Agenda packet — San Rafael City Council, July 21, 2025

REVISED AGENDA
SAN RAFAEL CITY COUNCIL - MONDAY, JULY 21, 2025
REGULAR MEETING AT 6:00 P.M.

San Rafael City Hall, Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:

Watch on Webinar: https://tinyurl.com/city-council-2
Watch on YouTube: www.youtube.com/cityofsanrafael
Listen by phone: (669) 444-9171
ID: 860-6190-5675#
This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael.

How to participate in the meeting:
• You are welcome to come to the meeting and provide public comment in person. Each speaker will have 2-minutes to provide public comment per agenda item. • Submit your comments by email to [email protected] by 4:00 p.m. the day of the meeting.

If you experience technical difficulties during the meeting, please contact [email protected].

OPEN SESSION – THIRD FLOOR CONFERENCE ROOM – 4:00 PM

1. Mayor Kate to announce Closed Session items.

CLOSED SESSION – THIRD FLOOR CONFERENCE ROOM – 4:00 PM

2. Closed Session:
a. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION, pursuant to Government Code Section 94956.9(d)(1)
Bekey v. City of San Rafael et al. Marin County Superior Court Case No. CV 0001705 b. LIABILITY CLAIMS, pursuant to Government Code Section 54956.95 Claimant: Raul Aguilar
Agency claimed against: City of San Rafael
c. Personnel Matters – Government Code Section 54957
Public Employee Performance Evaluation - City Manager
d. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: 350 Merrydale Road / 3833 Redwood Highway, San Rafael APNs 179-041-27 & 179-041-28
Agency negotiator: Cristine Alilovich, City Manager; John Stefanski, Assistant City Manager; Daniel Cooperman, Community Services Division Director
Negotiating parties: Ridgewood Properties, a California General Partnership, as to an undivided ½ interest; and Francine M. Clayton, Trustee of The Francine M. Clayton 1996 Trust, as to an undivided ½ interest
Under negotiation: Price and Terms of Payment
2 CITY MANAGER AND COUNCILMEMBER REPORTS:
(including AB 1234 Reports on Meetings and Conferences Attended at City Expense)

3. City Manager and Councilmember Reports:

CONSENT CALENDAR:

The opportunity for public comment on consent calendar items will occur prior to the City Council’s vote on the Consent Calendar. The City Council may approve the entire consent calendar with one action. In the alternative, items on the Consent Calendar may be removed by any City Council or staff member, for separate discussion and vote.

4. Consent Calendar Items:
a. Approval of Minutes
Approve Minutes of the Regular City Council Meeting of June 23, 2025 (CC) Recommended Action - Approve minutes as submitted
b. Priority Conservation Area Nomination
Resolution Authorizing the City Manager to Amend the City of San Rafael’s Priority Conservation Area, Changing the Designation from Natural Lands to Recreation and Climate Adaptation (CM)
Recommended Action – Adopt Resolution
c. Sea Level Rise Adaptation Planning Services Agreement Amendment Resolution Authorizing the City Manager to Amend the Contract for Sea Level Rise Adaptation Planning Services with Moffatt & Nichol to Revise the Scope of Work, Extend the Term and Increase the Not to Exceed Amount By $26,000 for a Total Amount Not-toExceed $546,000 (CM) Recommended Action – Adopt Resolution
d. 2025 West End Block Party Temporary Street Closure
Resolution Authorizing the Temporary Closure of Fourth Street (Between F and G Streets) in San Rafael for the 2025 West End Block Party on Select Friday Evenings from August 15 Through October 10, 2025 (8/15, 8/22, 9/5, 9/12, 9/19, 9/26, 10/3, 10/10) (CED/PD) Recommended Action – Adopt Resolution
e. Three-Year Renewal of Software ONE Agreement for Microsoft Licensing Resolution Authorizing the City Manager to Negotiate and Execute an Agreement with Software ONE, Inc., for Microsoft Software Licenses at a Cost Not to Exceed $240,000 Per Fiscal Year Through Fiscal Year 2028-2029 (DS)
Recommended Action – Adopt Resolution
f. Council Chambers Audio Video Equipment Upgrade
Resolution Authorizing the City Manager to Execute a Professional Service Agreement in An Amount Not to Exceed $221,131 with AVI-SPL Inc. for Replacing Audio-Video Equipment in the Council Chambers and Authorizing the Carry-forward of Fiscal Year 2024- 25 Budget Appropriations Provided for this Purpose (DS) Recommended Action – Adopt Resolution
g. Human Resources Information System Software Services Agreement Resolution Authorizing the City Manager to Enter into a Software Services Agreement with Ultimate Kronos Group (UKG) for a New Human Resources Information System (HRIS) in 3 An Amount Not to Exceed $425,600 for a Five-Year Term Through Fiscal Year 2029-30, Subject to Future Budget Appropriations, and Authorizing the Carry-Forward of $66,500 in Fy2024-25 Budget Appropriations (HR)
Recommended Action – Adopt Resolution

PUBLIC HEARINGS

5. Public Hearings
a. Major Environmental and Design Review Permit, Variance and Exception to Specified Hillside Development Standards for 38 Miraflores Avenue Resolution to Approve a Major Environmental and Design Review Permit with an Exception to Specified Hillside Development Standards and Variance for a New Attached Elevated Deck and Detached Parking Deck with Associated Paths Located at 38 Miraflores Avenue; APN 015-073-10; CEQA Determination: Exempt Pursuant to CEQA Guideline 15303 (CED) Recommended Action – Adopt Resolution
b. Council and Mayor Compensation
Introduction of An Ordinance Repealing and Replacing Ordinance No. 2038 to Add Language Under Division 2, Paragraph 3, Related to Payment Method for Council Compensation (CM)
Recommended Action – Introduce the Ordinance, waive further reading, and refer to it by title only.

OTHER AGENDA ITEMS

6. Other Agenda Items
a. Reemployment of Retiree Within 180 Days of Retirement Resolution Authorizing the Temporary Appointment of Anndora Lee, Former Communications Dispatcher, to Provide Critically Needed Services of a Communications Dispatcher for the San Rafael Police Department, in Accordance with California Government Code Section 7522.56(f)(1) (PD)
Recommended Action – Adopt Resolution

OPEN TIME FOR PUBLIC EXPRESSION
The public is welcome to address the City Council at this time on matters not on the agenda that are within its jurisdiction. Please be advised that pursuant to Government Code Section 54954.2, the City Council is not permitted to discuss or take action on any matter not on the agenda unless it determines that an emergency exists, or that there is a need to take immediate action which arose following posting of the agenda. Comments may be no longer than two minutes and should be respectful to the community.

ADJOURNMENT:

Any records relating to an agenda item, received by a majority or more of the Council less than 72 hours before the meeting, shall be available for inspection online and at City Hall, 1400 Fifth Avenue, and placed with other agendarelated materials on the table in front of the Council Chamber prior to the meeting. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing [email protected] or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. To request Spanish language interpretation, please submit an online form at https://www.cityofsanrafael.org/request-for-interpretation/.

MINUTES
SAN RAFAEL CITY COUNCIL - MONDAY, JUNE 23, 2025
SPECIAL MEETING AT 4:00 P.M. AND 6:00 P.M.

San Rafael City Hall, Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael.

If you experience technical difficulties during the meeting, please contact [email protected].

SPECIAL MEETING AT 4:00 P.M.

San Rafael Third Floor Conference Room
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:

Watch on Webinar: https://tinyurl.com/CCSP-06-23-2025
Listen by phone: (669) 900-9128
ID: 896-7852-8953#

Present: Vice Mayor Bushey
Councilmember Hill
Councilmember Kertz
Mayor Kate

Absent: Councilmember Llorens Gulati
Also Present: City Clerk Lindsay Lara
Mayor Kate called the meeting to order at 4:03 p.m. All members of the City Council were present, except for Councilmember Llorens Gulati.

Mayor Kate invited public comment; however, there was none.

1. Planning Commission Interviews
Interview Applicants and Make an Appointment to Fill One Four-Year Term Through the End of October 2027 on the Planning Commission Due to the Resignation of Danielle O’Leary (CC) City Clerk Lindsay Lara presented the staff report, announced withdrawn applications and presented options for the City Council to consider.

The City Council interviewed the following applicants: Susie Berg and Arandu Alvarez. Pooja Rawat and Andrew Spiegel withdrew their applications.
2 The City Council provided direction to Staff to return with information regarding eligibility requirements for the Planning Commission.

After discussion, Councilmember Kertz moved and Councilmember Hill seconded to appoint Arandu Alvarez to the Planning Commission to the end of October 2027.

AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati
Mayor Kate adjourned to Closed Session at 4:50 p.m.

REGULAR MEETING AT 6:00 P.M.

San Rafael City Hall, Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:

Watch on Webinar: https://tinyurl.com/city-council-2
Watch on YouTube: www.youtube.com/cityofsanrafael
Listen by phone: (669) 444-9171
ID: 860-6190-5675#
OPEN SESSION – THIRD FLOOR CONFERENCE ROOM – 4:45 PM

1. Mayor Kate announced Closed Session items.

CLOSED SESSION – THIRD FLOOR CONFERENCE ROOM – 4:45 PM

2. Closed Session:
a. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION, Government Code Section 54956.9(d)(1)
River Landon, LLC v. Hinkle, et al. U.S. District Court for the Northern District of California, Case No. 3:25-cv-04904-LB
b. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: 350 Merrydale Road / 3833 Redwood Highway, San Rafael APNs 179-041-27 & 179-041-28
Agency negotiator: Cristine Alilovich, City Manager; John Stefanski, Assistant City Manager; Daniel Cooperman, Community Services Division Director
Negotiating parties: Ridgewood Properties, a California General Partnership, as to an undivided ½ interest; and Francine M. Clayton, Trustee of The Francine M. Clayton 1996 Trust, as to an undivided ½ interest
Under negotiation: Price and Terms of Payment
c. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: 620 Canal Street, San Rafael, CA (APN 014-162-01) Agency negotiator: Cristine Alilovich, City Manager; Micah Hinkle, Director of Community Economic Department; Greg Minor, Assistant Director of Community and Economic Development
Negotiating parties: The Anthony Cavallo Trust
Under negotiation: Price and Terms of Payment
3 Present: Vice Mayor Bushey
Councilmember Hill
Councilmember Kertz
Mayor Kate

Absent: Councilmember Llorens Gulati
Also Present: City Manager Cristine Alilovich
City Attorney Robert Epstein
City Clerk Lindsay Lara
Mayor Kate called the meeting to order at 6:05 p.m. and invited City Clerk Lindsay Lara to call the roll. All members of the City Council were present, except for Councilmember Llorens Gulati.

City Attorney Robert Epstein announced that no reportable action was taken in Closed Session.

Mayor Kate offered opening remarks acknowledging City Staff, the tragic incident of murder of Minesota state representative and her husband as well as the Senator and his wife, and a land acknowledgement.

City Clerk Lindsay Lara informed the community that the in-person meeting would also be recorded and streamed live to YouTube and through Zoom. She noted the two-minute timer for public comment and closed captioning on Zoom.

CITY MANAGER AND COUNCILMEMBER REPORTS:
(including AB 1234 Reports on Meetings and Conferences Attended at City Expense)

3. City Manager and Councilmember Reports:

City Manager Cristine Alilovich reported/announced:
• Parks and Recreation month in July
• Warning against illegal fireworks for the 4th of July • San Rafael Fair from July 2-6th starting at 9:30 am
• Downtown Summer Farmers Market on July 11th from 5-9pm • Second Friday Night Art Walk on July 11th from 5-8p on 4th street • San Rafael Festival of Arts on July 26th at Falkirk Mansion • City Hall summer hours and closure of City Hall on Fridays, available by appointment at 415-485-3070
• Summar Recess canceling the City Council meetings of July 7th and August 4th • City Hall and administrative facilities closed for the July 4th holiday City Councilmember Reports:
• Vice Mayor Bushey reported on Central Marin Sanitation Agency, San Rafael Sanitation District, and Montecito Residents Area Association.
• Councilmember Kertz reported on Marin Latinos Luncheon, and Association of Bay Area Governments.
• Councilmember Hill reported on the City of San Rafael Employee Luncheon, and Economic Development Subcommittee.
• Mayor Kate reported on Transportation Authority of Marin, and Federation of Neighborhoods.

Mayor Kate invited public comment; however, there was none. 4 CONSENT CALENDAR:

Mayor Kate invited public comment; however, there were none.

Councilmember Kertz moved and Councilmember Hill seconded to approve the Consent Calendar AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati

4. Consent Calendar Items:
a. Approval of Minutes
Approve Minutes of the Regular City Council Meeting of June 2, 2025 (CC) Approved minutes as submitted
b. Proclamation
Proclamation Supporting Parks and Recreation Month (LR) Received and filed
c. Professional Services Agreement for Legal Services
Resolution Authorizing the City Manager to Execute a Professional Services Agreement in an Amount Not to Exceed $600,000 with Burke, Williams & Sorensen, LLP for Legal Services (CA)
Adopted Resolution 15425
d. Homelessness Services Contracts
Resolutions Authorizing the City Manager to Amend Contracts with Foege Schuman Global Disaster Solutions LLC for Encampment and Debris Removal, in the Amount not to Exceed $200,000, for a total not to Exceed Amount Under this Agreement of $350,000; and with Foege Schuman Global Disaster Solutions LLC for Sanctioned Camping Area Operations in the Amount not to Exceed $675,000 for a Total not to Exceed Amount of $1,350,000, and with Defense Block Security for Security Services at the Sanctioned Camping Area in the Amount by $750,000 for a Total not to Exceed of Amount of $1,600,000; and Authorizing Supplemental Budget Appropriations of $1,425,000 from Available Encampment Resolution Fund-Round 3 (ERF3) Grant Funds to Support Amended Contracts (CM) Adopted Resolution 15426 and 15427
e. Extending On-Call Building Plan Review and Inspection Consulting Services Agreements Resolution Authorizing the City Manager to:
1) Amend Professional Services Agreements for On-Call Building Plan Review and Inspection Consulting Services to Increase the Total Compensation Amount for Coastland Civil Engineering, LLP by $200,000 for a Total Not to Exceed Amount of $400,000 and to Increase the Total Compensation Amount for Interwest Consulting Group By $300,000 for a Total Not to Exceed Amount of $450,000; and
2) Authorize Supplemental Fiscal Year 2024-25 Budget Appropriations of $500,000 (General Fund) Supported Through Increased Permit Fee Revenues (CED) Adopted Resolution 15428
f. Exploring Formation of a Community Land Trust with The County of Marin 5 Resolution in Support of Exploring the Formation of a Community Land Trust with The County of Marin as a Step Toward Achieving Compliance with the Metropolitan Transportation Commission’s (MTC's) Transit-Oriented Communities (TOC) Policy (CED) Adopted Resolution 15429
g. Ending Grant Agreement with Homeward Bound for 830 B Street Affordable Housing Resolution As the Housing Successor to the San Rafael Redevelopment Agency Authorizing the City Manager to Execute an Amendment to Terminate the Grant Agreement Between the San Rafael Redevelopment Agency and Homeward Bound of Marin Dated May 4, 1998, for the Rehabilitation of 29 Affordable Residential Units at 830 B St, Contingent Upon a Return of $16,560 in Grant Funds to the Low and Moderate Income Housing Fund (CED)
Adopted Resolution 15430
h. Loch Lomond 10 - Mello-Roos District No. 1992-1 Special Tax Resolution Setting the Special Tax for Community Facilities District No. 1992-1 (Loch Lomond #10) for Fiscal Year 2025-26 (CED)
Adopted Resolution 15431
i. The Village at Loch Lomond Marina - Mello-Roos District No. 2 Resolution Setting the Special Tax for City of San Rafael Community Facilities District No. 2 (The Village at Loch Lomond Marina) for Fiscal Year 2025-26 (CED) Adopted Resolution 15432

SPECIAL PRESENTATIONS

5. Special Presentations
Mayor Kate invited public comment; however, there was none. a. Presentation of Proclamation in Recognition Louise Yost, Retiring from the Pickleweed Advisory Committee
Mayor Kate presented the Proclamation to Louise Yost, and she provided comments.

OTHER AGENDA ITEMS

6. Other Agenda Items
a. Public Art Program Implementation Agreement
Resolution Authorizing the City Manager to Execute a Professional Services Agreement in An Amount Not to Exceed $250,000 with Local Edition Marketing, LLC to Implement a Public Art Program Funded by a Grant from the California Arts Council for the Downtown San Rafael Arts District (CED)
Councilmember Eli Hill recused himself due to a conflict of interest in that he resides within 500 ft of the sites identified in the staff report and left the Council Chambers.

Community and Economic Development Director Micah Hinkle introduced Economic Development Program Manager Stacey Laumann who presented the Staff Report.

Staff responded to questions from the City Council.
6 Mayor Kate invited public comment
Speakers: Morgan Schauffler, Director of External Affairs at Youth in Arts, Carolyn Flannery Staff responded to questions from the community
City Councilmembers provided comments.

Vice Mayor Bushey moved and Councilmember Kertz seconded to adopt the Resolution Authorizing the City Manager to Execute a Professional Services Agreement in An Amount Not to Exceed $250,000 with Local Edition Marketing, LLC to Implement a Public Art Program Funded by a Grant from the California Arts Council for the Downtown San Rafael Arts District
AYES: Councilmembers: Bushey, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati & Hill
Adopted Resolution 15433
b. 620 Canal Street Acquisition
Resolution Authorizing the City Manager to:

1. Negotiate and Execute a Grant Agreement, in a Form Approved by the City Attorney, with Marin County for a Minimum of $1,150,000 in Measure A Land Preservation and Park Access Program Funds (“Measure A Funds”), Accepting and Appropriating Grant Funds;

2. Negotiate and Enter Into a Purchase and Sale Agreement and Ancillary Documents for the Property Located at 620 Canal Street, Provided the City’s Contribution to the Purchase Price Does Not Exceed $500,000, Plus Said Measure A Funds Received; And

3. To Take Actions Necessary or Incidental to Carrying out the Intent of this Resolution (CED)
City Manager Cristine Alilovich provided some comments and introduced Assistant Director of Community and Economic Development Greg Minor who presented the Staff Report Staff responded to questions from the City Council.

Mayor Kate invited public comment; however, there was none.

City Councilmembers provided comments.

Councilmember Kertz moved and Vice Mayor Bushey seconded to adopt the Resolution Authorizing the City Manager to:

2. Negotiate and Enter into a Purchase and Sale Agreement and Ancillary Documents for the Property Located at 620 Canal Street, Provided the City’s Contribution to the Purchase 7 Price Does Not Exceed $500,000, Plus Said Measure A Funds Received; And

3. To Take Actions Necessary or Incidental to Carrying out the Intent of this Resolution AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati
Adopted Resolution 15434

PUBLIC HEARINGS

7. Public Hearings
a. Baypoint Lagoons Assessment District
Resolution Confirming the Engineer’s Annual Report for the Baypoint Lagoons Assessment District and the Assessment Diagram Connected Therewith and Ordering the Levy and Collection of Assessments for Fiscal Year 2025-26 (PW)
Public Works Deputy Director Jonathan Schellin presented the Staff Report.

Staff responded to questions from the City Council.

Mayor Kate invited public comment; however, there was none.

City Councilmembers provided comments.

Vice Mayor Bushey moved and Councilmember Kertz seconded to adopt the Resolution Confirming the Engineer’s Annual Report for the Baypoint Lagoons Assessment District and the Assessment Diagram Connected Therewith and Ordering the Levy and Collection of Assessments for Fiscal Year 2025-26
AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati
Adopted Resolution 15435
b. Point San Pedro Road Median Landscaping Assessment District Resolution Confirming the Engineer’s Annual Levy Report for the Point San Pedro Road Median Landscaping Assessment District and the Assessment Diagram Connected Therewith and Ordering the Levy and Collection of Assessments for FY 2025-26 (PW) Senior Management Analyst Bernadette Sullivan presented the Staff Report.

Staff responded to questions from the City Council.

Mayor Kate invited public comment; however, there were none.

City Councilmembers provided comments.

Vice Mayor Bushey moved and Councilmember Kertz seconded to adopt the Resolution Confirming the Engineer’s Annual Levy Report for the Point San Pedro Road Median 8 Landscaping Assessment District and the Assessment Diagram Connected Therewith and Ordering the Levy and Collection of Assessments for FY 2025-26 AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati
Adopted Resolution 15436
c. Roadside Memorial Policy
Resolution Approving a Roadside Memorial Policy to Establish Procedures for Handling Memorials Placed within City of San Rafael Right-of-Way (PW) Senior Management Analyst Bernadette Sullivan presented the staff report Staff responded to questions from the City Council.

Mayor Kate invited public comment; however, there were none.

City Councilmembers provided comments.

Councilmember Hill moved and Councilmember Kertz seconded to adopt the Resolution Approving a Roadside Memorial Policy to Establish Procedures for Handling Memorials Placed within City of San Rafael Right-of-Way
AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati
Adopted Resolution 15437
d. Affordable Housing Funding Recommendation
Resolution Authorizing the Appropriation of $503,000 from the Affordable Housing inLieu Fee Fund (Fund #243), Including $3,000 in Administrative Costs, for Funding for Three One 100 Percent Affordable Housing Projects In Fulfillment of the Affordable Housing Trust Fund 2025 Notice of Funding Availability, and Authorizing the City Manager to Execute Funding Agreements with Abode Housing Development in an Amount Not to Exceed $200,000, Marin Foster Care Association in An Amount Not to Exceed $150,000 and EAH Housing in an Amount Not to Exceed $150,000 and All Documents Incidental to the Funding Agreements (PW)
Community and Economic Development Director Micah Hinkle provided comments and introduced Housing Manager Alexis Captanian and who presented the staff report Staff responded to questions from the City Council.

Mayor Kate invited public comment.

Speakers: Maryam Lynn of EAH Housing, Carolyn Flannery of Make It Home, Ashley Heard of Marin Foster Care, Amanda Milhaul, Leanne Styker of Marin Foster Care, Alexandra, 9 Lynda Gregory, Riley, Peggy Dollaghan, Devora, Molly Goecke, Waverly, John White of Boat Housing Development.

Staff/Community responded to questions.

The City Manager provided options to consider: Reduce current funding recommendation to Abode Housing Development to $100k and increase Marin Foster Care Association to $250k; OR to keep Abode Housing Development at $200k and raise Marin Foster Care Association to $250k.

