2018-updatedFillable.pdf. Submit the
permit application to the District office and call 24 hours in advance of backfill for lateral
inspections.
31. Based on District Ordinance adopted on June 20, 2019 preliminary cost estimates are:
a. For new buildings, structures, and developments:
i. $6,224 per Equivalent Sewer Unit
ii. Actual fees may be adjusted according to specific conditions outlined in the Ordinance.
b. For existing buildings, structures, and developments:
i. $311 per Plumbing Fixture Unit (PFU)
ii. Credit may be given to existing plumbing fixtures.
c. Applicant shall reimburse the District for all plan review, field verification before and after
construction, and inspection fees accrued associated with this project. The estimate cost
is $7,500. Actual fees may be adjusted according to project specific conditions.
d. For more information about District Ordinance and permitting process, please visit
http://www.lgvsd.org/.
e. District Standard Details/Specifications are available upon request.
f. Applicant shall submit plans electronically to LGVSD for review.
Prior to Occupancy
Community Development Department, Planning Division
32. Prior to occupancy, the applicants shall contact the Community Development
Department, Planning Division, to request a final inspection. This inspection shall
require a minimum of 48-hour advance notice.
33. All exterior lighting shall be shielded down. Following the issuance of a certificate of
occupancy, all exterior lighting shall be subject to a 30-day lighting level review by the
Police Department and Planning Division to ensure compatibility with the surrounding
area.
Exception (EX20-001)
Conditions of Approval
General and ongoing
Community Development Department, Planning Division
1. The building techniques, materials, elevations and appearance of the project, as presented
for approval on plans prepared by Yochum Architects, dated Received 3/9/2020, shall be the
same as required for the issuance of a building permit. Minor modifications or revisions to the
project shall be subject to review and approval of the Planning Division. Modifications deemed
not minor by the Community Development Director shall require review and approval by the
original decision-making body.
8
7. This Exception (EX20-001) shall be valid for a period of two (2) years from the date of final
approval, or July 6, 2022, and shall become null and void if a building permit is not issued or
a time extension is not applied for prior to the expiration date
I, Lindsay Lara, 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 City Council of the City of
San Rafael, held on Monday, the 6th of July 2020, by the following vote, to wit:
AYES: COUNCILMEMBERS: Bushey, Colin, Gamblin, McCullough & Mayor Phillips
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
BY:
LINDSAY LARA, City Clerk
NOTICE OF ONLINE PUBLIC HEARING –CITY COUNCIL
You are invited to view and participate online the City Council hearing on the following proposed project:
PROJECT:1499 Lucas Valley Rd.–Request for an Environmental and Design Review Permit to allow the construction of a new 901 square
foot bathroom/closet addition to an existing 6,500 sq. ft single-family residence on an 8.9-acre site; APN: 165-010-89; Planned Development –
Hillside Overlay (PD 1701-H) District; Mike and Sharon Stone, owners; Maureen Jochum of Jochum Architects, applicant; File No.: ED19 -099.
State law (California Environmental Quality Act) requires that this project be reviewed to determine if a study of potential environmental effects is
required. It has been determined that this project will not have a significant effect on the environment and no environmental review will be
completed. This project qualifies for a Categorical Exemption from the provisions of the California Environmental Quality Act Guidelines under 14
CRR Section 15301 [Class 1(e),Existing Development].
MEETING DATE/TIME/LOCATION:Monday,July 6, 2020, 7:00 p.m.COVID-19 ADVISORY NOTICE: Consistent with Executive Orders No.-
25-20 and No. N-29-20 from the Executive Department of the State of California and the M arin County March 16, 2020 Shelter in Place Order,
the San Rafael City Council hearing of July 6, 2020 WILL NOT be physically open to the public and the meeting will be streamed live to YouTube
at www.youtube.com/cityofsanrafael. Instructions on how to participate online, will be available on the YouTube channel. You will also be able to
comment through a conference call during the meeting (number will be provided on agenda)
FOR MORE INFORMATION:Contact Sean Kennings, Senior Planner at (415)533-2111 or sean@lakassociates.com. City offices are
currently closed to public walk-in during the Shelter in Place order, but you may contact the planner for more in formation. You may also view the
staff report after 5:00 p.m. on the Friday before the meeting at http://www.cityofsanrafael.org/meetings .
WHAT WILL HAPPEN:You may comment on the project on line or via conference call. The City Council will consider all public testimony and
decide whether to approve the project.
IF YOU WANT TO COMMENT:You may send a letter to Lindsay Lara, City Clerk, City of San Rafael, 1400 5 th Ave, San Rafael, CA 94901 or via
email Lindsay.Lara@cityofsanrafael.org.. You may also comment online during the meeting using a chat feature on YouTube or through a
conference call (number will be provided on agenda).
At the above time and place, all written correspondence received will be noted and all interested parties will be heard. If you challenge in court the matter described above, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered at, or prior to, the above referenced public hearing (Government
Code Section 65009 (b) (2)).
Judicial review of an administrative decision of the City Council must be filed with the Court not later than the 90th day following the date of the Council’s decision. (Code of Civil Procedure Section
1094.6)