City Attorney comments
City Councilmembers provided comments.

Councilmember Hill moved and Councilmember Kertz seconded to adopt the Resolution, as amended, Authorizing the Appropriation of $603,000 from the Affordable Housing in-Lieu Fee Fund (Fund #243), Including $3,000 in Administrative Costs, for Funding for Three One 100 Percent Affordable Housing Projects In Fulfillment of the Affordable Housing Trust Fund 2025 Notice of Funding Availability, and Authorizing the City Manager to Execute Funding Agreements with Abode Housing Development in an Amount Not to Exceed $200,000, Marin Foster Care Association in An Amount Not to Exceed $250,000 and EAH Housing in an Amount Not to Exceed $150,000 and All Documents Incidental to the Funding Agreements.

AYES: Councilmembers: Bushey, Hill, Kertz & Mayor Kate
NOES: Councilmembers: None
ABSENT: Councilmembers: Llorens Gulati
Adopted Resolution 15438

OPEN TIME FOR PUBLIC EXPRESSION
• Victoria Dewitt addressed the City Council regarding the closure of City Second Street and Marquard Avenue
ADJOURNMENT:

Mayor Kate adjourned the meeting at 8:42 p.m. in honor of William ‘Bill’ Bagley. __________________________
LINDSAY LARA, City Clerk
APPROVED THIS _____DAY OF____________, 2025
_____________________________________
KATE COLIN, Mayor
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting:

Disposition:

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: City Manager, Sustainability Division
Prepared by: Cory Bytof
Sustainability Program Manager
City Manager Approval: ___
TOPIC: PRIORITY CONSERVATION AREA NOMINATION
SUBJECT: RESOLUTION AUTHORIZING THE CITY MANAGER TO AMEND THE CITY OF SAN RAFAEL’S PRIORITY CONSERVATION AREA, CHANGING THE DESIGNATION

FROM NATURAL LANDS TO RECREATION AND CLIMATE ADAPTATION RECOMMENDATION:

Staff recommends that the City Council adopt a resolution authorizing the City Manager to amend San Rafael’s Priority Conservation Area designation, changing it from Natural Lands to Recreation and Climate Adaptation.

BACKGROUND:

A Priority Conservation Area (PCA) is a specific designation by the Metropolitan Transportation Commission (MTC) and approved by the Association of Bay Area Governments (ABAG). It is similar to a Priority Development Area, but for conservation purposes. They are regionally significant areas to be protected and improved. PCAs include natural habitats, farms and ranchlands, recreation areas, urban green spaces, and locations that can help fight the effects of climate change. Having a Priority Conservation Area does not restrict land use in any way. However, the designation acknowledges the ability for conservation-related activities in the area and enables access to grant funding.

PCAs are nominated by local jurisdictions with land use authority (such as open space districts, city and county parks and recreation departments, and other local entities) and adopted by ABAG. ABAG has adopted more than 180 existing PCAs. They are categorized by five types: Natural Lands, Agriculture and Working Lands, Urban Greening, Recreation, and Climate Adaptation.

The Marin Audubon Society initially nominated San Rafael’s PCA in 2007. At that time, outside entities could submit nominations regardless of land use authority. Also, at that time, San Rafael's PCA was designated as "Natural Lands" under a different set of definitions for the various PCA types. MTC/ABAG conducted a Priority Conservation Area Refresh in 2024, updating the PCA program, including changes to the nomination process: only the City can apply for this designation now. Additionally, San Rafael is no longer eligible for the Natural Lands type and must renominate under a new type to retain its current Priority Conservation Area designation and access to grant funding. A copy of the Priority Conservation Area Amendment form is included as Attachment 2.

ANALYSIS:

Agenda Item No: 4.b
Meeting Date: July 21, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
Much of Southeast San Rafael, including Canalways, the land around Target, the Public Works Corporation Yard, and land up to the San Rafael Canal, is in the PCA. The map of the PCA is included as Attachment 3. The Canalways property owner was opposed to the initial PCA due to the Natural Lands designation. However, staff have confirmed that having a PCA would not restrict the activity within this zone. Instead, it would simply provide the City with the ability to apply for related grants. Additionally, MTC explicitly acknowledges the need for multiple uses of these areas in a dense urban environment.

The PCA Refresh Report states:
“By drawing distinctions for each PCA type, the PCA Framework allows for protection and management of key conservation lands in most areas while identifying a balanced, multibenefit approach within communities to ensure enough housing is produced to meet the needs of current and future Bay Area residents. Urban Greening, Recreation, and Climate Adaptation PCA types can overlap with growth geographies, recognizing that enhancements advancing goals of each can coexist with thoughtful planning.” The City is only eligible for two types of PCA designations: Recreation and Climate Adaptation.

However, Climate Adaptation is not a standalone type and must be combined with another designation type. The benefit of staying in the program and amending the nomination to this new type is that it will allow the City to seek additional funds for adaptation projects. Areas within the San Rafael PCA designation are among the most vulnerable to near-term sea level rise in the entire Bay Area. The current sea level rise feasibility study underway in San Rafael is expected to be completed by the end of this year. The City will need to secure additional funding opportunities to continue and further planning efforts, including completion of a sea level rise plan, which the State requires as part of the Regional Shoreline Adaptation Plan effort.

Since the City is only eligible for the standalone Recreation type, staff are recommending renominating the area as Recreation and Climate Adaptation and keeping the PCA intact. The City’s nomination deadline is July 25. The original deadline was in May, but the City requested and received an extension to engage key stakeholders and bring this to the City Council review. Renomination occurs every four years, and the City will have the opportunity to revisit this in 2029. At that time, the City could make further revisions, including remapping the area, considering insights and recommendations from the Southeast San Rafael Specific Plan, which is set to launch this fall.

COMMUNITY ENGAGEMENT:

Staff have discussed this with the City’s current sea level rise collaboration partners, the Chamber of Commerce, Marin Audubon, and significant property owners in the area, and have heard no major objections to date.

FISCAL IMPACT:

There is no fiscal impact to amending this designation other than the potential of receiving grants in the future.

OPTIONS:

The City Council has the following options to consider relating to this item:

1. Adopt the resolution as presented.

2. Adopt the resolution with amendments.

3. Do not adopt the resolution.

RECOMMENDED ACTION:

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
Staff recommends that the City Council adopt a resolution authorizing the City Manager to amend San Rafael’s Priority Conservation Area designation, changing it from Natural Lands to Recreation and Climate Adaptation.

ATTACHMENTS:

1. Resolution

2. Priority Conservation Area Amendment Form

3. Map of Priority Conservation Area
RESOLUTION NO.

RESOLUTION AUTHORIZING THE CITY MANAGER TO AMEND THE CITY OF SAN RAFAEL’S

PRIORITY CONSERVATION AREA, CHANGING THE DESIGNATION FROM NATURAL LANDS TO RECREATION AND CLIMATE ADAPTATION.

WHEREAS, the City of San Rafael currently has a Priority Conservation Area designation in Southeast San Rafael that was nominated in 2007 and approved by the Association of Bay Area Governments as a Natural Lands type; and
WHEREAS, the Metropolitan Transportation Commission and Association of Bay Area Governments updated the requirements and procedures for Priority Conservation Area designations in 2024; and
WHEREAS, the City of San Rafael is no longer eligible for the Natural Lands type under the new requirements; and
WHEREAS, the City of San Rafael wishes to retain the Priority Conservation Area designation for this area to be eligible for potential funding for climate adaptation-related studies, planning efforts, and projects related to recreation; and WHEREAS, retaining this Priority Conservation Area designation incurs no restrictions or prohibitions to the City in any regard; and
WHEREAS, in order to retain the Priority Conservation Area designation, the City must renominate the area under the Recreation type and then may add a Climate Adaptation type.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San Rafael hereby finds the foregoing recitals are true and correct and authorizes the City Manager to sign and submit a Priority Conservation Area Amendment Form to the Metropolitan Transportation Commission and Association of Bay Area Governments changing the designation from Natural Lands to Recreation and Climate Adaptation.

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 21st day of July 2025, by the following vote, to wit:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_____________________
Lindsay Lara, City Clerk
Priority Conservation Area Amendment Form (Single PCA)
Use this form to amend an existing PCA as part of the 2025 amendment period. After completing this form send it to [email protected] by May 2, 2025. Following the review of the proposed amendment by MTC/ABAG staff and additional discussion with applicants if needed, MTC/ABAG staff will route the amendment to the ABAG Executive Board for final approval in summer 2025.

PCA Staff Contact
Name: Cory Bytof
Title: Sustainability Program Manager
Email: [email protected]
Phone: 415-485-3407
PCA Information
Lead Public Agency Name: City of San Rafael
PCA Name: Central Marin Bayfront, Canalways
Select how you are sharing the GIS shapefile:
☒ MTC/ABAG staff generated the proposed amended PCA boundary ☐ File Attachment
☐ Cloud link: Click or tap here to enter text.

Check the appropriate box(es) for the PCA Designation:

The selected designations must meet the minimum mapping standards. ☐ Natural Lands
☐ Agricultural & Working Lands
☐ Urban Greening
☒ Recreation
☒ Climate Adaptation
Local Jurisdiction Amendment Signature Approval
Forms may be signed by planning directors, parks directors, city/county managers, or city/county administrators.

Name: Cristine Alilovich
Signature:

Title: City Manager
Date: Click or tap here to enter text.

Attachment 3 – Map of Priority Conservation Area
City of San Rafael
July 3, 2025
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting:

Disposition:

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: City Manager, Sustainability Division
Prepared by: Kate Hagemann
Climate Adaptation and Resilience
Planner
City Manager Approval: ___
TOPIC: SEA LEVEL RISE ADAPTATION PLANNING SERVICES AGREEMENT

AMENDMENT
SUBJECT: RESOLUTION AUTHORIZING THE CITY MANAGER TO AMEND THE CONTRACT

FOR SEA LEVEL RISE ADAPTATION PLANNING SERVICES WITH MOFFATT &

NICHOL TO REVISE THE SCOPE OF WORK, EXTEND THE TERM, AND INCREASE THE NOT TO EXCEED AMOUNT BY $26,000 FOR A TOTAL AMOUNT NOT-TOEXCEED $546,000.

RECOMMENDATION:

Staff recommends that the City Council adopt a resolution authorizing the City Manager to amend the contract for sea level rise adaptation planning services with Moffatt & Nichol to revise the scope of work, extend the contract term, and increase the not-to-exceed amount by $26,000 for a total not-to-exceed of $546,000.

BACKGROUND:

Over the past two years, the City, community organizations, and other agencies have worked collaboratively to understand the implications of subsidence and sea level rise on local flooding risks. In 2022, the City and its project partners were awarded grant funding from the California State Coastal Conservancy and the Marin Community Foundation to support adaptation planning to prepare for sea level rise. At the November 22, 2022, meeting, the City Council voted to accept the award of grant funding from the Conservancy and Marin Community Foundation. In June 2023, the City and project partners successfully secured another grant from the Governor’s Office of Planning and Research, which has since been renamed the Governor’s Office of Land Use and Climate Innovation. At the July 17, 2023, meeting, the City Council voted to accept this award of grant funding and authorized the City Manager to negotiate and enter into Professional Service Agreements for the Project.

Because this work requires specific subject matter expertise, the City issued a request for proposals on August 21, 2023. Of the proposals submitted, the Moffatt & Nichol team received the highest score for their approach to the project. At the January 16, 2024, meeting, the City Council voted to approve the professional services agreement (PSA) with Moffatt & Nichol for Sea Level Rise Planning Services in an Agenda Item No: 4.c
Meeting Date: July 21, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
amount not to exceed $520,000. The current agreement for professional services was executed on April 22, 2024, and is set to end on August 1, 2025.

ANALYSIS:

At the outset of the State Coastal Conservancy grant $350,000 was initially intended to support the engineering team’s technical feasibility assessment. When the PSA was awarded to Moffatt & Nichol, only $320,000 was allocated to the firm to retain a degree of flexibility for unforeseen needs as the project progressed. In February 2025, the Coastal Conservancy grant was extended, and there is a need for additional analysis. To enable the successful completion of both the State Coastal Conservancy and the Governor’s Office of Land Use and Innovation grants, the existing PSA needs to be amended to reflect the new grant timeline, adjust the scope, and add compensation to complete the analysis. Specifically, the amended scope of work includes an additional engineering analysis of the feasibility and implications of climate adaptation approaches.

FISCAL IMPACT:

The recommendation in this report would authorize an increase to the current agreement with Moffatt & Nichol by $26,000, increasing the not to exceed amount of the agreement to $546,000. Two state grants directly support this work. Funding to support the recommended contract amendments is provided through available appropriations in the Fiscal Year (FY) 2025-26 budget (Fund 283 - Other Grants). In addition, the City continues to provide in-kind support through staff time and retains a portion of grant funding to cover indirect expenses associated with overseeing and administering these grants.

OPTIONS:

The City Council has the following options to consider relating to this item:

1. Adopt the resolution as presented.

2. Adopt the resolution with amendments.

3. Direct staff to return with additional information.

RECOMMENDED ACTION:

ATTACHMENTS:

1. Resolution

2. Draft PSA amendment with Moffatt & Nichol
RESOLUTION NO.

RESOLUTION AUTHORIZING THE CITY MANAGER TO AMEND THE CONTRACT FOR

SEA LEVEL RISE ADAPTATION PLANNING SERVICES WITH MOFFATT & NICHOL TO

REVISE THE SCOPE OF WORK, EXTEND THE TERM, AND INCREASE THE NOT TO EXCEED AMOUNT BY $26,000 FOR A TOTAL AMOUNT NOT-TO-EXCEED $546,000 WHEREAS, the San Rafael Climate Adaptation Planning Collaborative is a collaborative effort between the Canal Alliance, the Multicultural Center of Marin, the County of Marin, the City of San Rafael, and researchers at the University of California, Berkeley; and WHEREAS, the San Rafael Climate Adaptation Planning Collaborative has been awarded grant funds to support this effort from the Marin Community Foundation, the State Coastal Conservancy, and the Governor’s Office of Land Use and Climate Innovation; and WHEREAS, the consulting team led by Moffatt & Nichol is providing sea level rise adaptation planning services to complete the grant deliverables successfully; and WHEREAS, the State Coastal Conservancy grant will be extended, and additional time, budget, and effort are needed to continue that project to successful completion; and WHEREAS, the existing Professional Services Agreement with Moffatt & Nichol needs to be amended to reflect an updated schedule, scope, and budget; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San Rafael hereby finds the foregoing recitals are true and correct and authorizes the City Manager: to amend the contract for sea level rise adaptation planning services with Moffatt & Nichol to amend the scope of work, extend the term and increase the not to exceed amount by $26,000, for a total amount not to exceed $546,000 to continue their work on sea level rise planning grants.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_____________________
Lindsay Lara, City Clerk
v. Feb 2025 Page 1

AMENDMENT TO CONTRACT

BY AND BETWEEN
THE CITY OF SAN RAFAEL AND ________________________________ FOR ________________________________________________________ Original Contract Execution Date: ________________, Contract No._______________________ Amendment No. ___ THE ABOVE-NAMED CONTRACT is hereby amended by the parties as set forth herein by the checked boxes below and is effective on _____________________.

SCOPE OF WORK: The Scope of Work is hereby amended in Exhibit A-__, attached hereto and incorporated by reference.

COMPENSATION: The parties agree to increase the not-to-exceed amount by $____________, and to increase the total not-to-exceed amount under the Contract to $_________________.

TERM OF CONTRACT: For Contractor to perform the additional or amended work described herein, the term of this Contract shall be extended to ______________________. Except as specifically amended herein, all other provisions, terms and obligations of the Contract between the parties shall remain valid and shall be in full force.

v. Feb 2025 Page 2
IN WITNESS WHEREOF, the parties have executed this Amendment on the day, month, and year first specified below.

CITY OF SAN RAFAEL: _________________________________
________________________________, _________________________________ Executed on:_______________________ APPROVED AS TO FORM:

Office of the City Attorney _________________________________ ________________________________, _________________________________ ATTEST:

City Clerk _________________________________
________________________________, _________________________________ CONTRACTOR: __________________________________ By: ____________________________ Name: ____________________________
Title: ____________________________
[If Contractor is a corporation, second
corporate officer signature required] __________________________________ By: ____________________________ Name: ____________________________
Title: _____________________________
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting:

Disposition:

Agenda Item No: 4.d
Meeting Date: July 21, 2025

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community & Economic Development
Prepared by: Sullina D. Smith,
Senior Management Analyst
Alex Holm,
Police Lieutenant
City Manager Approval: ______________
TOPIC: 2025 WEST END BLOCK PARTY TEMPORARY STREET CLOSURE SUBJECT: RESOLUTION AUTHORIZING THE TEMPORARY CLOSURE OF FOURTH STREET (BETWEEN F AND G STREETS) IN SAN RAFAEL FOR THE 2025 WEST END BLOCK PARTY ON SELECT FRIDAY EVENINGS FROM AUGUST 15 THROUGH OCTOBER 10, 2025 (8/15, 8/22, 9/5, 9/12, 9/19, 9/26, 10/3, 10/10) RECOMMENDATION:

Staff recommends that the City Council adopt a resolution authorizing the temporary closure of Fourth Street (between F and G Streets) in San Rafael for the 2025 West End Block Party on select Friday evenings from August 15 through October 10, 2025 (8/15, 8/22, 9/5, 9/12, 9/19, 9/26, 10/3, 10/10).

BACKGROUND:

The West End Block Party (WEBP) evolved from the City of San Rafael (City) and the Downtown San Rafael Business Improvement District’s (BID) successful “Dining Under the Lights” program, launched in 2020 to support downtown businesses during the COVID-19 pandemic. That initiative transformed downtown into a vibrant destination with socially distanced outdoor dining, live music, and partial street closures on Thursday and Friday evenings.

Building on that success, with the support of the City, the BID introduced the WEBP in 2022 as a recurring special event held on Fourth Street between F and G Streets, Thursday and Friday evenings from May through October of 2022. The Pint Size Lounge served as the event host, providing programming and management, while the BID supported the event with insurance, marketing, and logistics. The City then permitted the event through a streamlined process authorized under its emergency order.

While the 2022 WEBP proved popular with attendees, nearby residents expressed concerns related to noise, event frequency, restrooms, and litter. After residents brought these concerns to the City Council, the Council directed staff to collaborate with neighbors and organizers to identify improvements to address the residents’ concerns.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
Subsequently, in 2023, City staff collaborated with the WEBP event team to establish revised operating standards based on a community survey that garnered over 800 responses. Event modifications included reducing the event to Friday nights only, limiting event hours, increasing restroom access, and implementing a structured noise monitoring plan in coordination with the Department of Public Works and the San Rafael Police Department. Notably, there were no formal noise complaints or reports of major incidents following the implementation of the revised operating standards in the 2023 season.

The WEBP event returned in 2024 under the same revised operating model, which continued to demonstrate positive outcomes, with consistent attendance and no significant issues reported.

The City received a Special Event Permit application from the Pint Size Lounge to host the WEBP, an eight-part summer concert series proposed for select Friday evenings from August 15 through October 10, 2025 (8/15, 8/22, 9/5, 9/12, 9/19, 9/26, 10/3, 10/10). The event would take place on Fourth Street, between F and G Streets, and operate from 6:00 pm to 9:00 pm. Street closures would be in effect from 5:00 pm to 10:00 pm to facilitate setup and breakdown.

The proposed 2025 event series will follow the same operating format successfully implemented in 2023 and 2024, which addressed prior neighborhood concerns. Estimated attendance is approximately 150 people per event. Each evening will feature amplified live music, along with beer and wine service. Noise levels will be managed through periodic decibel monitoring, which will be coordinated with the Police Department.

Special Event Permit Review Process
As part of the City’s Special Event Permit process, an interdepartmental team reviews applications. The team includes representatives from Police, Fire, Public Works, Community and Economic Development, Library and Recreation, Parking Services, and Risk Management. The required components of the application include a certificate of insurance indemnifying the City, a site and traffic map, and a detailed operations plan.

The potential negative impacts of the WEBP event will be addressed through the conditions outlined in the Special Event Permit. These conditions include assigning a police officer to the event to ensure the event organizers respond promptly to any concerns that may arise. This is a standard requirement by the City for special events that involve large gatherings, especially those that serve alcohol or may generate noise. Other conditions of the permit include limits on noise levels, litter management, and restroom requirements. In addition, the City has received a request for an exception to the Noise Ordinance (SRMC Chapter 8.13) to permit amplified music at the WEBP. After reviewing the request, if the City Council approves the street closure for this event, the Director of Community and Economic Development will approve the noise ordinance exception permit, subject to conditions that will help minimize impacts to the neighborhood.

These permit conditions are consistent with those implemented in prior years and have proven effective in minimizing impacts to the neighborhood.

Temporary Street Closure Authorization
Under California Vehicle Code section 21101(e) the City Council may adopt a resolution temporarily closing a portion of any street for celebrations, parades, local special events, and other purposes when, in the opinion of local authorities having jurisdiction or a public officer or employee that the local authority designates by resolution, the closing is necessary for the safety and protection of persons who are to use that portion of the street during the temporary closing.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
ANALYSIS:

Based on the continued success of the 2023 and 2024 WEBP events that implemented revised operating standards and City staff’s intention to incorporate these standards into conditions of approval for the WEBP’s 2025 Special Event Permit, Police Department staff recommends that the City Council adopt a resolution authorizing the temporary closure of streets in San Rafael for the 2025 West End Block Party.

If the City Council approves the resolution, staff will finalize the Special Event Permit application and proceed with coordinating the event with the applicant and City departments to ensure the event runs smoothly and complies with all permit conditions.

FISCAL IMPACT:

The estimated fiscal impact on the City to support the eight street closures, which include the time spent by Parking Services, Police Department staff, and Public Works equipment and staff time, amounts to approximately $11,000, or about $1,375 per event. As in previous years, this cost will be absorbed by the respective departments’ budgets for fiscal year 2025-26. Staff recommends continuing support for this event, as in previous years, since it generates economic activity in the downtown area. Additionally, staff are developing a formal application process for fee reductions and waivers for future events.

COMMUNITY OUTREACH:

As part of the City’s Noise Ordinance Exception Permit process, City staff mailed a public notice on June 18, 2025, to property owners within 300 feet of the proposed event location, in accordance with San Rafael Municipal Code Section 8.13.060. The notice informed neighboring property owners of the applicant’s request for an exception to the City’s Noise Ordinance, which would allow amplified music for the West End Block Party on select Friday evenings from August 15 through October 10, 2025. It included instructions on how to review the application, contact City staff for more information, and submit public comments before the date of consideration for permit action approval. The public notice also noted that the event would require the issuance of a Special Event Permit and approval of the road closure, which the City Council would review on July 21, 2025. Included in this staff report as Attachment 2 is the correspondence received by the City as of July 16, 2025. Overall, the majority of comments received were in support of the event, while a smaller number opposed it and raised concerns that had been previously expressed by the community, including, but not limited to, noise, event frequency, and sanitation.

OPTIONS:

The City Council has the following options to consider on this matter:

1. Adopt the resolution as presented.

2. Adopt the resolution with modifications.

3. Direct staff to return with more information.

4. Take no action.

RECOMMENDED ACTION:

ATTACHMENTS:

1. Resolution

2. Correspondence
RESOLUTION NO.

RESOLUTION OF THE SAN RAFAEL CITY COUNCIL AUTHORIZING THE

TEMPORARY CLOSURE OF FOURTH STREET (BETWEEN F AND G STREETS) IN SAN RAFAEL FOR THE 2025 WEST END BLOCK PARTY ON SELECT FRIDAY EVENINGS FROM AUGUST 15 THROUGH OCTOBER 10, 2025 (8/15, 8/22, 9/5, 9/12, 9/19, 9/26, 10/3, 10/10)
WHEREAS, the San Rafael City Council has determined that it is in the best interests of the public health and safety to implement a modified Traffic Plan and Road Closure for certain special events in San Rafael and nearby neighborhoods; and WHEREAS, after reviewing plans for the proposed 2025 West End Block Party, City staff has determined and recommended that, in the interest of the safety and welfare of pedestrian and auto traffic in the downtown area, the streets should be temporarily closed to vehicle traffic for the dates and locations as specified in the Staff Report accompanying this Resolution; and
WHEREAS, the specific time periods for the temporary closures described in the Staff Report shall be as determined by the City staff in consultation with the Police Department, and staff shall give timely notice to the public of those time periods by signage and/or other appropriate means.

NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby authorizes as follows:

1. That all the above findings are true and correct; and

2. That pursuant to the authority of Vehicle Code section 21101(e), for the safety and protection of persons, both pedestrians and vehicle drivers, the City Council hereby authorizes the temporary closure of the listed streets for the locations and dates described in the Staff Report accompanying this Resolution.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_________________
Lindsay Lara, City Clerk
From: David Brown
Sent: Tuesday, July 1, 2025 5:26 PM
To: Sullina Smith <[email protected]>
Subject: West End Block Party 2025 Noise Permit
Hi Sullina,
Thank you for the opportunity to comment on the noise permit.

I live a block from where the West End Block Party takes place and know how many people in the community look forward to it. I have had at least half a dozen people ask me if it will be running this year and I hope you'll pass it.

In the past there were a few folks that complained about the noise. I get it but it is only for a couple of hours and just a couple of months - yet so many people get together in a way no other event on the West End can do.

I always meet new people and it is one of the best programs I'm aware of to develop community spirit and belonging. This program is loved and used by 100's of people - possibly into the 1k+ when you add up all the events.

Please approve the noise ordinance. It's important to the San Rafael community.

Sincerely,
David Brown
Chief Customer Officer
Sentia AI
Sentia Twitter
This message (including attachments) is privileged and confidential. If you are not the intended recipient, please delete it without further distribution and reply to the sender that you have received the message in error.

From: West End
Sent: Tuesday, June 24, 2025 8:47 AM
To: Sullina Smith <[email protected]>
Subject: West End Block Party 2025 Noise Permit
Hello,
We are in support of the West End Block Parties on all listed dates. We have no issue with the amplified music.

Thank you,
Diane Frye
West End Animal Center
From:

Sent: Thursday, July 3, 2025 12:17 PM
To: Eli Hill <[email protected]>; Mayor Kate <[email protected]>; Sullina Smith <[email protected]>
Subject: My Opposition to the Live Bar Events This Summer Good afternoon:

I wanted to express my opposition to the live bar events scheduled August 15th-October10th on 4th Street. It is my understanding that Adam Violante, owner of The Pint bar has filed an application to host 8 amplified outdoor concerts outside his bar The Pint this summer.

This establishment is already a public nuisance each night with its drunken, shouting patrons spilling out onto the street, vomiting and peeing in our bushes, music blasting. The police respond to complaints every week. Giving Mr.s Violante a permit to invite more of this to our neighborhood is irresponsible and does nothing to amplify or promote San Rafael as a liveable or family-friendly destination, nor does it help the local businesses. Rather, it invites more "bar crawlers" who get stinking drunk, start fights, scream and yell up and down the street at all hours, vomit and pee on property, and upset the quality of life we expect in our West End neighborhood.

I live on the corner of G Street and 4th, and my unit faces The Pint. I see and hear firsthand the disregard this bar owner has for this neighborhood as he never makes any effort to keep his patrons inside the bar or to keep the music down. I'm sure I am not alone in my opposition to this permit. I know many neighbors have regularly complained about the noise as well.

I sincerely hope you will reconsider issuing Mr. Violante his permit to host these 8 "amplified" outdoor concerts for the good of preserving the integrity and quality of life and property in our beloved San Rafael neighborhood.

With gratitude,
Deborah Roger

From:

Sent: Friday, June 27, 2025 12:43 PM
To: Eli Hill <[email protected]>; Mayor Kate <[email protected]>; Sullina Smith <[email protected]>; Micah Hinkle <[email protected]>; City Attorney <[email protected]>; Distrib- City Clerk <[email protected]> Subject: DENY West End Block Party Permit
Dear Mayor Kate and Councilmember Hill,
(Please redact my name from the public record version of this email) Thank you for your service to our community. I appreciate all of your work on affordable housing and solutions to the crisis of our unhoused community.

This email is not about that.

I write to urge you to DENY the West End Block Party noise permit.

This series of 8 consecutive Friday concerts, ending at the now later time of 10PM are an unreasonable infringement upon my rights to freedom in my own home. From my location, I cannot be in my house while the concerts are happening - I cannot have friends over, cannot watch/hear a movie and cannot sleep. I cannot hear myself think. They are that loud.

Since moving here two years ago, we have taken our dogs and left our house every Friday, which, for two people in the helping professions, is stressful after a long work week.

In prior correspondence with city officials, I was told that you provided an online survey of the neighborhood, with 800 people responding. There are not 800 people residing in the immediate area. The survey was shared far and wide with bar patrons and supporters.

Therefore, Its results are moot.

I have also been told that this event originated during the COVID-19 pandemic, when indoor gatherings were not permitted nor safe, and that there were 45 events then. I understand that 8 is less than 45, but we are no longer in the pandemic and our city abounds with indoor concert spaces which follow all City of San Rafael laws for noise mitigation, etc., and there are a handful of parks which would be more suitable outdoor venues.

During the pandemic, many of us followed recommendations to wear masks, socially isolate and even wipe down our groceries before putting them away. Those are no longer the recommendations, and those are no longer common practice. Therefore, I ask you to please update your thinking and planning around this event to pre-pandemic norms.

I hope that you will respect and honor the group of immediate neighbors adversely impacted by this event.

Sincerely,
“
CONFIDENTIALITY NOTICE: This email is intended only for the use of the individual or entity to which it is addressed, and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. Access to this email by anyone other than the addressee is prohibited without prior approval. Please note that electronic communications cannot be considered either private or confidential, although every effort will be made to provide the highest security in sending/receiving and storage of your communications. If you received this email transmission in error, please notify the sender by reply email or by telephone and delete the transmission.

From:

Sent: Saturday, June 28, 2025 7:43 PM
To: Micah Hinkle <[email protected]>; Mayor Kate <[email protected]>; Eli Hill <[email protected]>; City Attorney <[email protected]>; Sullina Smith <[email protected]>; Distrib- City Clerk <[email protected]>
Subject: No Permit Variance - West End Block Party
Hello,
(Please redact my name from the public record)
I had the pleasure of speaking with someone in the Community Development office yesterday.

At the end of our conversation, she asked me if I'd approached the bar owner to speak with him about my concerns.

This took me aback and got me thinking - were I attempting to host an event which I knew would impact my neighbors, I would go and speak to my neighbors in advance and get buy-in. This would be the most responsible and neighborly way to approach the situation - especially given the years long history of discord over this event (which predates my move here).

Needless to say, this has not happened.

I hope that you will consider this lack of buy-in and deny the permit.

-----Original Message-----
From: Gary
Sent: Friday, June 27, 2025 11:39 AM
To: Eli Hill <[email protected]>; Mayor Kate <[email protected]>; Sullina Smith <[email protected]>
Cc: Distrib- City Clerk <[email protected]> Subject: Protect our West End Neighborhood!
I’m writing in response to an hysterical screed that was deposited at my home yesterday, demanding the cancelation of the Summer street concerts on Fourth Street. I have attended these events for several years, and have never witnessed anything other than a well-behaved crowd dancing and enjoying the fine local musical talent. I sympathize with the handful of people who live nearby and want to go to bed early on Friday night, but events like this (as well as tonights Farmers Market) are what make San Rafael such a wonderful, vibrant place. I have never had to step over vomit, or had anyone urinate on my yard (I live three blocks away), but if these things occur, those individuals should be held accountable, not the vast majority of responsible music fans. Please kindly, politely tell these rabble rousers to pound sand.

Please have this read into the record for the next city council meeting.

Thanks,
Local Music Lover
From: Gib Dyer
Sent: Monday, June 30, 2025 10:18 AM
To: Eli Hill <[email protected]>; Sullina Smith <[email protected]>; Mayor Kate <[email protected]>
Subject: Please Support West End Block party!
Hi all, I hope you are the most appropriate group to reach out to on this matter, and if there are others please let me know.

My wife and I moved to San Rafael from Greenbrae 2 years ago because we were so excited about what the city has to offer. Particularly through all its restaurants and vibrant events, the West End Block Party and Under The Lights being our favorites. We have been saddened to watch these events get cut back, especially while surrounding towns are ramping up!
I am a strong believer that events such as these bring the community together in an amazing way that is a win/win for all. Restaurants and bars prosper, which brings life and energy to the neighborhood, which brings needed funds that are used to help San Rafael prosper through beneficial programs that help clean the neighborhoods and help those in need. As a resident in this great city those are the two most important issues that can lift San Rafael to the next level. We are seeing great headways with new restaurants, as well as the commitment by Marriott to build a fashionable hotel in the heart of our city.

I understand there is one individual who is pushing back and seems to be succeeding. Not yet even having had an event this summer is inexcusable to progress. He has littered our city with pamphlets which is full of lies - it is so disappointing to have to fight those within. I hope you are hearing from others who strongly support these wonderful events, and agree with the view that these HELP our city and make it a wonderful place to live.

I am therefore writing to you to share my support that the exemption to the noise permit be GRANTED on July 7th.

Thank you for your consideration and please let me know if there is anything I can do to help.

Thank you,
-Gib Dyer
Gib Dyer
From: Jack Hunt
Sent: Thursday, July 10, 2025 11:57 AM
To: Sullina Smith <[email protected]>
Subject: West end block party noise permit
Dear Sullina Smith
As adjacent property owners to the proposed event we wish to say that we have no problem with the noise or event and hope that the permit is granted
We do request that ample porta-potties for the crowd are required and supplied by those granted the permit as we have had numerous incidents of event goers urinating on our property and their animals leaving solid waste in the past
We also request that those granted the permit are responsible and have the means to clean up the neighborhood after the event. This would include both human and pet waste on both public and adjacent private properties
In the past we have had to clean up this mess ourselves and it is unpleasant to say the least Thank you for your consideration
Sincerely yours
Jack Hunt lll
Jack L Hunt Automotive
Sent from my iPhone
From: J S
Sent: Monday, July 7, 2025 12:28 PM
To: Eli Hill <[email protected]>; Mayor Kate <[email protected]>; Sullina Smith <[email protected]>
Subject: Please chooze in favor of live summer evenings music concerts

Dear Mayor, City Council, and representatives:

I am strongly in favor that the City approve Adam Volante's (spelling?) permit to host summer evening concerts on 4th street. I have lived in the west end on Latham street for over 15 years and I have enjoyed past year's live concerts as a demonstration of how the City of San Rafael is an inviting community to live. I observe that the City of San Anselmo has also chosen in favor of live concerts.

An unknown person alleging she/he lives in the "West End" neighborhood has handdelivered hostile flyers that promote banning summer evening's concerts currently under consideration with the City. This person who did not Identify themself, made unsupported allegations about sanitation, traffic, "noise," etc without citing any police reports, and without citing any specific citizen reports. Her/his flyer complained that "an unelected" community development director will be reviewing a recommending permit to the City Council. Not everyone can be "elected" and some officials are appointed as it should be.

People who don't want live concerts may wish to move to Afghanistan where music is banned under penalty of dismemberment or death.
-jason
Life is brief
create something
to celebrate
From: J S
Sent: Monday, July 7, 2025 12:22 PM
To: Distrib- City Clerk <[email protected]> Subject: Please imclude in the City Council meetings
Dear City Council,
I am strongly in favor that the City approve Adam Volante's (spelling?) permit to host summer evening concerts on 4th street. I have lived in the west end on Latham street for over 15 years and I have enjoyed past year's live concerts as a demonstration of how the City of San Rafael is an inviting community to live. I observe that the City of San Anselmo has also chosen in favor of live concerts.

People who don't want live concerts may wish to move to Afghanistan where music is banned under penalty of dismemberment or death.
-jason
Sent from Jason's earthly plane
Life is brief
create something
to celebrate
From: Brett Walker
Sent: Saturday, June 28, 2025 8:18 AM
To: Sullina Smith <[email protected]>
Subject: PLAN25-058 West End Block Party 2025
Good Morning:

I am writing in support of the West End Block Party and the noise exception currently being reviewed. I live within the noticing radius less than one block from the street closure area and one block from the music stage area. The music event along with the skateboarding provides an enjoyable gathering space for residents and visitors. The proposed hours on Friday nights are reasonable and will not result in a nuisance. Residents that are opposed to the event need to realise that they chose to live in close proximity to San Rafael's "main street" and events and associated noise should be expected. These types of events are good for the community and the vitality of downtown San Rafael.

Sincerely,
Jerome Walker
From: Karen A.

Sent: Wednesday, June 25, 2025 10:38 AM
To: Eli Hill <[email protected]>; Mayor Kate <[email protected]> Subject: west end block party music is ok with me

Hi,
I manage Dharma Trading Co. I am not open during the music, so I can't speak to the volume, but I haven't experienced excessive litter or nuisances. I support live music, and the community it fosters.

Karen Arko
--
Karen Arko
Operations Manager
Dharma Trading Retail Store
Open Tues-Sat 10-5 for indoor retail
From: Lisa Winston
Sent: Sunday, June 22, 2025 3:41 PM
To: Sullina Smith <[email protected]>
Subject: West End Block Party 2025 Noise Permit
UGH... not happy about these.

Do they have to run into October?
How about just August & September and every other Friday? --
Lisa j Winston

4. Sanitation Issues
These events have led to repeated incidents of public urination and vomiting near my property. Litter and garbage bags are often left behind, with city cans overflowing and debris scattered along the block. It’s unpleasant, unsanitary, and deeply disrespectful to the residents who live here year-round.

5. Concerns About Process
I am also troubled by the approval process. The decision to issue a permit falls solely to the Community Development Director, an unelected official, and the City Council’s role appears limited to reviewing the outcome after the fact. This feels undemocratic and leaves residents with little opportunity for meaningful input—especially when past feedback and suggestions have gone largely ignored. Ideas like acoustic performances, fewer events, or shuttle systems have been offered, yet no changes have been made.

I respectfully urge you to deny the West End Block Party application. The disruptions it causes far outweigh the benefits, particularly for those of us who live directly in its path. Please consider the lived experience of residents like me when making this decision.

Thank you for your time and attention.

Sincerely,
Mitch Brown
From: Mark Bruce
Sent: Tuesday, June 24, 2025 3:32 PM
To: Eli Hill <[email protected]>
Subject: West End Music concern

Hi Eli,
I want to voice my concern about the proposed permitting of the 8 music concerts taking place btw F and G st on 4th. I have endured these concerts for the last few years (I live on 4th and G) and while I do appreciate the spirit and intent, my concern is the frequency (8 shows every Friday) and the lateness (allowing music to be played loudly until 10 pm) is quite alarming. I have a young son that I wont be able to put to sleep and our evenings would be overwhelmed by the loudness and chaos outside. Some of the bands are pretty good IMO but some just play loud and obnoxious music. The frequency needs to be more limited and def not allowed past 9pm.

Thank you,
Mark
From: Melody Davis
Sent: Tuesday, July 1, 2025 5:15 PM
To: Sullina Smith <[email protected]>
Subject: Notice of Review: West end block party
Hello San Rafael CED,
As a resident who lives close enough to this location as to receive a notice, I would like to say that I support this event.

It's a highly attended event that brings people downtown. Now that it's expanded to other activities such as the skateboarding, it gives us attendees more to do than buy beer. (I'd love even more local businesses representing!)
As the downtown street events dwindle down after covid, it's super important that we keep alive the ones that are highly attended.

The noise stops by the time it's supposed to. Signs are clearly posted that the road is closed. The buses know to reroute.

Those that complain seem to forget that they most likely chose their place of residence based on the walkability to downtown and the excitement it brings.

Please keep this. ...and make it even better!
Thank you,
Melody Davis
From:

Sent: Friday, June 27, 2025 12:55 PM
To: [email protected] <[email protected]> Cc: Mayor Kate <[email protected]>; Maribeth Bushey <[email protected]>; Maika Llorens Gulati <[email protected]>; Rachel Kertz <[email protected]>; Eli Hill <[email protected]> Subject: Heqds up on the West End Block Party

Sarah and the City,
You know that I don’t bother you with trivial concerns, or rag at you without offering reasonable ideas.

FYI the anti- block Party folks are very organized and determined this yr. Se e attached flier distributed to houses all over the ‘hood. They have legitimate concerns which have not been successfully addressed either by Adam or other parties involved.

There are also other factors that will affect the event:

1. The restaurant is gone. There is no food provided, which changes the crowd from a % of family sit-down folks to all dancers and drinkers. If he chooses to find food vendors to replace the gone restaurant, or the folks bring their own, trach will be a major issue. Trash cans must be prominently placed to tale this up.

As neighbor businesses, trash is not good for us either.

2. The issue of urination on lawns is a big one. I was at a meeting when port-o-potties were agreed upon.

THEY HAVE NEVER SHOWN UP. Two or three in front of the old used car lot and maybe two more very visible behind the band would be good.

3. I would suggest that the city be pro-active on this by having bike patrols cruising the areas around the event to observe and ticket people peeing or vomiting on people’s lawns, at least in the last hour of the event and afterward.

4. The noise question is a very big one. I have offered ideas on this before. As a former technical director for indoor and outdoor theatre, I know a little about sound control. Ther are things you can do.

5. These conditions have to in a written contract with Adam. Not a verbal agreement.

A. By contract, much like a recording session rather than a band gig, ALL the instruments and mics need to go through the central mixing board, and the operator has to actively control the levels, not just watch it go red-line (too loud) with a beer in his hand.

B. The city needs to have an official attending the event with the authority to pull the plug and shut it down if he does not comply. You will only have to do this once. He will think about it for about 5 minutes, turn it back on with lower volume and go with the program or not.

C. He (and you) could consider other kinds of music. There is NO outdoor classical or jazz event in a street party atmosphere like we have here. Those people eat and drink as well.

The Rebound Bookstore loves the event for the families it brings but does not want to have it hurt you politically through his non-compliance.

From: Terri Cummings
Sent: Friday, June 27, 2025 9:22 AM
To: Eli Hill <[email protected]>; [email protected]; Sullina Smith <[email protected]>
Subject: West End Neighborhood party
Hello,
My husband and I live on Latham St in San Rafael 1 block away from the Pint Size lounge and have lived here for about 30 years. We are in complete support of the planned block parties. I have never witnessed any bad behavior. All I see is some neighbors coming together to listen to some music, have a few drinks and celebrate our wonderful West End neighborhood. San Rafael has problems with homelessness, vagrants, empty storefronts but this weekly get together is not one of them. It’s a nice peaceful gathering and the best thing that San Rafael has done in years. Please don’t let a few old grouchy nay sayers take it away from us. Approve it and let us have a little harmless fun.

Thank you
Terri Cummings
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 4.e
Meeting Date: July 21, 2025

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Digital Service and Open Government
Prepared by: Tessa Rudnick,
Enterprise Applications Manager
City Manager Approval: ___________
TOPIC: THREE-YEAR RENEWAL OF SOFTWARE ONE AGREEMENT FOR MICROSOFT

LICENSING
SUBJECT: RESOLUTION AUTHORIZING THE CITY MANAGER TO NEGOTIATE AND EXECUTE AN AGREEMENT WITH SOFTWARE ONE, INC., FOR MICROSOFT SOFTWARE LICENSES AT A COST NOT TO EXCEED $240,000 PER FISCAL YEAR THROUGH FISCAL YEAR 2028-2029
RECOMMENDATION:

Staff recommends that the City Council adopt a resolution authorizing the City Manager to negotiate and execute an agreement with Software ONE, Inc., for Microsoft software licenses at a cost not to exceed $240,000 per fiscal year through fiscal year 2028-2029.

BACKGROUND:

Since 2000, the City of San Rafael has used Microsoft products as its standard computer software for both servers and workstations. In August 2004, the City began purchasing its Microsoft software licenses through a joint volume licensing program known as the County of Riverside's Microsoft Enterprise Agreement (the Riverside EA). This cooperative purchasing program was initiated through a Request for Proposals (RFP) process by the County of Riverside and remains the primary procurement vehicle for Microsoft licenses for many government agencies throughout California. The City's current enrollment is due to expire on July 31, 2025.

The City has greatly expanded its utilization of Microsoft products since our last renewal in July 2022.

Digital Service and Open Government led the effort to migrate all City files from physical servers to virtualize nearly all storage, utilizing SharePoint, and socializing the City to use Microsoft Teams for enhanced collaboration and improved security. The City now uses Teams Phones for both soft phones and landlines, which has allowed for greater flexibility for staff. Although the Teams Phone license was purchased through a separate agreement, the use of Teams has enabled staff to more seamlessly adapt to the Teams Phone environment.

In addition to these advancements, the City has also implemented several other Microsoft solutions to enhance its digital infrastructure, including Microsoft Azure for cloud computing and Microsoft Power BI SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
for data analytics, which enable data-driven decision-making through comprehensive reporting and data visualizations. All these Microsoft products have collectively contributed to a more efficient and secure digital environment for the City.

ANALYSIS:

To avoid any lapse in coverage, the City recommends executing the necessary forms to renew with Microsoft by July 31, 2025, subject to approval by the City Attorney. Software ONE provided an initial quote that maintains our licensing costs at the same level as the last renewal in July 2022.

The estimated $220,000 per year covers the cost for all the City's Microsoft products for each year of a three-year renewal period. Costs include support and maintenance for all previously purchased licenses and subscription services, as well as support for new products purchased within the last three years. The additional $20,000 requested by staff for each year would provide the flexibility to purchase any necessary licenses or services (such as those required for increased operational needs and/or to support new technology projects) during this period.

FISCAL IMPACT:

The estimated annual costs, including contingency, for renewing licensing and subscription support for the City's Microsoft products are $240,000, which is budgeted and available in the fiscal year 2025-26 Department of Digital Service and Open Government operating budget, in the Technology Fund (fund 601).

All funds needed in future fiscal years will continue to be requested through the annual fiscal year budget process.

RECOMMENDED ACTION:

ATTACHMENTS:

1. Resolution

RESOLUTION

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL

AUTHORIZING THE CITY MANAGER TO NEGOTIATE AND EXECUTE AN AGREEMENT WITH SOFTWARE ONE, INC., FOR MICROSOFT SOFTWARE LICENSES AT A COST NOT TO EXCEED $240,000 PER FISCAL YEAR THROUGH FISCAL YEAR 2028-2029 WHEREAS, the City has used Microsoft products as its standard for computer software since 2000 and has been purchasing its Microsoft software licenses under the County of Riverside's Microsoft Enterprise Agreement since 2004; and WHEREAS, the County of Riverside's Microsoft Enterprise Agreement is a cooperative purchasing program and the primary procurement vehicle for Microsoft licenses by many government agencies in California; and WHEREAS, the City's current enrollment with Microsoft Corporation as part of the County of Riverside's Microsoft Enterprise Agreement expires on July 31, 2025, and the City wishes to renew its Microsoft licenses after that date; and WHEREAS, City funds in the amount of $220,000 are budgeted and available for expenditure in the FY 2025-26 Department of Digital Service and Open Government operating budget, in Technology Fund 601, while the additional $20,000 in contingency funds would be appropriated separately by any technology projects requiring additional Microsoft licenses, and all funds needed in future fiscal years would continue to be appropriated through the normal budget process; NOW, THEREFORE BE IT RESOLVED, that the City Council hereby authorizes the City Manager to negotiate and execute the required forms to renew the City's enrollment with Microsoft Corporation, subject to approval as to form by the City Attorney, for Microsoft software licenses at a cost not to exceed $240,000 per fiscal year through fiscal year 2028-2029, subject to funds being appropriated in each fiscal year’s budget.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_________________
Lindsay Lara, City Clerk
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 4.f
Meeting Date: July 21, 2025

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: DIGITAL SERVICE AND OPEN GOVERNMENT
Prepared by: Vinh Pham,
Digital Infrastructure Manager
Sean Mooney,
Director
Digital Service
and Open Government
City Manager Approval: _____________
TOPIC: CITY COUNCIL CHAMBERS AUDIO-VIDEO EQUIPMENT UPGRADE SUBJECT: RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE A PROFESSIONAL SERVICE AGREEMENT IN AN AMOUNT NOT TO EXCEED $221,131 WITH AVI-SPL INC. FOR REPLACING AUDIO-VIDEO EQUIPMENT IN THE COUNCIL CHAMBERS AND AUTHORIZING THE CARRY-FORWARD OF FISCAL YEAR 2024- 25 BUDGET APPROPRIATIONS PROVIDED FOR THIS PURPOSE
RECOMMENDATION:

Staff recommends that the City Council adopt a resolution authorizing the City Manager to execute a professional service agreement in an amount not to exceed $221,131 with AVI-SPL Inc. for upgrading the audio-video equipment in the City Council Chambers and authorizing the carry-forward of fiscal year 2024-25 budget appropriations provided for this purpose.

BACKGROUND:

The current audio-video (A/V) system in the San Rafael Council Chambers was installed in 2010. Despite regular maintenance and improvements since then, the COVID-19 pandemic highlighted challenges with the original configuration's ability to support hybrid public meetings. While interim updates were integrated to support hybrid meetings, the current system struggles to accommodate modern demands without additional workarounds, resulting in operational complexities that necessitate additional staffing and resources to host public meetings in the Council Chambers.

ANALYSIS:

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
In 2021, the City released a Request for Proposals for a replacement system and conducted a review process with the City Clerk and the Department of Digital Services and Open Government. The City chose three vendors as finalists, including Diversified, Marin IT, and AVI-SPL, to demo their solutions and walk through the proposed scopes of work. AVI-SPL was chosen as the preferred vendor solution based on key criteria, including competitive pricing, strong references, and a clear understanding of the technical challenges involved in upgrading our Council Chambers. Their proposal demonstrated both expertise and alignment with our project goals. At the time, the City opted for a more cost-efficient solution, collaborating with the Community Media Center of Marin to integrate video operations with online streaming tools to support hybrid public meetings. While the current configuration has enabled the City to hold hybrid public meetings in the Council Chambers, the complexity of the setup necessitates regular troubleshooting and the presence of highly technically trained staff to ensure compliance with accessibility standards and streaming capabilities for publicly noticed Brown Act Meetings. Additionally, City staff are unable to use the room for regular hybrid meetings or workshops without the support of technically trained staff.

In 2024, the City Clerk and Digital Service team re-engaged AVI-SPL to request an updated scope of work. The revised scope of work includes updated costs, upgraded technology, modifications to accommodate translation support, and reconfigured networking to ensure compatibility with A/V upgrades to conference rooms elsewhere in the City. The draft professional services agreement is included as Attachment 2.

The proposed A/V solution aims to significantly enhance the functionality and user experience of the \Council Chambers by upgrading the existing systems, implementing an integrated solution that meets City requirements, and providing comprehensive support services to ensure a smooth transition and ongoing maintenance.

Key Components and Features of Upgraded System

1. Microphone Systems:
a. Upgrade and refresh the existing microphone systems. b. Install two new microphones into the table and one microphone with a shock mount assembly into the lectern.

2. Audio Systems:
a. Upgrade the audio routing and control systems.
b. Reuse existing recessed ceiling speakers and set up two audio zones (Council Chambers and lobby) with individual control.
c. Install a new amplifier and a Digital Signal Processor (DSP) to support all audio sources.

3. Video Systems:
a. Upgrade the video routing and camera control systems. b. Install three high-definition PTZ (Pan/Tilt/Zoom) cameras for comprehensive coverage of the Council Chambers.
c. Provide and install a camera control unit at the broadcast control desk.

4. Display Systems:
a. Install new 75” UHD flat panel displays and reuse existing displays for audience coverage. b. Provide and install power conditioners for the displays.

5. Control Systems:
a. Simplify the control and operation of the A/V system with two wired color touchscreen user interfaces.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
b. Provide a custom graphical user interface (GUI) for the touchscreens to control audio and video functions.

6. Video Conferencing:
a. Provide and install audio and video connections over USB for Zoom or other soft codec services.
b. Ensure the system supports high-definition video conferencing.

7. Network and Security:
a. Design the system to meet the network’s requirements and provide construction drawings, as well as a list of devices to be integrated into the customer’s network. b. Ensure proper network configuration to support video data and conferencing applications.

Implementation Process
The proposal outlines a six-phase implementation process to ensure seamless communication and transition from project conception to completion.

1. Consultation: Understand needs, objectives, and issues.

2. Engineering & Design: Develop a technically sound and functional system design.

3. Pre-installation: Procure hardware and begin system fabrication.

4. On-site Installation: Coordinate and supervise the installation teams.

5. Commissioning, Testing, and Adjustments: Perform complete testing and final adjustments.

6. Training: Provide hands-on training to system operators, technicians, and assistants.

FISCAL IMPACT:

Funds to support the recommended Professional Services Agreement were appropriated within the fiscal year 2024-25 approved budget through appropriations within the Technology Fund (601) for enterprise supplies and infrastructure. City Council action is requested as part of this agenda item to carry-forward $221,131 in available funding for this purpose.

OPTIONS:

The City Council has the following options to consider on this matter:

1. Adopt a resolution authorizing the City Manager to execute a professional service agreement in an amount not to exceed $221,131 with AVI-SPL for upgrading audio-video equipment in the Council Chambers.

2. Direct staff to return with more information.

3. Take no action
RECOMMENDED ACTION:

Staff recommends that the City Council adopt a resolution authorizing the City Manager to execute a professional service agreement in an amount not to exceed $221,131 with AVI-SPL Inc. for upgrading audio-video equipment in the City Council Chambers and authorizing the carry-forward of fiscal year 2024-25 budget appropriations provided for this purpose.

ATTACHMENTS:

1. Resolution

2. Draft Professional Services Agreement for Audio/Video Installation RESOLUTION NO.

RESOLUTION OF THE SAN RAFAEL CITY COUNCIL AUTHORIZING THE CITY

MANAGER TO EXECUTE A PROFESSIONAL SERVICE AGREEMENT IN AN AMOUNT NOT TO EXCEED $221,131 WITH AVI-SPL INC. FOR REPLACING AUDIOVIDEO EQUIPMENT IN THE COUNCIL CHAMBERS AND AUTHORIZING THE CARRY-FORWARD OF FY 2024-25 BUDGET APPROPRIATIONS PROVIDED FOR THIS PURPOSE.

WHEREAS, the current audio-video (A/V) system in the San Rafael Council Chambers, installed in 2010, struggles to accommodate modern demands to host hybrid public meetings without complicated workarounds; and
WHEREAS, in 2021, the City released a Request for Proposals for a replacement system and chose AVI-SPL Inc. as the preferred vendor; and
WHEREAS, in 2024, the City Clerk and Digital Service team re-engaged AVI-SPL Inc. to ask for an updated scope of work based on the previous RFP; and WHEREAS, the proposed A/V solution aims to significantly enhance the functionality and user experience of the San Rafael Council Chamber by upgrading the existing systems, implementing an integrated solution that meets City requirements, and providing comprehensive support services to ensure a smooth transition and ongoing maintenance.

NOW, THEREFORE BE IT RESOLVED, that the City Council hereby authorizes the City Manager to execute a professional service agreement in an amount not to exceed $221,131 with AVI-SPL Inc. for replacing audio-video equipment in the Council Chambers; and
BE IT FURTHER RESOLVED, that the City Council authorizes the carry-forward of $221,131 in FY2024-25 budget appropriations (Fund 601) provided for this purpose.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_________________
Lindsay Lara, City Clerk
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 4.g
Meeting Date: July 21, 2025

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Human Resources
Prepared by: Nick Biss,
HR Manager
City Manager Approval: ____________
TOPIC: HUMAN RESOURCES INFORMATION SYSTEM SOFTWARE SERVICES

AGREEMENT
SUBJECT: RESOLUTION AUTHORIZING THE CITY MANAGER TO ENTER INTO A SOFTWARE

SERVICES AGREEMENT WITH ULTIMATE KRONOS GROUP (UKG) FOR A NEW

HUMAN RESOURCES INFORMATION SYSTEM (HRIS) IN AN AMOUNT NOT TO EXCEED $425,600 FOR A FIVE-YEAR TERM THROUGH FISCAL YEAR (FY) 2029-30,

SUBJECT TO FUTURE BUDGET APPROPRIATIONS, AND AUTHORIZING THE CARRY-FORWARD OF $66,500 IN FY 2024-25 BUDGET APPROPRIATIONS RECOMMENDATION:

Staff recommends that the City Council adopt the resolution authorizing the City Manager to enter into an agreement with Ultimate Kronos Group (UKG) for the licensing, implementation, and support of UKG Ready for an initial five (5) year term in a not-to-exceed amount of $425,600, subject to future budget appropriations, and authorize the carry-over of $66,5000 in fiscal year (FY) 2024-25 budget appropriations (Fund 601) provided for this purpose.

BACKGROUND:

The City has historically relied on its existing financial/ERP system to track employee data and process payroll. However, significant manual processes and technology gaps remain in areas such as benefits administration, training and certification tracking, learning management for employees, performance management, and recruitment. For an organization of San Rafael's size, it is considered industry best practice to utilize a dedicated Human Resources Information System (HRIS) to manage and retain this type of data effectively.

ANALYSIS:

Since 2002, the City has utilized the Eden system from Tyler Technologies as its Human Resources Information System (HRIS), specifically for basic human resources demographic data and payroll processing. Largely, the remainder of the City of San Rafael's human resources activities have remained manual processes to date.

The City requested proposals and demonstrations from two human resources software companies – NeoGov and UKG, ultimately recommending the selection of UKG as the best system to address the SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
City’s needs. The software, UKG Ready, will provide the City with core HRIS functionality – employee demographics, employee and manager self-service, automation of current manual processes, etc. – in addition to a benefits management system, learning management system, tracking and reporting for compliance with the Affordable Care Act, performance management system, and a true applicant tracking system to aid with recruitment activities.

Staff recommends that the City Council authorize the City Manager to execute a Software as a Service (SaaS) Agreement, subject to future appropriation and with form and legality of the agreement to be approved by the City Attorney, with UKG for system licensing, implementation, and ongoing support The total cost of the proposed contract comprises $17,600 in one-time costs and $81,600 in annual recurring costs, spanning fiscal year 2025-26 through fiscal year 2029-30.

While the City is under contract with Tyler Technologies for the implementation and rollout of certain human resources management functionalities in the Tyler/MUNIS ERP system, UKG Ready will supplement some of the gaps not addressed by the current ERP system, specifically performance management, learning management, and applicant tracking.

There are efficiencies to come out of the introduction of a human resources information system for City staff:
• The utilization of a human resources information system (HRIS) will allow City staff to reduce time performing manual processes and allow time for more strategic work. This accounts for both human resources staff time, as well as the broader City staff who will have access to the human resources information system (HRIS) for purposes of reporting, updating employee information, completing performance evaluations, reviewing applicants, tracking, training, acknowledging policies, completing forms, and selecting their benefits during open enrollment. • UKG Ready’s learning management module will assist the City in providing a more consistent onboarding experience by centralizing learning paths for new employees • When employees select their benefits, either at time of hire or during open enrollment, benefit enrollments and changes can be transmitted to the City’s benefits carriers through a data feed, eliminating the need for duplicate entry in various systems. • As both Tyler/MUNIS and UKG Ready are implemented and put into use, an integration can be built between the two systems to transmit employee data seamlessly. • UKG Ready will assist with compliance with Equal Employment Opportunity (EEO) reporting, Affordable Care Act (ACA) reporting, Consolidated Omnibus Budget Reconciliation Act (COBRA) notice requirements, etc., that currently live with other vendors. This system enables the consolidation of services into a single system.

Implementation is expected to last approximately six months, with a dedicated team from Ultimate Kronos Group (UKG) guiding the City through the system setup. Additionally, individuals on the Human Resources team have prior knowledge and experience in configuring this system and will be able to maintain and further develop it over time.

COMMUNITY OUTREACH:

The City solicited proposals from NeoGov and Ultimate Kronos Group (UKG). Both of which are established leaders in the human resources information system space for government agencies. Upon evaluating product demonstrations, City staff selected UKG Ready as the recommended product for implementation. UKG was chosen over NeoGov due to its more comprehensive functionality for both human resources and payroll, user-friendly interface, stronger integration capabilities with existing City SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
systems and benefits vendors, as well as a proven track record in California municipal agencies.

Additionally, UKG’s implementation timeline and ongoing customer support were determined to be better aligned with the City’s operational needs.

As part of the selection process, the City also requested and reviewed references from other local government agencies in California that are currently using UKG Ready, all of which reported positive experiences with the system's performance, reliability, and customer service.

FISCAL IMPACT:

The proposed Software Services Agreement with UKG for the licensing, implementation, and support of a new human resources information system is for a five-year term and a not-to-exceed amount of $425,600. This includes one-time costs of $17,600 and annual ongoing costs of up to $81,600 per year (or $408,000 through the initial five-year term of the contract). Funding to support the first-year project costs has been provided through appropriations within the fiscal year 2024-25 budget ($66,500) and the fiscal year 2025-26 approved budget ($35,000), within the Enterprise Software and Technology Project funds. City Council action is requested as part of this agenda item to carry over fiscal year 2024-25 budget appropriations approved for this purpose. Annual ongoing support costs will be incorporated into the annual budget process through the term of the software agreement with UKG.

OPTIONS:

The City Council has the following options to consider on this matter:

1. Adopt the resolution.

2. Adopt the resolution with modifications.

3. Direct staff to return with more information.

4. Take no action.

RECOMMENDED ACTION:

ATTACHMENTS:

1. Resolution

2. Proposed UKG Software Services Order Form
RESOLUTION NO.

RESOLUTION AUTHORIZING THE CITY MANAGER TO ENTER INTO A SOFTWARE

SERVICES AGREEMENT WITH ULTIMATE KRONOS GROUP (UKG) FOR A NEW HUMAN RESOURCES INFORMATION SYSTEM (HRIS) IN AN AMOUNT NOT TO EXCEED $425,600 THROUGH FISCAL YEAR (FY) 2029-30, SUBJECT TO FUTURE BUDGET APPROPRIATIONS, AND AUTHORIZING THE CARRY-FORWARD OF $66,500 IN FY 2024- 25 BUDGET APPROPRIATIONS PROVIDED FOR THIS PURPOSE
WHEREAS, the City of San Rafael requires a technology solution to better facilitate human capital management processes organization-wide; and WHEREAS, City staff have historically managed such processes manually, resulting in excessive use of staff time, affected response time, and risk of efficiency and accuracy; and
WHEREAS, after issuing a Request for Qualifications, City staff has identified Ultimate Kronos Group (UKG) as a software vendor to best meet its needs in this regard; and WHEREAS, staff recommends authorizing the total expenditure of $425,600 for the licensing, implementation, and support of UKG Ready for an initial five (5) year term, for which funding for this project in the amount of $66,500 for one (1) year was provided for in the FY 2024-25 budget and an additional $35,000 is appropriated in the approved FY 2025- 26 budget, within the Enterprise Software and Technology Fund (Fund 601); and NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby authorizes the City Manager to negotiate and enter into a Human Capital Management software services agreement with UKG, in the amount of $425,600 for a five (5) year term, through FY 2029-30, subject to future appropriation and with form and legality of the agreement to be approved by the City Attorney, and be it BE IT FURTHER RESOLVED, that the City Council authorizes the carry-forward of $66,500 in FY2024-25 budget appropriations (Fund 601) provided for this purpose.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_________________
Lindsay Lara, City Clerk
Quote#: Q-350973

Page 1 ends

ORDER FORM
Quote#: Q-350973 Order Type: Quote
Expires: 07 Aug, 2025 Date: 08 Jul, 2025
Sales Executive: Michael A Knight
Effective Date: Effective as of the date of last signature of this Order Customer Legal Name:

CITY OF SAN RAFAEL
Customer Legal Address:
1400 5TH AVE, SAN RAFAEL, CA 94901 USA
Bill To: CITY OF SAN RAFAEL
1400 5TH AVE
SAN RAFAEL, CA 94901 USA
Ship To: CITY OF SAN RAFAEL
1400 5TH AVE
SAN RAFAEL, CA 94901 USA
Bill To Contact: Ship To Contact: Nick Biss
Ship to Phone: 415-485-3391
Ship to Mobile:

Contact: Nick Bliss
Email: [email protected]

Currency: USD Shipping Terms: Shipping Point
Customer PO Number: Ship Method: FedEx Ground
Solution ID: 6205508 Freight Term: Prepay & Add
Initial Term: 60 months
Uplift Percent: 8 %
Renewal Term: 12 months
Payment Terms: Net 30 Days
Billing Start Date: 90 Days from the Effective Date
Quote#: Q-350973

Page 2 ends

Subscription Services
Billing Frequency: Annual in Advance
Subscription Services Quantity PEPM Monthly Price Annual Price UKG READY ACA MANAGER 400 USD 0.50 USD 200.00 USD 2,400.00 UKG READY BENEFITS 400 USD 5.00 USD 2,000.00 USD 24,000.00 UKG READY HR 400 USD 6.00 USD 2,400.00 USD 28,800.00
UKG READY INTEGRATION HUB 1 USD 0.00 USD 0.00 USD 0.00
UKG READY LEARNING 400 USD 2.50 USD 1,000.00 USD 12,000.00 UKG READY PERFORMANCE 400 USD 1.00 USD 400.00 USD 4,800.00 UKG READY RECRUITING 400 USD 2.00 USD 800.00 USD 9,600.00 Total Price USD 6,800.00 USD 81,600.00
Professional Services - Fixed Fee
Billing Frequency: Billed 100% upon signature of the order form Professional Services - Fixed Fee Billing Role Quantity Unit Price Total Price UKG READY LAUNCH FIXED FEE Grouped 1 USD 17,600.00 USD 17,600.00 Total Price USD 17,600.00
Quote Summary
Item Total Price
Minimum Monthly SaaS Service & Equipment Rental Fee USD 6,800.00 Item Total Price
Minimum Annual SaaS Service & Equipment Rental Fee USD 81,600.00 Item Total Price
Total Fixed Fees USD 17,600.00
Order Notes:

After the Initial Term, the Subscription Fee shall increase per annum by the Uplift amount set forth above.

GENERAL TERMS:

This Order is subject to and governed by the terms and conditions of the Master Services Agreement dated as of the Effective Date between UKG and Customer (hereafter “Agreement”).

UKG will provide the Services in accordance with the Services Descriptions and Statements of Work (“SOW”) located at the following Quote#: Q-350973

Page 3 ends

link, except if an SOW is attached to this Order, then the attached SOW shall control over the link SOW:
www.ukg.com/services-descriptions
All Customer Data (as defined in the Agreement) will be secured and protected as set forth in the Technical and Organizational Measures of UKG’s Data Processing Agreement as set forth in the Agreement. Any personal data provided to UKG through the Subscription Services will be processed in accordance with UKG’s Data Processing Agreement located at:
www.ukg.com/ukg-unified-dpa
UKG Launch is based on the Launch Quantity of 400
The Subscription Fees for the applicable monthly Minimum Quantities are due on the Billing Frequency stated on the Order Form and invoiced sixty (60) days in advance of the Billing Start Date and annual anniversary. To reconcile the actual employee counts, promptly following the end of each month starting from the Billing Start Date, UKG will invoice Customer for the actual number of employees in each month that exceeded the Monthly Minimum Quantity.

The monthly subscription amount (number of employees multiplied by the applicable Subscription Fee) may increase or decrease if the number of employees increases or decreases, but in no event shall the monthly Subscription Fee be calculated on less than the Monthly Minimum Quantity above.

Quote#: Q-350973

Page 4 ends

IN WITNESS WHEREOF, the parties have caused this Order to be executed by their authorized representatives and shall be effective as of the date of the last signature below.

CITY OF SAN RAFAEL Kronos SaaShr, Inc.

Signature: /CS1/______________________________

Signature: /KS1/_____________________________
Name: /CN1/______________________________ Name: /KN1/_____________________________ Title: /CT1/______________________________ Title: /KT1/_____________________________ Date: /CD1/______________________________ Date: /KD1/______________________________ The monthly price on this Order has been rounded to two decimal places for display purposes. As many as eight decimal places may be present in the actual price. Due to the rounding calculations, the actual price may not display as expected when displayed on your Order. Nonetheless, the actual price on your invoice is the true and binding total for this Order for purposes of amounts owed for the term. If you are tax exempt, please email a copy of your “Tax Exempt Certificate” to [email protected] along with the quote number otherwise this order is subject to applicable taxes. The actual tax amount to be paid by Customer will be shown on Customer’s invoice.

____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 5.a
Meeting Date: July 21, 2025

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community and Economic Development
Prepared by: Renee Nickenig, Associate Planner
and Margaret Kavanaugh-Lynch
City Manager Approval: ____________
TOPIC: MAJOR ENVIRONMENTAL AND DESIGN REVIEW PERMIT, VARIANCE AND EXCEPTION TO SPECIFIED HILLSIDE DEVELOPMENT STANDARDS FOR 38

MIRAFLORES AVENUE
SUBJECT: RESOLUTION TO APPROVE A MAJOR ENVIRONMENTAL AND DESIGN REVIEW

PERMIT WITH AN EXCEPTION TO SPECIFIED HILLSIDE DEVELOPMENT

STANDARDS AND VARIANCE FOR A NEW ATTACHED ELEVATED DECK AND DETACHED PARKING DECK WITH ASSOCIATED PATHS LOCATED AT 38 MIRAFLORES AVENUE; APN 015-073-10; CEQA DETERMINATION: EXEMPT PURSUANT TO CEQA GUIDELINE 15303
EXECUTIVE SUMMARY:

The proposed project (Project) includes the construction of a new detached parking deck at the front property line and a new attached open deck at the rear of the residence. The new parking deck is proposed to be situated at the front property line on Miraflores Avenue, with a zero setback to the north side property line, providing two off-street parking spaces. The parking deck is detached from the primary residence and will be accessible from at-grade walkways and exterior stairs.

RECOMMENDATION:

Staff recommends that the City Council adopt the resolution to approve a Major Environmental and Design Review Permit (ED24-015) with an Exception to Specified Hillside Development Standards (EX25-001) and a Variance (V25-001) for a new attached elevated deck and detached parking deck with associated access paths located at 38 Miraflores Avenue.

BACKGROUND:

The Project requires two entitlements: a Variance and a Major Environmental and Design Review Permit with Exception from the applicable Hillside Development Standards. In this case, where the request is to reduce the setback back more than one-half (1/2) the required distance from the property line as permitted in San Rafael Municipal Code (SRMC) Section 14.12.030(B), a Variance is required under SRMC Chapter 14.23. The Zoning Administrator is typically the decision-making body for a Variance; however, in the case where multiple entitlements are being processed, the decision is referred to the highest reviewing body.

In addition to increasing development within 100 vertical feet of an identified ridgeline, the addition of the SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
detached parking deck and attached rear deck will result in the Project exceeding the natural state requirement per SRMC Section 14.12.030(C). As such, a Major Environmental and Design Review with an Exception with the City Council is required, according to SRMC Section 14.12.040.

The Planning Commission is typically the decision-making body for Major Environmental and Design Review Permits (SRMC Chapter 14.25.020(A); 14.25.040(A)(3)(a)), while the City Council is the decisionmaking body for an Exception from Hillside development standards. (SRMC Chapter 14.12.040.) As a City Council review is required for the requested Exception, the Planning Commission is asked to make recommendations for all entitlements needed for this Project, and the City Council will act as the decisionmaking body for both entitlements. (SRMC Section 14.02.020(J).) On June 24, 2025, the Planning Commission convened a Public Hearing to discuss the staff report and recommendation, and to hear testimony from the applicant and the public. At the hearing, Planning Commissioner Saude requested an additional condition that the applicant coordinate with the Department of Public Works (DPW) if a portion of the existing retaining walls were located in the right-of-way. The condition was included in the final resolution. Staff subsequently communicated with DPW and confirmed that no portion of the existing walls is in the right-of-way. the right-of-way.

The Planning Commission unanimously moved to accept staff’s recommendation and adopt the resolution to recommend that the City Council approve the Project (Resolution No. 24-09, Attachment 2).

ANALYSIS:

The findings for all three of the necessary entitlements can be met for this Project. Below, please find the analysis, which includes a discussion of the relevant General Plan and municipal code sections and provides an analysis of each of these points. Greater detail is also provided in Attachments 3, General Plan Consistency Table, and 4, Zoning Ordinance Consistency Table, as well as in the draft Resolution.

General Plan 2040
The Project is in accordance with General Plan 2040 as it will provide reasonable access and usable outdoor space for an existing residential property within a Low Density Residential designation (Policies LU-1.8: Density of Residential Development; Policy LU-2.1: Land Use Map and Categories) and in the Gerstle Park neighborhood (Policy CDP-2.3; Policy CDP-4.4). If the proposed Exception is granted, the Project design will result in minimal grading of the existing hillside and preservation of the existing slope (Policy CDP-1.3: Hillside Protection). The design of the additions takes into consideration the existing configuration of the subject lot and its surrounding lots, including the unusual street configuration and varying building setbacks. Please see Attachment 3, General Plan Consistency Table.

The Project has been reviewed and approved by the Building Division and Department of Public Works staff as part of the planning entitlement process. A standard condition of approval has been included to require building permits, ensuring that necessary regulations pertaining to structural requirements for hillside construction are met. (Policy S-2.2: Minimize the Potential Effects of Landslides).

San Rafael Municipal Code
The continued use of the property as a single-family residence is permitted by right in the R5 zoning district under SRMC Section 14.04.020 (Attachment 4, Zoning Ordinance Consistency Table). The addition of a rear deck and accessory parking structure are supportive of the residential use, but the size and location require relief from the development standards found in SRMC Sections 14.04.030 (R5 Residential Zoning District) and 14.12.030 (Hillside Development Overlay District) and from SRMC Section 14.16.020 (Accessory structures) resulting in the need for the requested entitlements described above. Staff believes that the findings can be made to support the Project as discussed below.

Parking Deck Setback Reduction
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
Under SRMC Section 14.16.020(E)(1-2), an accessory structure over 120 square-feet in area and no taller than eight (8) feet tall requires a minimum setback of three feet from the interior side and rear property lines and may not encroach into the front setback as required by the base zoning district.

Properties such as this one, regulated by the hillside property development standards, may request a setback decrease by more than half with approval by the hearing body of an Environmental and Design Review permit. However, this Project proposes a zero setback from the interior side (north) and front (west) property lines; therefore, a Variance is required.

A reduction is being requested to provide access for parking from the right-of-way on Miraflores Avenue.

The parking deck would be sited perpendicular to the road and would cantilever over the immediately adjacent slope of the property. The subject property currently does not have any designated parking spaces that are otherwise required on residential properties and hillside properties. The proposed parking deck (detached accessory structure) will provide two off-street parking spaces.

Natural State Reduction
The cumulation of the existing residence and proposed new structures and access improvements at the site will result in only 51% of the property area preserved in its natural state, opposed to the 83.38% required by SRMC Section 14.12.030(C). The property is significantly sloped and does not currently include any graded portions suitable for outdoor use. The construction of two new elevated decks eliminates the need for additional grading, creating usable outdoor space and designated off-street parking at the property.

Gross Building Square Footage
The cumulation of the existing residence and the proposed new structures will exceed the permitted gross building square footage as required by SRMC Section 14.12.030(D) by approximately 15 feet.

Ridgeline Development
The Project proposes new construction on the existing developed property within 100 vertical feet of a significant ridgeline. There is no area on the property where development could avoid this boundary; however, the placement of the two new structures will not further obstruct the view of the ridgeline.

Design Review Criteria
The Project is consistent with the design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and the surrounding neighborhood.

SRMC Section 14.04.030 Required Proposed/Existing
Minimum lot area (sq. ft.) 5,000 5,114
Minimum lot width (ft.) 50 80
Minimum yards
Front (ft.) 15 10 (existing)
Side (ft.) 5 5 (proposed)
Rear (ft.) 10 20 (proposed)
Maximum height of structure (ft.) 30 19 – 10.25” (proposed) Maximum lot coverage 40% 38%
Maximum upper story floor area 75% N/A
Parking 2 Covered, 2 Guest 2 uncovered (proposed)
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
SRMC Section 14.12.030 # Required Proposed
A. Building Setback

1. On any downhill slope a twenty-foot
(20′) height limit measured from
existing grade shall be observed. This
height limit shall be construed to mean
that wall planes shall be broken into
single wall heights of no more than
twenty feet (20′) beyond which a
setback of at least five feet (5′) is
required, unless otherwise determined
through the environmental and design
review permit process. Regardless, the
maximum overall building height shall
not exceed the height allowed by the
zoning district.
20 ft maximum N/A
B. Setbacks
Structures may encroach into a required
yard or setback for a distance of not
more than one-half (½) of the required
yard or setback, subject to approval by
the hearing body of an environmental
and design review permit, if that the
decrease minimizes the impact of
hillside development and grading. If
such a reduction is granted, a
compensating increase in setback is
required in the opposing setback, i.e., a
five-foot reduction in a front yard
setback would increase the rear yard
setback by five feet (5').

Front (ft.) 15 10 (existing)
Side (ft.) 5 0/5 (proposed)
Rear (ft.) 10 20 (proposed)
C. Natural State
A minimum area of twenty-five percent
(25%) of the lot area plus the
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
SRMC Section 14.12.030 # Required Proposed
percentage figure of average slope, not
to exceed a maximum of eighty-five
percent (85%), must remain in its natural
state. This standard may be waived or
reduced for lots zoned PD (planned
district) or developed with clustered
development with the recommendation
of the design review board, subject to
approval by the hearing body. This
requirement does not apply to properties
where the general plan has adopted a
medium density residential or highdensity residential land use designation.

Property Average Slope: 58.38% 83.38% 51%
D. Gross Building Square Footage
The maximum permitted gross building
square footage of all structures
(including garages and accessory
structures over one hundred twenty
(120) square feet) is limited to two
thousand five hundred (2,500) square
feet plus ten percent (10%) of the lot
area with the maximum gross square
footage set at six thousand five hundred
(6,500) square feet. This requirement
does not apply to properties where the
general plan has adopted a medium
density residential or high-density
residential land use designation.
3011.4-square feet 3026-square feet
E. Ridgeline Development
Development of new structures within
one hundred (100) vertical feet of a
visually significant ridgeline, as shown
on the community design map of the
general plan, is prohibited unless this
restriction precludes all reasonable
economic use of the property:

Prohibited unless this
restriction precludes
all reasonable
economic use of the
property
Requested
F. Parking Requirements
Single Family Requirement
Covered 2 2 0
Uncovered (Guest) 2 2 2
G. Lot Standards
Minimum lot sizes and widths for lots
created after November 21, 1991, are
subject to the slope tables established
under Chapter 15.07 of the subdivision
ordinance.

N/A – Lot
established before
1991
N/A – Lot established before
1991
H. Street and Driveways
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 6
SRMC Section 14.12.030 # Required Proposed
New street and driveway grades shall
not exceed eighteen percent (18%)
unless an exception has been granted
by the hearing body, and the design
has been recommended by the public
works director and fire marshal to allow
a driveway or street slope up to a
maximum twenty-five percent (25%)
grade. Streets and driveways with
slopes over fifteen percent (15%) shall
be a permanent, durable, non-asphalt
hardscape surface. Streets and
driveways with slopes over eighteen
percent (18%) shall have
grooves/scoring for traction. A suitable
transition shall be provided at the street
and driveway apron to allow vehicles to
safely transition to/from roadways and
parking areas, as recommended by the
department of public works. Further,
the design of the driveway apron at the
garage shall be subject to review and
recommendation from the department
of public works to ensure safe and
efficient vehicle ingress and egress.

N/A – Not in scope N/A – Not in scope
I. Design Review Requirement
An environmental and design review
permit may be required, consistent with
the requirements of Chapter 14.25,
Environmental and Design Review
Permits. All applications shall be
evaluated for conformity with the
Hillside Residential Design Guidelines
Manual.

Major Environmental
and Design Review
The Project has been
reviewed per the findings
required in SRMC 14.15.050 –
Review Criteria (described
above) and SRMC 14.25.090
– Findings (Attachment 4)
COMMUNITY OUTREACH:

The Project has been duly noticed to the public in accordance with SRMC Chapter 14.29. As of the date of publication of this report, there has been no additional comment received regarding the project. Public comment received before the Planning Commission Hearing is included in this staff report as Attachment

6. FISCAL IMPACT:

There is no direct fiscal impact from the City Council action recommended in this staff report. Staff costs associated with processing the referenced permit application are covered within the Community & Economic Development fiscal year 25-26 budget.

OPTIONS:

The City Council has the following options to consider on this matter:

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 7

1. Adopt the Resolution to Approve a Major Environmental and Design Review Permit with an Exception to Specified Hillside Development Standards (ED24-015; EX25-001) and a Variance (V25-001) for a New Attached Elevated Deck and Detached Parking Deck with Associated Access Paths Located at 38 Miraflores Avenue.

2. Adopt the Resolution with modifications, changes, or additional conditions of approval.

3. Continue the applications to allow the applicant to address any of the City Council’s comments or concerns.

4. Deny the proposed Project and direct staff to return with a revised Resolution of denial.

RECOMMENDED ACTION:

ATTACHMENTS:

1. Resolution to Approve a Major Environmental and Design Review Permit with an Exception to Specified Hillside Development Standards (ED24-015; EX25-001) and a Variance (V25-001) for a New Attached Elevated Deck and Detached Parking Deck with Associated Access Paths Located at 38 Miraflores Avenue.

2. Planning Commission Resolution 24-05

3. General Plan Consistency Table

4. Zoning Ordinance Consistency Table

5. Architectural Plans – Submitted May 27, 2025

6. Public Comment, received March 12, 2025
RESOLUTION NO.

RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING A MAJOR

ENVIRONMENTAL AND DESIGN REVIEW PERMIT WITH AN EXCEPTION TO SPECIFIED HILLSIDE DEVELOPMENT STANDARDS (ED24-015; EX25-001) AND A VARIANCE (V25-001) FOR A NEW ATTACHED ELEVATED DECK AND DETACHED PARKING DECK WITH ASSOCIATED ACCESS PATHS LOCATED AT 38

MIRAFLORES AVENUE
APN: 012-052-04
WHEREAS, on March 21, 2024, Yooju No (Architect) submitted a request for an Environmental and Design Review Permit and Exception for a proposed detached parking deck, attached rear deck, and associated access paths and landscaping at 38 Miraflores Avenue; and
WHEREAS, on December 9, 2024, the application was deemed complete for processing; and
WHEREAS, on June 24, 2025, 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 and Economic Development Department staff recommending approval to the City Council with one (1) added condition.

NOW THEREFORE BE IT RESOLVED, the City Council approves the Major Environmental and Design Review (ED24-001), Exception (EX24-003), and Variance (V25-001) subject to the findings and conditions below.

Findings
CEQA
(PLAN24-042)
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 pursuant to Section 15303 of the CEQA Guidelines (New Construction or Conversion of Small Structures).

VARIANCE
(V25-001)
A. That because of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the requirements of this title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; - 2 -
The Project site has a significant slope starting immediately at the front property line and extending to the rear. The only existing graded portions of the lot are limited to the existing primary residence and the access immediately adjacent to Miraflores Avenue, allowing for no off-street parking areas. The existing residence is sited towards Miraflores Avenue, which serves as the point of access to the rightof-way for the Project site. The strict application of the requirements would preclude the installation of the proposed parking deck at the front and side property lines that allow for two designated parking spaces immediately accessible from the road, a use which other properties in the vicinity and in the same zoning classification currently enjoy.

B. That the variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and [the] zoning district in which such property is situated;
The significant slope and limited grading at the site are unique conditions limited to properties sited between two separate roads. The construction of a parking deck as proposed in the Project will not grant special privileges; rather, it will allow this property to enjoy off-street parking enjoyed by other properties in the same zoning district.

C. That granting the variance does not authorize a use or activity which is not otherwise expressly authorized by the zoning regulations for the zoning district in which the subject property is located;
Accessory structures are permitted on residential properties per San Rafael Municipal Code (SRMC) Section 14.04.020.

D. That granting the application will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety, or general welfare.

The Project has been reviewed by the Building Division and the Fire Department, and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works, and as conditioned it will not be a detriment or injurious to property or improvements in the vicinity of the development site or the public health, safety or welfare.
- 3 -

ENVIRONMENTAL AND DESIGN REVIEW
(ED24-015)
A. The project design is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of this chapter:

The Project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of San Rafael Municipal Code (SRMC), as the project is in accord with the Low Density Residential designation in General Plan 2040 and the policies to support residential building in hillside areas (Policy LU-1.8:

Density of Residential Development; Policy CDP-1.3: Hillside Protection; and Policy C-1.10: Hillside Preservation); the Project is located in the R5 Zoning District where single-family homes are permitted by right; and the project is being reviewed in accord with the findings required for an environmental and design review (SRMC Section 14.25.090) and an exception from the hillside development standards (SRMC Section 14.12.040).

B. The project design is consistent with all applicable site, architecture, and landscaping design criteria and guidelines for the district in which the site is located:

The Project conforms with the property development standards for the R5 zoning district (SRMC Section 14.04.030) and meets the findings required for exceptions to the development standards for which the proposed design does not meet for the Hillside Development Overlay District (SRMC Section 14.12.020). The Project is consistent with the design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and the surrounding neighborhood.

C. The project design minimizes adverse environmental impacts:

The proposed structures for the Project will be installed on piers and will not require additional grading into the hillside.

D. The project design will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity:

EXCEPTION (HILLSIDE)
(EX24-003)
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:

The Project, including the installation of the proposed new structures on piers, will not result in any additional grading and, as such, will preserve the natural characteristics of the hillside. The orientation of the parking deck to the front property line will additionally avoid construction over sloped portions of the property. The Project will not exceed the maximum height and stepback limitations for hillside properties.

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 Project, including the installation of the proposed new structures on piers, will not result in any additional grading and, as such, will preserve the natural characteristics of the hillside. Siting the parking deck immediately at the front property line will not result in any obstruction of any views from Miraflores Avenue.

The siting of the attached deck to the rear of the residence will not further obstruct any view from the right-of-way on Miramar Avenue beyond what is already obstructed by the existing residence.

Conditions of Approval
General Terms and Standard Conditions

The following are general terms and standard conditions that apply to each severable entitlement of the 38 Miraflores Avenue, hereby the “Project”: Environmental and Design Review Permit (PLAN24-042; ED24-015, EX24-003, and VAR24-001)

1. For purposes of these Conditions of Approvals, the following terms shall have the following meanings:
- 5 -
“Director” shall mean the Director of the Community and Economic Development Department.

“First building permit” shall mean any permit required for construction-related activities on a structure, including permits for building, foundation, or superstructure, but excluding demolition permits.

“Building permit” shall mean any permit required for construction-related activities on a structure, including permits for building, foundation, or superstructure, but excluding demolition permits.

“Site development permit” shall mean any permit required for earth-disturbing activities, including permits for grading, excavation, shoring, utilities, demolition, site preparation, or any other permits required for earth-disturbing activities, but excluding building permits.

“Applicant” shall mean Yooju No, Space/Craft, and/or any successor in interest.

“Property Owner(s)” shall mean Jason Ramil and/or any successor in interest.

“Project” shall mean the 38 Miraflores Avenue Project as approved by the City of San Rafael as described in the staff report.

“Project Site” shall mean APN 012-052-04.

2. Development of the Project. Development of the Project, defined as the project plans and supporting documents attached to the June 24, 2025, Planning Commission staff report (hereinafter the “Plans”), shall be substantially in conformance with the plans prepared by:

Yooju No, Architect, consisting of 14 plan sheets, received on May 30, 2025

3. The Plans are incorporated by reference herein. The Plans may only be modified by the conditions contained herein, subject to review and approval of the Community and Economic Development Director or their designee.

4. Term of Approval. This Project (PLAN24-042; ED24-015, EX24-003, and VAR24- 001) shall be valid for two years from the date of approval of the City Council and shall be null and void if a building permit is not exercised or a time extension granted prior to the expiration date. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced.

- 6 -

5. Fees, Dedication Requirements, Reservation Requirements, and Other Exactions.

The conditions of Project approval set forth herein include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of the statement of the amount of such fees and a description of the dedications, reservations, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations, and other exactions required in connection with the instant approvals has begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction.

6. Notice of Fees Protest The applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of the approval or as a condition of approval of this development. Per California Government Code Section 66020, this 90-day protest period has begun as of the date of the approval of this application.

7. Right to Audit of the City’s Development Impact Fees. In accordance with Government Code Section 66006(e), the Applicant is hereby notified of the right to file with the City Clerk: (a) a request for an audit of the City’s development impact fees in accordance with Government Code Section 66023; and (b) a written request for mailed notices of the City’s public meetings to review annual reports of development impact fees under Government Code Section 660066(b)(1). 4. At the times (e.g., building permit) provided for in the City’s fee ordinances, the applicant shall pay all applicable City Development Impact fees.

8. All Third-Party Fees Shall be Paid. Prior to issuance of any/building permit, the applicant shall verify for the City that it has paid all third-party outside agency fees applicable to such portion of the Project, including but not limited to any school fees, water capacity fees, and sewer capacity fees. Unless a condition includes a different time for payment, the applicant shall pay all applicable City fees prior to the issuance of each building permit.

9. Conditions of Approval Shall be Printed. All Conditions of Approval shall be printed on the second sheet of each plan set submitted for a building permit. Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.

10.Applicant Responsible for Conditions of Approval. The Applicant is responsible for the conditions of approval. The Applicant shall ensure compliance with all conditions of approval, including submittal to the Project Planner of required - 7 -
approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies.

11.Applicant to Hold City of San Rafael Harmless. Applicant or permittee shall defend, indemnify, and hold harmless the City of San Rafael or its elected and appointed officials, agents, officers, and employees from any claim, action, or proceeding brought by a third party against the City of San Rafael or its elected and appointed officials, agents, officers, or employees to attack, set aside, void, or annul an approval of the Planning Commission, the City Council, the Director, or any other department, committee, or agency of the City concerning a development, variance, permit or land use approval.

12.This Permit authorizes only the proposed Project described in the application. In no way does approval authorize other uses, structures, or activities not included in the Project description. When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To reestablish the previously existing use, an applicant must obtain all permits required by the Zoning Ordinance for the use.

13.All Plans and Information Become Conditions. All information and representations, whether oral or written, including the building techniques, colors, materials, elevations, and overall appearance of the project, as presented at the Planning Commission meeting dated June 24, 2025 and as presented in the Plans as outlined below shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the Project shall be subject to review and approval by the Director.

Modifications deemed not minor by the Director may require review and approval as an amendment to the approved project entitlements, including the Environmental and Design Review Permit (PLAN24-042; ED24-015, EX24-003, and VAR24-001), as applicable.

14.Regulation Compliance. Approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property. Prior to any construction, tenant improvement, or installation of signage, the applicant shall identify and secure all applicable permits from all federal, state, and City departments.

15.Conditions of Approval Validity. If any term, provision, or portion of these conditions or the application of these conditions to a particular situation is held by a court to be invalid, void or unenforceable, the remaining provisions of these conditions, or - 8 -
their application to other actions related to the Project, shall continue in full force and effect unless amended or modified by the City.

16.Construction Hours (Ongoing throughout demolition, grading, and/or construction).

Consistent with the City of San Rafael Municipal Code Section 8.13.050.A, construction hours on private property shall be limited to 7:00 a.m. to 6:00 p.m.

Monday through Friday and 9:00 a.m. to 6:00 p.m. on Saturdays. Construction shall not be permitted on Sundays or City-observed holidays. Construction activities shall include delivery of materials, hauling materials off-site, startup of construction equipment engines, arrival of construction workers, playing of radios, and other noises caused by equipment and/or construction workers arriving at, or working on, the site.

17.Construction Noise (Ongoing throughout demolition, grading, and/or construction).

During construction, the Project shall:

a. Properly muffle and maintain all construction equipment powered by internal combustion engines.
b. Prohibit unnecessary idling of combustion engines.
c. Locate all stationary noise-generating construction equipment, such as air compressors, as far as practical from existing nearby residences and other noise-sensitive land uses. Such equipment shall also be acoustically shielded.
d. Select quiet construction equipment, particularly air compressors, whenever possible. Fit motorized equipment with proper mufflers in good working order.
e. The Applicant shall designate a “Project Liaison” responsible for responding to any local complaints about construction noise. This person shall determine the cause of any noise complaint (e.g., starting too early, bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. A telephone number for the Project Liaison shall be posted at the construction site.
f. Erect temporary noise barriers to limit construction noise to no more than 90 dBA max at residences. Temporary noise barriers shall be constructed with solid materials (e.g., wood) with a density of at least 1.5 pounds per square foot, with no gaps from the ground to the top of the barrier at a minimum height of 12 feet along the southern and eastern project boundaries. If a sound blanket is used, barriers shall be constructed with solid material with a density of at least one pound per square foot with no gaps from the ground to the top of the barrier and be lined on the construction side with acoustical blanket, curtain or equivalent absorptive material rated sound transmission class (STC) 32 or higher.

- 9 -

18.Construction Vibration (Ongoing throughout demolition, grading, and/or construction). During construction, the project shall:
a. Avoid the use of large earthmoving equipment (greater than 100 hp) within 15 feet of residential buildings and within 12 feet of commercial buildings, as this is the distance where these buildings are susceptible to damage from vibration from this equipment.
b. Schedule construction activities with the highest potential to produce vibration to hours with the least potential to affect nearby institutional, educational, and office uses that the Federal Transit Administration identifies as sensitive to daytime vibration (FTA 2006). c. Notify neighbors of scheduled construction activities that would generate vibration.
d. Select quiet construction equipment, particularly air compressors, whenever possible. Fit motorized equipment with proper mufflers in good working order.
e. Residences adjacent to the project site shall be notified in advance by writing of the proposed construction schedule before construction activities commence.
f. The Applicant shall designate a “Project Liaison” responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of any vibration complaint (e.g., starting too early, bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. A telephone number for the Project Liaison shall be posted at the construction site.

19.Construction Noise and Vibration Management- Public Notice Required. At least two weeks prior to initiating any construction activities at the site, the Applicant shall provide notice to businesses and residents within 500 feet of the project site.

This notice shall at a minimum provide the following: (1) project description, (2) description of construction activities during extended work hours and reason for extended hours, (3) daily construction schedule (i.e., time of day) and expected duration (number of months), (4) the name and phone number of the Project Liaison for the project that is responsible for responding to any local complaints, and (5) that construction work is about to commence. The Project Liaison would determine the cause of all construction-related complaints (e.g., starting too early, bad muffler, worker parking, etc.) and institute reasonable measures to correct the problem. A copy of such notice and methodology for distributing the notice shall be provided in advance to the Planning Manager for review and approval.

20.Encroachment Permit (Ongoing throughout demolition, grading, and/or construction). Any construction work, including on-street traffic control, is subject to review and approval through the Department of Public Works Encroachment Permit process. Truck routes are submitted to review and approval through the - 10 -
Department of Public Works’ Transportation Permit process and shall comply with the City of San Rafael Municipal Code Chapter 5.52.

a. In the event that any archaeological resources are inadvertently discovered during ground-disturbing activities (“find”), all work within 50 feet of the resources shall be halted. The Federated Indians of Graton Rancheria (FIGR) shall be immediately notified and a qualified archaeologist retained at Developer’s sole cost and expense to consult with the City, FIGR, and the Developer and any other applicable regulatory agencies to employ best practices for assessing the significance of the find, developing and implementing a mitigation plan if avoidance is not feasible. Evidence of prehistoric or historic-era subsurface archaeological features or deposits may include ceramic shards, trash scatters, and lithic scatters. All significant, non-Tribal cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by a qualified professional according to current professional standards. b. In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations.
c. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources are carried out. d. If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center.

22.Human Remains (Ongoing throughout demolition, grading, and/or construction).

a. The Marin County Coroner must be contacted to determine that no investigation of the cause of death is required, and
b. If the coroner determines the remains to be Native American:
- 11 -
i. The coroner shall contact the Native American Heritage Commission within 24 hours.
ii. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendants of the deceased Native American.
iii. The most likely descendant may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98. Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance:

1. The Native American Heritage Commission is unable
to identify the most likely descendant, or the most likely descendant failed to make a recommendation within 24
hours after being notified by the commission.

2. The descendant identified fails to make a
recommendation; or

3. The landowner or his authorized representative rejects the recommendation of the descendant, and the
mediation by the Native American Heritage
Commission fails to provide measures acceptable to
the landowner.

23.Paleontological Resources (Ongoing throughout demolition, grading, and/or construction). In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented. The plan shall be submitted to the City for review and approval.

24.Halt Work/Unanticipated Discovery of Tribal Cultural Resources (Ongoing throughout demolition, grading, and/or construction). In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project - 12 -
construction contractor shall notify the Director of the Community and Economic Development Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations if it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required.

25.Construction Management Plan. The applicant shall submit a Construction Management Plan (CMP) for review and approval by the Director of the Community and Economic Development Department and the Director of Public Works prior to issuance of a building or grading permit. The construction management plan shall address at a minimum the following:

a. Acknowledgement that all materials and equipment shall be staged on-site, unless otherwise approved in writing by the Chief Building Official. b. Contact information (phone number and email) for the contractor, property owner, and project liaison shall be posted on site in an all-weather sign that is visible to the public right of way.
c. Another all-weather sign shall be posted at all entrances to the construction site to inform all contractors and subcontractors of the requirements of the City’s Noise Ordinance in accordance with SRMC 8.13.050. d. Traffic Control Plan to address on-site and off-site construction traffic. This plan shall include:
i. Any alterations, closures, or blockages to sidewalks, pedestrian paths, or vehicle travel lanes (including bicycle lanes);
ii. Storage of building materials, equipment, dumpsters, debris anywhere in the public Right of Way;
iii. Hauling route for trucks used for the construction of the project.

The TCP shall be stamped and signed by a registered
engineer prior to submittal. The TCP shall be consistent with any other requirements of the construction phase. A current copy of this Plan shall be available at all times at the construction site for review by City Staff.

e. Designate the location of construction worker parking on-site or in another off-street location provided by the applicant. Construction workers may not park on-street in the downtown area or adjacent residential neighborhoods.
- 13 -
f. A screened security fence approved by the Director of the Community and Economic Development Department shall be placed and maintained around the perimeter of the project and removed immediately following construction work.
g. Proposed construction phasing, schedule of work, and approximate timeline of project.
h. In the event that the CMP conflicts with any conditions imposed by the grading permit for the project, the more restrictive language or conditions shall prevail. The applicant shall be responsible for addressing any unanticipated construction impacts to the neighborhood and surrounding residents to the reasonable satisfaction of the Director of the Community and Economic Development Department.
i. Mass grading shall occur between April 15 and October 15, unless otherwise approved in writing by the Department of Public Works. j. Acknowledgement that the applicant shall be required to repair any roadway damage created by the additional construction truck traffic. k. Acknowledgement that the location of construction trailers shall be on-site, unless otherwise approved by the Chief Building Official. l. Location of construction staging and material storage related to the project.
m. Environmental and safety measures:
i. Construction safety fences around the construction area. ii. Dust control and air pollution control measures.
iii. Erosion and sedimentation control measures.
iv. Tree protection fencing.
v. Construction vehicle parking

26.Pre-Construction Meeting. Prior to issuance of the first site development permit for each construction area (e.g., on-site parcel(s) or building site(s), or off-site improvement construction area), a pre-construction meeting shall be held, including representatives from the Applicant and the City to review the CMP and including applicable conditions of approval. The general contractor or Applicant shall ensure that all subcontractors involved in subsequent phases of construction are aware of the conditions of approval.

27.Landscaping Shall Be Maintained. All landscaping included in this project approval shall be maintained in good condition in perpetuity, and any dead or dying plants, bushes, or trees shall be replaced with new healthy stock of a size compatible with the remainder of the growth at the time of replacement to the satisfaction of the Director.

28.Landscaping and irrigation plans shall comply with Marin Municipal Water District's (MMWD) water conservation rules and regulations. The project must meet the Marin Municipal Water District's (MMWD) water conservation rules and - 14 -
regulations. For projects that are required to provide a water-efficient landscape pursuant to Section 14.16.370 of the San Rafael Municipal Code, the applicant shall prepare a landscape plan and supportive materials that comply with the Marin Municipal Water District (MMWD) Ordinance No. 414 and future amendments as adopted. Prior to the issuance of a grading permit, the applicant shall provide written verification of plan approval from MMWD.

29.Mechanical Equipment to be Screened. All mechanical equipment (i.e., air conditioning units, meters, and transformers) and appurtenances not entirely enclosed within the structure (on the side of the building or the 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 prior to issuance of a building permit.

30.Exterior Lighting. All exterior lighting shall be energy efficient where feasible, and shielded and directed downward and away from property lines to prevent excessive glare beyond the subject property.

31.Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit. Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.

32.Applicant Responsible for Compliance with Conditions. The applicant shall ensure compliance with all of the following conditions, including submittal to the project planner of required approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies.

33.Plans and Representations Become Conditions. All information and representations, whether oral or written, including the building techniques, materials, elevations and appearance of the project, as presented at the Planning Commission meeting dated January 28, 2025, shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by the Director. Modifications deemed not minor by the Director may require review and approval as an amendment to the Environmental and Design Review Permit.

34.Subject to All Applicable Laws and Regulations. The project is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to any construction, the applicant shall identify and - 15 -
secure all applicable permits from the Planning and Building Divisions, Public Works Department, and other affected City divisions and departments.

35.Consultation with the Department of Public Works (DPW). The condition was created at the Planning Commission hearing. Applicant to consult with DPW to confirm the location of the existing retaining walls at the northwest of the property and coordinate with DPW as necessary if located in the right-ofway.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

_____________________
Lindsay Lara, City Clerk

Attachment A
RESOLUTION NO. 24-05

RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION RECOMMENDING

TO THE CITY COUNCIL APPROVAL OF A MAJOR ENVIRONMENTAL AND

DESIGN REVIEW PERMIT WITH AN EXCEPTION TO SPECIFIED HILLSIDE DEVELOPMENT STANDARDS (ED24-015; EX25-001) AND A VARIANCE (V25-001)

FOR A NEW ATTACHED ELEVATED DECK AND DETACHED PARKING DECK WITH ASSOCIATED ACCESS PATHS LOCATED AT 38 MIRAFLORES AVENUE APN: 012-052-04
WHEREAS, on March 21, 2024 Yooju No (Architect) submitted a request for an Environmental and Design Review Permit and Exception for a proposed detached parking deck, attached rear deck, and associated access paths and landscaping at 38 Miraflores Avenue; and
WHEREAS, on December 9, 20224 the application was deemed complete for processing; and
WHEREAS, on June 24, 2025 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 and Economic Development Department staff.

NOW THEREFORE BE IT RESOLVED, based on the staff report, written comments and testimony received at the Public Hearing, the Planning Commission makes the following findings relating to the Environmental and Design Review (ED24- 001),Exception (EX24-003), and Variance (V25-001):

CEQA FINDING
(PLAN24-042)
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 pursuant to Section 15303 of the CEQA Guidelines (New Construction or Conversion of Small Structures).

VARIANCE FINDINGS
(V25-001)
A. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the requirements of this title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; - 2 -
The Project site has a significant slope starting immediately at the front property line and extending to the rear. The only existing graded portions of the lot are limited to the existing primary residence and the access immediately adjacent to Miraflores Avenue, allowing for no off-street parking areas. The existing residence is sited towards Miraflores Avenue, which serves and the point of the access to the right-of-way for the Project site. The strict application of the requirements would preclude the installation of the proposed parking deck at the front and side property lines that allow for two designated parking spaces immediately accessible from the road, a use which other properties in the vicinity and in the same zoning classification currently enjoy.

B. That the variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zoning district in which such property is situated;
The significant slope and limited grading at the site is a unique condition limited to properties sited between two separate roads. The construction of a parking deck as proposed in the Project will not grant special privileges, rather will allow this property to enjoy off-street parking enjoyed by other properties in the same zoning district.

D. That granting the application will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare.

The Project has been reviewed by the Building Division and the Fire Department and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works, and as conditioned it will not be a detriment or injurious to property or improvements in the vicinity of the development site or the public health, safety or welfare.

ENVIRONMENTAL AND DESIGN REVIEW FINDINGS
(ED24-015)
A. The project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter:
- 3 -
The Project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of San Rafael Municipal Code (SRMC), as the project is in accord with the Low Density Residential designation in General Plan 2040 and the policies to support residential building in hillside areas (Policy LU-1.8:

B. The project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located:

C. The project design minimizes adverse environmental impacts:

The proposed structures for the Project will be installed on piers and will not require additional grading into the hillside.

D. The project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity:

EXCEPTION (HILLSIDE) FINDINGS
(EX24-003)
A. The project design alternative meets the stated objectives of the hillside design guidelines to preserve the inherent characteristics of hillside sites, - 4 -
display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to the natural setting:

The Project, including the installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. The orientation of the parking deck to the front property line will additionally avoid construction over sloped portions of the property. The Project will not exceed the maximum height and stepback limitations for hillside properties.

The Project, including the installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. Siting the parking deck immediately at the front property line will not result any obstruction of any views from Miraflores Avenue.

The siting of the attached deck to the rear of the residence will not further obstruct any view from the right-of-way on Miramar Avenue beyond what is already obstructed by the existing residence.

CONDITIONS OF APPROVAL
(PLAN24-042)
General Terms and Standard Conditions
The following are general terms and standard conditions that apply to each severable entitlement of the 38 Miraflores Avenue, hereby the “Project”: Environmental and Design Review Permit (PLAN24-042; ED24-015, EX24-003 and VAR24-001)

1. For purposes of these Conditions of Approvals, the following terms shall have the following meanings:
“Director” shall mean the Director of the Community and Economic Development Department.
“First building permit” shall mean any permit required for construction related activities on a structure including permits for building, foundation, or superstructure, but excluding demolition permits.

- 5 -
“Building permit” shall mean any permit required for construction related activities on a structure including permits for building, foundation, or superstructure, but excluding demolition permits.
“Site development permit” shall mean any permit required for earth-disturbing activities, including, permits for grading, excavation, shoring, utilities, demolition, site preparation, or any other permits required for earth-disturbing activities, but excluding building permits.
“Applicant” shall mean Yooju No, Space/Craft and/or any successor in interest. “Property Owner(s)” shall mean Jason Ramil and/or any successor in interest. “Project” shall mean the 38 Miraflores Avenue Project as approved by the City of San Rafael as described in the staff report.
“Project Site” shall mean APN 012-052-04.

Yooju No, Architect consisting of 14 plan sheets, received on May 30, 2025

4. Term of Approval. This Project (PLAN24-042; ED24-015, EX24-003 and VAR24- 001), shall be valid for two years from the date of approval of the City Council, and shall be null and void if a building permit is not exercised or a time extension granted prior to the expiration date. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced.

5. Fees, Dedication Requirements, Reservation Requirements and Other Exactions.

The conditions of Project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of the statement of the amount of such fees and a description of the dedications, reservation, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations, and other exactions required in connection with the - 6 -
instant approvals has begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction.

8. All Third Party Fees Shall be Paid. Prior to issuance of any/each building permit, the applicant shall verify for the City that it has paid all third party-outside agency fees applicable to such portion of the Project, including but not limited to any school fees, water capacity fees, and sewer capacity fees. Unless a condition includes a different time for payment, the applicant shall pay all applicable City fees prior to the issuance of each building permit.

10. Applicant Responsible for Conditions of Approval. Applicant is responsible for conditions of approval. The Applicant shall ensure compliance with all conditions of approval, including submittal to the Project Planner of required approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies.

11. Applicant to Hold City of San Rafael Harmless. Applicant or permittee shall defend, indemnify, and hold harmless the City of San Rafael or its elected and appointed officials, agents, officers, and employees from any claim, action, or proceeding brought by a third party against the City of San Rafael or its elected and appointed - 7 -
officials, agents, officers, or employees to attack, set aside, void, or annul an approval of the Planning Commission, the City Council, the Director, or any other department, committee, or agency of the City concerning a development, variance, permit or l

12. This Permit authorizes only the proposed Project described in the application. In no way does approval authorize other uses, structures or activities not included in the Project description. When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To reestablish the previously existing use, an applicant must obtain all permits required by the Zoning Ordinance for the use.

13. All Plans and Information Become Conditions. All information and representations, whether oral or written, including the building techniques, colors, materials, elevations, and overall appearance of the project, as presented at the Planning Commission meeting dated June 24, 2025 and as presented in the Plans as outlined below shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the Project shall be subject to review and approval by the Director.

Modifications deemed not minor by the Director may require review and approval as an amendment to the approved project entitlements including the Environmental and Design Review Permit (PLAN24-042; ED24-015, EX24-003 and VAR24-001), as applicable.

14. Regulation Compliance. Approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property. Prior to any construction, tenant improvement or installation of signage, the applicant shall identify and secure all applicable permits from all federal, state, and City departments.

15. Conditions of Approval Validity. If any term, provision, or portion of these conditions or the application of these conditions to a particular situation is held by a court to be invalid, void or unenforceable, the remaining provisions of these conditions, or their application to other actions related to the Project, shall continue in full force

16. Construction Hours (Ongoing throughout demolition, grading, and/or construction).

Consistent with the City of San Rafael Municipal Code Section 8.13.050.A, construction hours on private property shall be limited to 7:00 a.m. to 6:00 p.m.

Monday through Friday and 9:00 a.m. to 6:00 p.m. on Saturdays. Construction shall not be permitted on Sundays or City-observed holidays. Construction - 8 -
activities shall include delivery of materials, hauling materials off-site; startup of construction equipment engines, arrival of construction workers, playing of radios and other noises caused by equipment and/or construction workers arriving at, or working on, the site.

17. Construction Noise (Ongoing throughout demolition, grading, and/or construction).

During construction, the Project shall:
a. Properly muffle and maintain all construction equipment powered by internal combustion engines.
b. Prohibit unnecessary idling of combustion engines.
c. Locate all stationary noise-generating construction equipment such as air compressors as far as practical from existing nearby residences and other noise-sensitive land uses. Such equipment shall also be acoustically shielded.
d. Select quiet construction equipment, particularly air compressors, whenever possible. Fit motorized equipment with proper mufflers in good working order.
e. The Applicant shall designate a “Project Liaison” responsible for responding to any local complaints about construction noise. This person shall determine the cause of any noise complaint (e.g., starting too early, bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. A telephone number for the Project Liaison shall be posted at the construction site.
f. Erect temporary noise barriers to limit construction noise to no more than 90 dBA max at residences. Temporary noise barriers shall be constructed with solid materials (e.g., wood) with a density of at least 1.5 pounds per square foot with no gaps from the ground to the top of the barrier at a minimum height of 12 feet along the southern and eastern project boundaries. If a sound blanket is used, barriers shall be constructed with solid material with a density of at least one pound per square foot with no gaps from the ground to the top of the barrier and be lined on the construction side with acoustical blanket, curtain or equivalent absorptive material rated sound transmission class (STC) 32 or higher.

18. Construction Vibration (Ongoing throughout demolition, grading, and/or construction). During construction, the project shall:
a. Avoid the use of large earthmoving equipment (greater than 100 hp) within 15 feet of residential buildings and within 12 feet of commercial buildings, as this is the distance where these buildings are susceptible to damage from vibration from this equipment.
b. Schedule construction activities with the highest potential to produce vibration to hours with the least potential to affect nearby institutional, - 9 -
educational, and office uses that the Federal Transit Administration identifies as sensitive to daytime vibration (FTA 2006). c. Notify neighbors of scheduled construction activities that would generate vibration.
d. Select quiet construction equipment, particularly air compressors, whenever possible. Fit motorized equipment with proper mufflers in good working order.
e. Residences adjacent to the project site shall be notified in advance by writing of the proposed construction schedule before construction activities commence.
f. The Applicant shall designate a “Project Liaison” responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of any vibration complaint (e.g., starting too early, bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. A telephone number for the Project Liaison shall be posted at the construction site.

19. Construction Noise and Vibration Management- Public Notice Required. At least two weeks prior to initiating any construction activities at the site, the Applicant shall provide notice to businesses and residents within 500 feet of the project site.

20. Encroachment Permit (Ongoing throughout demolition, grading, and/or construction). Any construction work, including on-street traffic control, is subject to review and approval through the Department of Public Works Encroachment Permit process. Truck routes are submitted to review and approval through Department of Public Work’s Transportation Permit process and shall comply with City of San Rafael Municipal Code Chapter 5.52.

21. Archaeological Resources (Ongoing throughout demolition, grading, and/or construction). Pursuant to CEQA Guidelines section 15064.5(f), “provisions for historical or unique archaeological resources accidentally discovered during construction” shall be implemented. Further, compliance with the City’s Archeological Resources Protection Ordinance and Resolution No. 10988, which implements the Ordinance, requires the following:
- 10 -
a. In the event that any archaeological resources are inadvertently discovered during ground disturbing activities (“find”), all work within 50 feet of the resources shall be halted. The Federated Indians of Graton Rancheria (FIGR) shall be immediately notified and a a qualified archaeologist retained at Developer’s sole cost and expense to consult with the City, FIGR, and the Developer and any other applicable regulatory agencies to employ best practices for assessing the significance of the find, developing and implementing a mitigation plan if avoidance is not feasible. Evidence of prehistoric or historic-era subsurface archaeological features or deposits may include ceramic shards, trash scatters, and lithic scatters). All significant, non-Tribal cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by the qualified professional according to current professional standards. b. In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations.
c. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources is carried out. d. If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center.

22. Human Remains (Ongoing throughout demolition, grading, and/or construction).

In the event of the accidental discovery or recognition of any human remains, the following steps should be taken: (1) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remai
a. The Marin County Coroner must be contacted to determine that no b.
i. The coroner shall contact the Native American Heritage Commission ii. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the

iii. The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98. Where the following conditions - 11 -
occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to

1. The Native American Heritage Commission is unable
to identify a most likely descendent or the most likely descendent failed to make a recommendation within 24

2. The descendant identified fails to make a

3. The landowner or his authorized representative rejects the recommendation of the descendant, and the
mediation by the Native American Heritage
Commission fails to provide measures acceptable to

23. Paleontological Resources (Ongoing throughout demolition, grading, and/or construction). In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented. The plan

24. Halt Work/Unanticipated Discovery of Tribal Cultural Resources (Ongoing throughout demolition, grading, and/or construction). In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project construction contractor shall notify the Director of Community and Economic Development Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations. If it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid - 12 -

25. Construction Management Plan. The applicant shall submit a Construction Management Plan (CMP) for review and approval by the Director of Community and Economic Development Department and Director of Public Works prior to issuance of building or grading permit. The construction management plan shall a. Acknowledgement that all materials and equipment shall be staged on-site, b. Contact information (phone number and email) for contractor, property owner project liaison shall be posted on site in an all-weather sign that is c. Another all-weather sign shall be posted at all entrances to the construction site to inform all contractors and subcontractors of the requirements of the d. Traffic Control Plan to address on-site and off-site construction traffic. This i. Any alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle travel lanes (including bicycle

ii. Storage of building materials, equipment, dumpsters, debris

iii. The TCP shall be stamped and signed by a registered engineer prior to submittal. The TCP shall be consistent with any other requirements of the construction phase. A current copy of this Plan shall be available at all times at the construction site for rev
e. Designate location of construction worker parking on-site or in another offstreet location provided by the applicant. Construction workers may not park onf. A screened security fence approved by the Director of Community and Economic Development Department shall be placed and maintained around the perimeter of the project and removed immediately following construction g. Proposed construction phasing, schedule of work, and approximate timeline h. In the event that the CMP is conflicting with any conditions imposed by the grading permit for the project, the more restrictive language or conditions shall prevail. The applicant shall be responsible for addressing any unanticipated construction impacts to the neighborhood and surrounding residents to the reasonable satisfaction of the Director of Community and

- 13 -
i. Mass grading shall occur between April 15 through October 15, unless

j. Acknowledgement that the applicant shall be required to repair any roadway k. Acknowledgement that that the location of construction trailers shall be on-

l. Location of construction staging and material storage related to the m.
i.
ii.
iii.
iv. v.

26. Pre-Construction Meeting. Prior to issuance of the first site development permit for each construction area (e.g., on-site parcel(s) or building site(s), or off-site improvement construction area), a pre-construction meeting shall be held, including representatives from the Applicant and the City to review the CMP and including applicable conditions of approval. The general contractor or Applicant shall ensure that all subcontractors involved in subsequent phases of construction aware of the conditions of a

27. Landscaping Shall Be Maintained. All landscaping included in this project approval shall be maintained in good condition in perpetuity and any dead or dying plants, bushes, or trees shall be replaced with new healthy stock of a size compatible with the remainder of the growth at the time of replacement to the satisfaction of the

28. Landscaping and irrigation plans shall comply with Marin Municipal Water District's (MMWD) water conservation rules and regulations. The project must meet the Marin Municipal Water District's (MMWD) water conservation rules and regulations. For projects that are required to provide a water-efficient landscape pursuant to Section 14.16.370 of the San Rafael Municipal Code, the applicant shall prepare a landscape plan and supportive materials that comply with the Marin Municipal Water District (MMWD) Ordinance No. 414, and future amendments as adopted. Prior to the issuance of a grading permit, the applicant shall provide written verification of plan approval from MMWD.

29. Mechanical Equipment to be Screened. 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 all be indicated on
- 14 -
the building plans and approved by the Planning Division prior to issuance of a

30. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded and directed downward and away from property lines to prevent

31. Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit. Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.

32. Applicant Responsible for Compliance with Conditions. The applicant shall ensure compliance with all of the following conditions, including submittal to the project planner of required approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies.

33. Plans and Representations Become Conditions. All information and representations, whether oral or written, including the building techniques, materials, elevations and appearance of the project, as presented at the Planning Commission meeting dated January 28, 2025 shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by Director. Modifications deemed not minor by the Director may require review and approval as an amendment to the Environmental and Design Review Permit.

34. Subject to All Applicable Laws and Regulations. The project is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to any construction, the applicant shall identify and secure all applicable permits from the Planning and Building Divisions, Public Works Department and other affected City divisions and departments.

35. Consultation with the Department of Public Works (DPW). The Planning Commission directed staff to add the following condition of approval:

Applicant to consult with DPW to confirm the location of the existing retaining walls at the northwest of the property and coordinate with DPW as necessary if located in the right-of-way.
- 15 -
The foregoing Resolution was adopted at the regular City of San Rafael Planning Commission meeting held on the 24th day of June, 2025.

AYES:

NOES:

ABSENT:

SAN RAFAEL PLANNING COMMISSION
ATTEST: BY: __________________________________ ________________________________ Margaret Kavanaugh-Lynch, Secretary Chair Mercado

ATTACHMENT 3
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 1 LAND USE ELEMENT
Policy LU-1.8: Density of Residential Development. Use the density ranges in the Land Use Element to determine the number of housing units allowed on properties within the Planning Area.

Consistent
The project is limited to one new primary dwelling unit on the property.

Policy LU-2-1: Land Use Map and Categories. Use the General Plan Map as the framework for future land use decisions. The Map displays the distribution of different land use categories in the San Rafael Planning Area. Each category is associated with a particular set of uses and densities/ intensity standards. All proposed projects must meet these standards, as well as other applicable standards established by the City’s zoning regulations. Some uses in each category are “conditional,” meaning they are allowed only in limited areas or may be subject to specific conditions
Consistent
Single-family residential is a permitted use in the Low Density Residential designation.

Policy LU-3.2: New Development in Residential
Neighborhoods
Preserve, enhance, and maintain the residential character of neighborhoods to keep them safe, desirable places to live. New development, redevelopment of existing buildings, and land use changes within and adjacent to residential areas should:
• Enhance neighborhood image and design quality
• Incorporate sensitive transitions in height and setbacks from adjacent properties
• Preserve historic, unique, and architecturally significant structures
• Respect and enhance natural features and terrain
• Reduce exposure to hazards, including limited emergency vehicle access
Consistent
The Project design does not exceed the existing height of the primary residence and steps in height down the existing slope of the property. The two main structures proposed will be installed on piers and landscaping will be installed across the property to protect and enhance the natural hillside.

ATTACHMENT 3
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 2 • Include amenities such as sidewalks, pathways, trees, and other landscape improvements
• Maintain or enhance infrastructure service levels
• Meet expected parking demand
• Minimize reduction of views, privacy, and solar access for neighboring properties
While these principles are fundamental, they do not preclude neighborhood change. Neighborhoods are dynamic places, and should adapt to changing tastes, styles, technology, and needs as they evolve.

COMMUNITY DESIGN AND PRESERVATION ELEMENT
Policy NH-2.23: Gerstle Park
Preserve and enhance the residential and historic character of the Gerstle Park neighborhood by:
a) Protecting the mixed-density residential area, strictly limiting rezoning to higher densities.
b) Prohibiting additional non-residential development in Gerstle Park except as already allowed in zoning regulations.
c)Protecting hillside ridges and the visual backdrop of the ridges on the edges of the neighborhood.
d) Preserving and enhancing the distinctive design character of the neighborhood, including historic design features. New development or significant remodels should enhance and respect the
architectural character of the neighborhood.

Consistent
The primary residence will remain and will not require any rezoning. The proposed Project will not have an impact on the adjacent ridgeline and will enhance the unique characteristics of the surrounding neighborhood.

ATTACHMENT 3
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 3 e) Requiring that adjacent Downtown land use designations and developments are compatible with and do not negatively affect the neighborhood, and that sensitive transitions occur where Downtown development abuts neighborhood residences.

Policy NH-2.24: Natural Features
Protect and enhance important natural features in the Gerstle Park area, including Mahon/San Rafael Creek, mature street trees, and community open spaces, hillsides, and woodlands.

Consistent
The new structures proposed for the Project will be set above the existing natural grade of the hillside. The proposed plantings will predominately be low to the ground and will not result in the destruction of any natural features.

COMMUNITY DESIGN AND PRESERVATION ELEMENT
Policy CDP-1.1: City Image
Reinforce San Rafael’s image by respecting the city’s natural features, protecting its historic resources, and strengthening its focal points, gateways, corridors, and neighborhoods.

Consistent
In addition to the respect of the property’s natural features as described above, the project will not further obstruct any existing views from the public right-of-ways.

Policy CDP-1.2: Natural Features
Recognize and protect the key natural features that shape San Rafael’s identity, including the Bay, local hills and ridgelines, creeks and wetlands, tree cover, and views of Mt. Tamalpais and other natural landmarks. Height limits and other building standards should respect San Rafael’s natural topography and reinforce its sense of place, including the character and boundaries of individual neighborhoods.

Consistent
The Project will be in addition to the existing development within 100 vertical feet of an identified ridgeline. The proposed construction will not further obstruct the existing view to or from the ridgeline.

ATTACHMENT 3
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 4 Policy CDP-1.3: Hillside Protection.

Protect the visual integrity and character of San Rafael’s hillsides and ridgelines. Where hillside construction is permitted, structures should be designed to provide slope and foundation stability, erosion control, and adequate emergency access, drainage and parking. Hillside buildings should be sited to protect the natural landscape, avoid excessive tree loss, and preserve scenic vistas from public vantage points.

Consistent
The Project is designed so as not to disrupt the hillside more than necessary or further obstruct any existing views.

Policy CDP-2.3: Neighborhood Identity and Character.

Recognize, preserve, and enhance the positive qualities that shape neighborhood identity. Development standards should respect neighborhood context and scale and preserve design elements that contribute to neighborhood livability. Standards should also provide the flexibility for innovative design and new types of construction. Code enforcement and City programs should maintain community standards and the integrity of buildings and landscapes.

Consistent
The Project will respect the neighborhood context by preserving and enhancing the hillside. The addition of designated parking spaces will encourage off-street parking so as not to disrupt the roadway.

SAFETY AND RESILIENCE ELEMENT
Policy S-2.2: Minimize the Potential Effects of Landslides.

Development proposed in areas with existing or potential landslides (as identified by a Certified Engineering Geologist, Registered Geotechnical Engineer, or the LHMP) shall not be endangered by, or contribute to, hazardous conditions on the site or adjoining properties. Landslide mitigation should consider multiple options in order to reduce potential secondary impacts (loss of vegetation, site grading, traffic, visual). The City will only approve new development in areas of identified landslide hazard if Consistent
The Project will be required to meet all regulations and conditions imposed by the Building Division and the Department of Public Works prior to issuance of a building permit.

ATTACHMENT 3
ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 5 the hazard can be appropriately mitigated, including erosion control and replacement of vegetation.

Policy CDP-4.3: Creative Architecture and Design
Encourage creative architecture while respecting the context of each site.

Consistent
The Project is consistent with the design review criteria provided in SRMC Section 14.25.050. See Attachment C for further detail Policy CDP-4.4: Single Family Home Design
Encourage the design of new homes, additions, and alterations that integrate well with their surroundings and support the livability of neighborhoods. Residential additions and alterations should respect the proportions, styles, and materials of the house and adjacent properties.

Consistent
The Project will support the livability of the property and the neighborhood by providing off-street parking spaces and usable outdoor space,
Policy CDP-4.10: Landscape Design
Encourage—and where appropriate require—privately owned and maintained landscaping that conserves water, contributes to neighborhood quality, complements building forms and materials, improves stormwater management and drainage, and enhances the streetscape. Natural elements such as plants should be an integral part of site development and should enhance the built environment while supporting water conservation goals.

Consistent
As conditioned, the property owner will be required to install and maintain the landscaping to the satisfaction of the Marin Municipal Water District (MMWD).

ATTACHMENT 4
ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING
1 CHAPTER 14.04 – RESIDENTIAL DISTRICTS

14.04.020 - Land use regulations (R, DR,
MR, HR, PD).

Consistent
Single-family residences are permitted by right in the R5 zoning district.

14.04.030 – Property Development Standards
(R)
Partially Consistent
The project is consistent with the majority of the required property development standards, but is requesting exceptions to the required front setback and garage setback.

CHAPTER 14.12 – HILLSIDE DEVELOPMENT OVERLAY DISTRICT

14.12.030 - Property development standards
(-H)
Not Consistent
The Project is not consistent with the property development standards for hillside properties as the natural state and gross building square-footage requirements will be exceeded.

14.12.040 – Exceptions to property
development standards.

Consistent
The project is found to be consistent with the findings required for an exception to the Hillside property development standards as locating the new residence on the existing graded portion of the site will avoid excessive grading and preserve the remaining natural hillside.

CHAPTER 14.23 – VARIANCES

14.23.070 - Findings
A. That because of special circumstances
applicable to the property, including size,
shape, topography, location or
surroundings, the strict application of the
requirements of this title deprives such
property of privileges enjoyed by other
property in the vicinity and under identical
zoning classification;
Consistent
The subject property has a significant slope starting immediately at the front property line and extending to the rear. As such, existing graded portions of the lot are limited to the existing primary residence and the access immediately adjacent to Miraflores Avenue. The existing residence is sited towards Miraflores Avenue, which serves and the point of the access to the right-of-way for the property. The installation of the proposed parking deck at the front and side property lines will allow for two designated parking spaces immediately accessible from the road.

ATTACHMENT 4
ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING
2 B. That the variance will not constitute a grant
of special privileges inconsistent with the
limitations upon other properties in the
vicinity and zoning district in which such
property is situated;
Consistent
The significant slope and limited grading at the site is a unique condition limited to properties sited between two separate roads.

C. That granting the variance does not
authorize a use or activity which is not
otherwise expressly authorized by the
zoning regulations for the zoning district in
which the subject property is located;
Consistent
Accessory structures are permitted on residential properties per SRMC Section 14.04.020.

D. That granting the application will not be
detrimental or injurious to property or
improvements in the vicinity of the
development site, or to the public health,
safety or general welfare.

Consistent
The project has been initially reviewed by the Building Division and the Fire Department and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works.

CHAPTER 14.25 – ENVIRONMENTAL AND DESIGN REVIEW PERMITS

14.25.090 - Findings
A. The project design is in accord with the
general plan, the objectives of the zoning
ordinance and the purposes of this
chapter;
Consistent
The project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of San Rafael Municipal Code (SRMC), as the project is in accord with the Low Density Residential designation in General Plan 2040 and the policies to support residential building in hillside areas (Policy LU-1.8: Density of Residential Development; Policy CDP-1.3: Hillside Protection; and Policy C-1.10: Hillside Preservation); the project is located in the R5 Zoning District where single-family homes are permitted by right; and the project is being reviewed in accord with the findings required for an environmental and design review (SRMC Section 14.25.090) and an exception from the hillside development standards (SRMC Section 14.12.040).

B. The project design is consistent with all
applicable site, architecture and
landscaping design criteria and guidelines
for the district in which the site is located;
Consistent
The project conforms with the majority property development standards for the R5 zoning district (SRMC Section 14.04.030) and meets the findings required for exceptions to the development standards for which the proposed design does not meet for the Hillside Development Overlay District (SRMC Section 14.12.020). The Project is consistent with the ATTACHMENT 4
ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING
3 design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and surrounding neighborhood.

C. The project design minimizes adverse
environmental impacts; and
Consistent
The proposed structures will be installed on piers and will not require additional grading into the hillside.

D. The project design will not be detrimental
to the public health, safety or welfare, nor
materially injurious to properties or
improvements in the vicinity.

Consistent
The project has been initially reviewed by the Building Division and the Fire Department and the location and orientation of the driveway has been reviewed for safe access by the Department of Public Works.

CHAPTER 14.12 – HILLSIDE DEVELOPMENT OVERLAY DISTRICT (-H)

14.12.040 - 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:

Consistent
The installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. The orientation of the parking deck to the front property line will additionally avoid construction over sloped portions of the property. The project will not exceed the maximum height and stepback limitations for hillside properties.

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.

Consistent
The installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. Siting the parking deck immediately at the front property line will not result any obstruction of any views from Miraflores Avenue. The siting of the attached deck to the rear of the residence will not further obstruct any view from the right-of-way on Miramar Avenue beyond what is already obstructed by the existing residence.

ATTACHMENT 4
ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING
4 38-40 MIRAFLORES AVE SAN RAFAEL, CA94901, PERMIT SET

VICINITY MAP

PROJECT DIRECTORY

DRAWING LIST

SYMBOLS

PROJECT DATA

FIRE PROTECTION
(FIRE SPRINKLER PLANS TO BE

DEFERRED SUBMITTAL TO THE FIRE
PREVENTION BUREAU.)

ELECTRICAL

PLUMBING

MECHANICAL

THE TRADES LISTED ABOVE WILL BE

SUBMITTED AS DEFERRED

SUBMITTALS

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS
COVER
SHEET
& DRAWING
INDEX
G0.0

ABBREVIATIONS
∠
┴
□ APPLICABLE CODE SECTIONS PROJECT DESCRIPTION

MINIMUM CONTROL

MEASURE FOR
SMALL CONST.

PROJECT GUIDELINE
G0.5

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS

GENERAL PLANNING

APPLIATION FORM
& NEIGHBOR'S

AGREEMENT LETTER
G0.6

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS

RIDGELINE

DIAGRAM &

SATELLITE

AREA PHOTO
A0.7a

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS
3 RIDGE DIAGRAM 1 PROVIDED BY PLANNING DEPARTMENT
N.T.S. @ 36X24
4 RIDGE DIAGRAM 2 PROVIDED BY PLANNING DEPARTMENT
N.T.S. @ 36X24
2 AREA MAP / KEY MAP FOR RIDGELINE DIAGRAM
N.T.S. @ 36X24
1 SATELLITE AREA PHOTO
N.T.S. @ 36X24
38 (40) MIRAFLORES,

SUBJECT PROPERTY
38 (40) MIRAFLORES,

SUBJECT PROPERTY

RIDGELINE
VIEWS

LOOKING UP FROM
MIRAFLORES AVE.

A0.7b

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS
5 21 MIRAFLORES AVE., RIDELINE VIEW LOOKING UP FROM MIRAFLORES AVE.

N.T.S. 6
35 MIRAFLORES AVE., RIDELINE VIEW LOOKING UP FROM MIRAFLORES AVE. 4 N.T.S. 15 MIRAFLORES AVE. RIDELINE VIEW LOOKING UP FROM MIRAFLORES AVE.

N.T.S.
7 41 MIRAFLORES AVE. EXISTING REAR DECK, VIEW FROM MIRAFLORES AVE.

N.T.S. @ 36X24 8
41 MIRAFLORES AVE. EXISTING REAR DECK, VIEW FROM MIRAFLORES AVE.

N.T.S. @ 36X24 9
51 MIRAFLORES AVE. EXISTING REAR DECK, VIEW FROM MIRAFLORES AVE.

N.T.S. @ 36X24
4 7
5 8
6 9

ELEVATED REAR DECK
@ 15 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE.

ELEVATED REAR DECK
@ 21 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE.

ELEVATED REAR DECK
@ 35 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE.

ELEVATED REAR DECK
@ 41 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE.

ELEVATED REAR DECK
@ 51 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE.
1 KEY MAP FOR PHOTOS
N.T.S. @ 36X24
38-40 MIRAFLORES,

SUBJECT PROPERTY

OPEN AREA

UNDER PARKING DECK

MIRAFLORES AVENUE
15' WIDE
2ND STORY

MIRAMAR AVENUE
30' WIDE

OUTLINE ABOVE

OUTLINE ABOVE
162.17 +/-
(E) RETAINING WALL BELOW
(E) WD. FENCE & DOOR TO REMAIN. REPAIR WHERE NEEDED. KEEP ALL FENCES AND DOORS TO BE 3FT OR LESS PER SRMC SECTION 14.16.295 (A) KEYNOTES:
(N) 1 HOUR FIRE RATED WALL, FROM (E) GRADE TO MIN. 30" HIGH ABOVE FINISH LEVEL OF DECK, ALONG THE PROPERTY LINE BETWEEN 44 AND 38 MIRAFLORES AVE. TO BE CLADDED WITH PTD. HARDIE PLANK SIDING.

UNFINISHED OPEN AREA UNDER CAR PARKING DECK, (E) GRADE TO REMAIN AS-IS. (E) ROOF LINE ABOVE, SHOWN AS DASHED, TO REMAIN AS-IS

AUTOMATED DRIP IRRIGATION FOR PLANTS ESTABLISHMENT AND
MAINTENANCE, TIMER OPERATED, MAIN 3/4" HOSE CONNECTED TO HOSE BIB, 1/4" BRANCH HOSE TO BE PLACED @ 18" O.C. MAX WITH EMMITTER (DRIP HEAD) @ 18" O.C. MAX. THROUGHOUT THE SITE.

TRASH BIN STATION, NOT VISIBLE FROM STREET
(E) WOOD RETAINING WALLS TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) CONCRETE STAIR TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) CONC. RETAINING WALL TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) ON-GRADE LANDSCAPE WALKWAY TO REMAIN. REPAIR WHERE NEEDED. (E) BUILDING TO REMAIN
(E) TO REMOVE
LEGEND:
(N) STUD WALL
(N) TWO CAR PARKING DECK. INTERIOR DIMENSIONS SHALL BE MINIMUM 18'X19' PER CODE 14.18.180, CONCRETE DECK SLOPE DOWN TO REAR YARD @ 1/4" PER FOOT FOR STORM WATER DRAIN. TOP OF FINISH LEVEL TO BE THE SAME AS THE MIRAFLORES AVE. AT THE ENTRY. 42" HIGH REDWOOD OPEN GUARDRAIL AT REAR AND STAIR SIDE. 42" HIGH HARDIE PLANK CLADDED ONE HOUR FIRE RATED GUARDRAIL ALONG PROPERTY LINE FOR FIRE PROTECTION. (N) REAR DECK, SEE FLOOR PLANS A2.0~A2.3 FOR DETAILS
- NO GRADING, EXCAVATING, FILLING ARE
PROPOSED.
- EXISTING NATURAL GRADE SHALL
REMAIN AS-IS THROUGHOUT THE SITE.
- PLANTING AND LANDSCAPING SHALL BE

EXECUTED WITH DROUGHT TOLERANT

AND FIRE RESISTANT PLANTS FOR
EROSION CONTROL AND SAFETY.

GENERAL NOTES:

LANDSCAPE AREA: 327 SQ.FT. (ENTRY PATH & ON GRADE WALKWAY)

EXISTING PROPOSED
SOILS CHARACTERISTIC: FROM SUBMITTED SOIL REPORT PAGE 2:

SHALLOW SOIL EROSION OBSERVED.

SANDY / SILTY SOIL 4-5 FT DOWN FROM THE SURFACE, BECOMING HARDSANDSTONE BELOW 8 FT. 0-4 FEET SOFT FILL, SANDY SOIL, SOIL CREEP LAYER
4-6 FEET V. STIFF COLLUVIUM
6-8 FEET SOFTER, WEATHERED SANDSTONE
> 8 FEET HARDER, WEATHERED SANDSTONE
[NO CHANGE PROPOSED]

LANDSCAPE AREA & SOIL CHARACTERISTICS
3,550 SQ.FT. (THROUGHOUT THE SITE)

RELOCATED DOOR TO SIDE YARD
(N) POSTS AND CONC. PIER FOUNDATION FOR (N) DECK ABOVE. EXACT SIZE, LOCATION AND QUANTITIES TO BE DETERMINED BY STRUCTURAL ENGINEER.

SYBOL
SIZE:

PLANT LEGEND (PROPOSED) REFER TO A1.1 a FOR ILLUSTRATED SITE PLAN

BOTANICAL / COMMON NAME
CONTAINER:

SPACING: QTY.:

PERENNIALS
1 GAL.

FESTUCA RUBRA / RED FESCUE
POT
18" O.C. 121

GROUND COVERS THYMUS PRAECOX ARTICUS / CREEPING THYME

HEDGES PODOCARPUS MACROPHYLLUS / YEW PINE

SHRUB SANTOLINA CHAMAECYPARISSUS / GRAY LAVENDER

PHYLA NODIFLORA LIPPIA / LIPPIA, FROG FRUIT

PLANT TYPE / IMAGE
SEASONALITY:

WATERING / GROWTH RATE:

ZONE / FIRE RESISTANCY:

MATURE HEIGHT / WIDTH:

SUN EXPOSURE:

FLOWERING:

CHARACTERISTICS:

HALF EVERGREEN

LOW (DRY SOIL) / MODERATE
8, 9, 10 / FIRE RESISTANT FAVORABLE
12-24 INCH / 12-18 INCH

FULL SUN / HALF SUN / HALF SHADE

EARLY TO MID SUMMER

DROUGHT TOLERANT , LOW-MAINTENANCE ,EROSION CONTROL
NOTE: AUTOMATED DRIP IRRIGATION TO BE USED FOR ESTABLISHMENT SIZE: CONTAINER:

SPACING: QTY.:
24"~36" BOX
36" O.C. 19
SEASONALITY:

SPECIAL USES:

WATERING / GROWTH RATE:

ZONE / FIRE RESISTANCY:

MATURE HEIGHT / WIDTH:

SUN EXPOSURE:

CHARACTERISTICS:

EVERGREEN

HEDGE, PRIVACY SCREEN

MODERATE / MODERATE
9, 10, 11 / FIRE RESISTANT FAVORABLE
MAINTAIN UNDER 7FT / MAINTAIN AT 3FT

PART SUN

DROUGHT TOLERANT, DEER RESISTANT
NOTE: AUTOMATED DRIP IRRIGATION TO BE USED FOR ESTABLISHMENT SIZE: CONTAINER:

SPACING: QTY.:
1 GAL. POT
4'~5' O.C. 48
SEASONALITY:

WATERING / GROWTH RATE:

ZONE / FIRE RESISTANCY:

MATURE HEIGHT / WIDTH:

SUN EXPOSURE:

FLOWERING:

CHARACTERISTICS:

EVERGREEN

LOW (DRY) / SLOW
5,6,7,8,9,10,11 / FIRE RESISTANT FAVORABLE
2-3 FT / 4-6 FT

FULL SUN
SUMMER

DROUGHT TOLERANT, LOW-MAINTENANCE, DEER RESISTANT
SIZE: CONTAINER:

SPACING: QTY.:
1 GAL. POT
18" O.C. 175
NOTE: CHEK SOIL MOIST LEVEL & WATER MANUALLY FOR ESTABLISHMENT

GROUND COVERS
SIZE: CONTAINER:

SPACING: QTY.:
1 GAL. POT
36" O.C. 187
SEASONALITY:

WATERING / GROWTH RATE:

ZONE / FIRE RESISTANCY:

MATURE HEIGHT / WIDTH:

SUN EXPOSURE:

FLOWERING:

CHARACTERISTICS:

EVERGREEN

LOW (DRY) / SLOW
9, 10 / FIRE RESISTANT FAVORABLE
2-3 FT / 4-6 FT

FULL SUN
SUMMER

DROUGHT TOLERANT, LOW-MAINTENANCE ,DEER RESISTANT,
SEASONALITY:

WATERING / GROWTH RATE:

ZONE / FIRE RESISTANCY:

MATURE HEIGHT / WIDTH:

SUN EXPOSURE:

FLOWERING:

CHARACTERISTICS:

SEMI-EVERGREEN

LOW (DRY SAND) / MODERATE
8, 9, 10, 11, 12 / FIRE RESISTANT FAVORABLE
3-6 INCH / 12-18 INCH

SHADE, PART SUN, SUN

SPRING, SUMMER, FALL

DROUGHT TOLERANT, HEAT TOLERANT, FLOOD TOLERANT

LOW-MAINTENANCE ,GROUND COVER, EROSION CONTROL,

DEER RESISTANT, STURDY FOR LIGHT FOOT TRAFFICS,
(N) DRIP IRRIGATION OVER GROUND
(N) PERENNIAL GROUND COVER FOR EROSION

CONTROL, SEE PLANT LEGEND ABOVE
(N) PERENNIAL GROUND COVER FOR EROSION

CONTROL, SEE PLANT LEGEND ABOVE
(N) SHRUB, SEE PLANT LEGEND ABOVE
(N) HEDGE, SEE PLANT LEGEND ABOVE
NOTE: AUTOMATED DRIP IRRIGATION TO BE USED FOR ESTABLISHMENT NOTE: CHEK SOIL MOIST LEVEL & WATER MANUALLY FOR ESTABLISHMENT

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS

PROPOSED

LANDSCAPE PLAN
@GROUND / PLANT

SPECIFICATION
1 PROPOSED SITE / LANDSCAPE PLAN AT GROUND LEVEL WITH 2ND STORY FLOOR PLAN A1.1a 1/4"=1'-0" @ 36X24
4' 0 4' 8'
DN
UP

REQ'D SETBACKS

REQ'D SETBACKS
(N) PARKING DECK

REQ'D SETBACKS
394 SQ. FT.
(N) DRIVEWAY SLOPE DOWN 1/4" PER FOOT

PROPERTY LINE

PROPERTY LINE
38-40 MIRAFLORES,

SUBJECT PROPERTY
2ND STORY

MIRAFLORES AVENUE
15' WIDE

MIRAMAR AVENUE
30' WIDE
162.17 +/-

REQ'D SETBACKS
DROUGHT TOLERANT VEGETATION, REFER TO LENGENDS ON A1.1 & A1.1a (E) WD. FENCE & DOOR TO REMAIN. REPAIR WHERE NEEDED. KEEP ALL FENCES AND DOORS TO BE 3FT OR LESS PER SRMC SECTION 14.16.295 (A) KEYNOTES:
(N) 1 HOUR FIRE RATED WALL, FROM (E) GRADE TO MIN. 30" HIGH ABOVE FINISH LEVEL OF DECK, ALONG THE PROPERTY LINE BETWEEN 44 AND 38 MIRAFLORES AVE. TO BE CLADDED WITH PTD. HARDIE PLANK SIDING.

UNFINISHED OPEN AREA UNDER CAR PARKING DECK, (E) GRADE TO REMAIN AS-IS. (E) BUILDING OUTLINE TO REMAIN AS-IS
(E) ROOF LINE ABOVE, SHOWN AS DASHED, TO REMAIN AS-IS
(E) RETAINING WALLS BELOW. REPAIR WHERE NEEDED.

BIKE PARKING

EXECUTED WITH DROUGHT TOLERANT

AND FIRE RESISTANT PLANTS FOR
EROSION CONTROL AND SAFETY.

GENERAL NOTES:

RELOCATED DOOR TO SIDE YARD
(N) POSTS AND CONC. PIER FOUNDATION FOR (N) DECK ABOVE. EXACT SIZE, LOCATION AND QUANTITIES TO BE DETERMINED BY STRUCTURAL ENGINEER.

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS

PROPOSED SITE /

LANDSCAPE PLAN
& PARKING DECK

FLOOR PLAN
1 PROPOSED SITE PLAN A1.1
1/4"=1'-0" @ 36X24
PROPOSED SITE PLAN WITH 2ND STORY FLOOR PLAN & REAR DECK PLAN + CAR PARKING DECK PLAN (E) STORAGE
(E) CRAWL SPACE (E) CRAWL SPACE (N) STAIR #2
HOME BATH #4 BEDROOM #4
OFFICE
EGRESS
H.B. H.B.

ABOVE
(E) WALL TO REMAIN
(N) STUD WALL
(E) TO REMOVE

NO WORK PROPOSED IN THIS AREA
LEGEND:
(E) STAIR #2 TO BE REMOVED.
(E) WINDOWS AND DOORS TO BE REMOVED OR/AND (N) OPENINGS WHERE SHOWN AS GRAY DASHED LINES. (E) OPENINGS TO BE RE-SIZED IF REQ'D.

REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE.
(E) HVAC UNIT TO BE REMOVED.
(E) STAIR #1 TO REMAIN.

KEYNOTES:
(NET GLZ. AREA) (OPERABLE GLZ.

AREA)

BEDROOM
#1 256
256 SF x .08
= 20.48 SF
32 + 15.9 + 15.9
=63.8 SF
256 SF x .04
= 10.24 SF

NATURAL LIGHT & VENTILATION

15.2 + 7.6 + 7.6
=30.4 SF

REMOVE EXISTING FINISHES THROUGHOUT, REMOVE EXISTING WALLS WHERE SHOWN AS GRAY DASHED LINES.

NO ARCHITECTURAL WORK PROPOSED. SEE STRUCTURAL DWGS FOR STRUCTURAL WORK.
(E) ROOFING TO BE REMOVED FOR REPLACEMENT.
(E) BUILDING LINE UNDER (E) ROOF TO REMAIN AS-IS.
(N) WALLS, SHOWN AS SOLID HATCH
(N) FINISHES AND FLOORING THROUGHOUT.
(N) WINDOW AND DOORS AT (N) OPENINGS OR RE-SIZED (E) OPENINGS.

REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE.
(N) HVAC UNIT & (N) 50 GAL. WATER TANK.
(N) SPLIT SYSTEM AIR CONDITIONER LINEUP.

PROVIDE EXHAUST FOR KITCHEN HOOD.
14" X 20" LOUVERED VENT TO THE CRAWL SPACE. TYP. OF (2). VENT AREA TO BE EQUIVALENT TO 1/150 OF THE CRAWL SPACE (3.65 SQ.FT. FOR 547 SQ.FT. REQUIRED.).

BEDROOM
#2 169
169 SF x .08
= 13.52 SF

10.9 + 10.9
=21.8 SF
169 SF x .04
= 6.76 SF

5.4 + 5.4
=10.8 SF

BEDROOM
#3 148
148 SF x .08
= 11.84 SF

10.9 + 10.9
=21.8 SF
148 SF x .04
= 5.92 SF

5.4 + 5.4
=10.8 SF

BEDROOM
#4 143
143 SF x .08
= 11.44 SF

10.6 + 10.6
=21.2 SF
143 SF x .04
= 5.72 SF

10.6 + 10.6
=21.2 SF
ATTIC SPACE SHOWN AS DOUBLE DASHED LINE. 351 +/- SQ.FT.

H.B. HOSE BIB
(N) ROOFING THROUGHOUT.
(N) STAIR #2, SEE STAIR NOTES AND DWG 1/A7.1.

PROVIDE CROSS VENT AREA EQUIVALENT TO 1/150 OF THE ATTIC SPACE (2.34 SQ.FT. FOR 351 SQ.FT. REQUIRED.) AT ROOF EAVE. PROVIDE INSECT SCREEN AT EACH OPENING.

PROVIDE EXHAUST FOR DRYER.

PROVIDE EXHAUST FOR BATHROOM VENT.

ACCESS PANEL TO THE CRAWL SPACE. MINIMUM SIZE SHALL BE 24"X18".

RISE = 7.75" MAX,
RUN = 10" MIN.,
TREAD = IF LESS THAN 11", PROVIDE NOSING
PROJECTION OF .75" MIN. AND 1.25" MAX.

WIDTH = 36" CLR. MIN.,
HEAD CLEARANCE = 80" MIN. MEASURED ALONG A

LINE MEASURED PERPENDICULAR TO THE PLANE
FORMED BY THE NOSE OF THE RISERS.

RISERS MUST NOT HAVE A VARIATION IN HEIGHT
GREATER THAN 3/8".

FROM NOSE OF TREAD,
HANDRAIL CONT. @ 34" TO 38" ABOVE TREAD
NOSING.

PER CBC 1009 & CRC R311.7
STAIR NOTES:

1. A SPACE HEATING SYSTEM CAPABLE OF MAINTAINING A TEMPERATURE OF 68 DEGREE IN ALL INTERIOR SPACES INTEDED FOR HUMAN OCCUPANCY MUST BE INSTALLED PER CBC 1204.

2. ALL WATER FIXTURES SHALL BE WATER CONSERVING FIXTURES PER CPC 403. WATER CLOSET FIXTURE SHALL BE 1.28 GAL PER FLUSH. SHOWER HEAD SHALL BE 1.8 MAX. GPM AT 80 PSI. KITCHEN FAUCET SHALL BE 1.8 MAX. GPM AT 60PSI. LAVATORY FAUCET SHALL BE 1.2 MAX. GPM AT 60 PSI.

3. AT SHOWERS AND TUBS WITH SHOWER HEAD, FINISH EXTENDING NO LESS THAN 72 INCHES (6 FEET) ABOVE DRAIN INLET SHALL BE APPLIED.

GENERAL NOTES:

ACCESS PANEL (DOOR) SHALL BE NOT LESS THAN THE LARGEST
COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22"X30". CMC 303.4. A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE SHALL BE INSTALLED NEAR THE APPLIANCE. THE SWITCH CONTROLLING THE

LIGHTING FIXTURE SHALL BE LOCATED AT THE ENTRANCE TO THE PASSAGEWAY [NFPA 54:9.5.3] CMC 304.4.

STACKED LAUNDRY UNIT. WASHER AND DRYER.

ATTIC ACCESS PANEL. THE OPENING SIZE SHALL EXCEED 30 SQUARE FEET AND HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER. THE VERTICAL

HEIGHT SHALL BE MEASURED FROM THE TOP OF THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS. THE ROUGH-FRAMED OPENING SHALL NOT BE LESS THAN 22 INCHES BY 30 INCHES

AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION. WHEN LOCATED IN A WALL, THE OPEING SHALL BE A MINIMUM OF 22 INCHES WIDE BY 30 INCHES HIGH. WHEN THE ACCESS IS LOCATED IN A

CEILING, MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE SHALL BE 30 INCHES AT SOME POINT ABOVE THE ACCESS MEASURED VERTICALLY FROM THE BOTTOM OF CEILING FRAMING MEMBERS PER CRC R807.1.
(E) GAS METERS. TOTAL TWO. ONE OF THEM TO REMAIN.
(E) ELECTRICAL METER. TOTAL TWO. ONE OF THEM TO REMAIN.

EXHAUST DUCT TO ROOF FOR DRYER
(E) ELECTRICAL MAIN PANEL TO REMAIN.
(N) ELECTRICAL SUB PANEL TO BE ADDED.

FURNACE INTAKE AND EXHAUST PIPE. 3 INCH DIAMETER EACH. PROVIDE SLOPE AT 1/4" PER FOOT. PROVIDE SUPPORT AT 3 FEET O.C. OUTDOOR OPENING SHALL HAVE A FREE AREA OF NOT LESS THAN 1 SQURE INCH PER 4,000 BTU/H OF THE TOTAL INPUT RATING OF APPLIANCES IN THE SPACE IN ACCORDANCE WITH THE METHODS IN SECTION 701.6.1 OR SECTION 701.6.2.

THE DIMENSION OF AIR OPENING SHALL BE NOT LESS THAN 3 INCHES OR

SHALL BE AS PER THE MANUFACTURER'S LISTING INFORMATION FOR APPLIANCES (WH AND HVAC UNITS) INSTALLED IN BUILDINGS PER CPC 506.0 AND/OR CMC 701.

GAS LINE SKETCH, SIZE NOTED.

THE CONCRETE SLAB AND THE PERIMETER FOUNDATION WALLS ARE EXISTING TO REMAIN. HENCE,

THE UNDERSIDE OF THE SLAB AND THE OUTER SIDE OF THE PERIMETER WALLS CANNOT BE ACCESSED. PER SECTION R506.2.3, IN ORDER TO PREVENT THE PASSAGE OF WATER VAPORS, THE

FOLLOWING PRODUCT OR EQUIVALENT SHALL BE APPLIED ON TOP OF THE CONCRETE SLAB AND THE

INNERSIDE OF THE PERIMETER FOUNDATION WALLS THAT ENCLOSE THE HABITABLE AREA, WHEREVER APPLICABLE.:

WATERTITE LX LOW VOC MOLD AND MILDEW-PROOF WHITE WATER BASED WATERPROOFING PAINT

BY ZINSSER
(N) WD. DECK WITH TREX COMPOSITE DECING AND WITH 42" HIGH WD.

GUARDRAIL.
(N) P.T. WD. POSTS WITH CONCRETE FOUNDATION TO SUPPORT THE DECK ABOVE, TYPICAL OF (3)

SPACE / CRAFT
264 GRAND VIEW AVENUE
SAN FRANCISCO, CA 94114
T 917 882 6845 38 MIRAFLORES AVE. SAN RAFAEL, CA 94901

ARCHITECTS

CONSULTANTS

PROJECT

SHEET TITLE

SHEET NUMBER
No. Description Date JASON RAMIL RESIDENCE

CITY STAMPS

EXISTING / DEMO
& PROPOSED

FLOOR PLANS
1 EXISTING / DEMO FLOOR PLAN - 1st STORY
1/4"=1'-0" @ 36X24 2
PROPOSED FLOOR PLAN - 1st STORY
1/4"=1'-0" @ 36X24
A2.0
Plan Reviewer's Notes on Revision #2 Approved Set:

Enclosed accessible space under stairs shall have walls, under-stair surface and any soffits protected on the
enclosed side with 1/2" gypsum board. CRC R302.7
4' 0 4' 8' 4' 0 4' 8'
(E) STORAGE (E) CLO.
(40 MIRAFLORES)
(E) VESTIBULE
/ LAUNDRY
(40 MIRAFLORES)
(E) LIVING ROOM
(40 MIRAFLORES)
(E) STAIR #1
(E) KITCHEN
(38 MIRAFLORES)
(E) KITCHEN
(40 MIRAFLORES)
(E) BEDROOM
(38 MIRAFLORES)
(E) DINING ROOM
(38 MIRAFLORES)
(E) STAIR #2

STORAGE

LOUNGE AREA
(E) STAIR #1

GREAT ROOM
BATH #3
DINING

KITCHEN
FOYER
(N) STAIR #2 H.B.

H.B.
(N) DECK
(E) WALL TO REMAIN
(N) STUD WALL
(E) TO REMOVE