HomeMy WebLinkAboutTC Agd Pkt 2000-11-09
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TIBURON TOWN COUNCIL
AGENDA
Soecial Adiourned Meetint! of the Tiburon Town Council
MEETING DATE:
MEETING TIME:
LOCATION:
Thursday, November 9, 2000
7:00 P.M.
105 Avenida Miraflores
Del Mar School Gymnasium
Tiburon, CA 94920
PLEASE NOTE: In order to live all interested persons an opporwnlcy to be h....d, and to ensure the presentation of all
points of view, members uf the audience should:
(1) Always Address the Chair; (2) State Name and Address; (3) State VIews Sucdnctly; (4) limit Presentations to 3 minutes; (S)
Speak Directly into Microphone.
A. ROLL CALL
B. PUBLIC OUESTIONS AND COMMENTS
Please confine your comments during this portion of the agenda to matters not already on this agenda.
The public will be given an opportunity to speak on each agenda item at the time it is called.
Presentations are limited to three (3) minutes. Matters requiring action will be referred to the
appropriate Commission. Board, Committee or Staff for consideration and/or placed on a future meeting
agenda.
C. PUBLIC HEARING
I) 761 HILARY DRIVE - Appeal of Planning Commission Decision to Deny Conditional
Use Permit #19908; Request to Expand the Facilities for an Existing Church - (St. Hilary
Church, Property Owner/Appellant) - AP Nos. 55-253-11; 55-253-18; 55-221-06
D. ADJOURNMENT
elementary school serving a current enrollment of277 (with a maximum capacity of350 students)
students grades K-8, with 8 classrooms, hbrary, daycare center, administrative offices and meeting
mcilities; and two one-story relocatable classroom buildings. The total existing building floor area
is 37,724 square feet.
The proposal currently includes the construction of a one-story, 4,700 square foot parish center;
an 8,300 square foot, 30 foot tall gymnasium; a single-story 9,000 square foot classroom addition;
a single-story, 2,900 square foot convent; and a single-story, 3,075 square foot rectory. The
completed project would comprise 56,366 square feet of building floor area on the site. A
comparison of the existing and currently proposed floor areas in included in the table attached as
Exlubit 10.
REVIEW BY THE PLANNING COMMISSION
Original aDDlication
The original application (plans dated October 25, 1999) included the following proposed changes
to the existing mcilities on the property:
A two-story, 9,954 square foot parish center and convent, and a 564 square foot
two-car garage was proposed toward the southeastern corner of the site. A
meeting hall was to be developed on the upper level, accessible directly from the
parking lot. The convent on the lower level would consist of living, dining and
kitchen spaces, a chapel and library, and three bedrooms and bathrooms. The
attached garage would have been located below the convent, with direct access to
Hilary Drive.
A 9,700 square foot, 30 foot tall gymnasium was proposed to replace the existing
convent, 10 be situaled toward the northeastern side of the property, to the north
of the existing school building. The gymnasium was intended to be used for
basketball and volleyball games and practices.
A single-story 7,000 square foot addition was proposed to be constructed to the
north side of the existing school building. This addition was to contain five
classrooms and auxiliary space. The existing relocatable classrooms would have
been temporarily moved to a location between the school and church buildings in
order to construct this addition.
A single-story, 2,600 square foot choir room and youth center facility was to be
constructed between the school and church buildings. The relocatable classrooms
would have been removed from the site once this addition was constructed.
The application indicated that the expanded school and church mcilities would be operated in a
similar fashion to the existing mcilities on the site, with no changes proposed to the hours of
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
2
TOWN OF TIBURON
STAFF REPORT
ITEM NO.
I
TOWN COUNCIL
DANIEL M. WATROUS, SENIOR PLANNER
761 lllLARY DRIVE:
APPEAL OF PLANNING COMMISSION DECISION TO DENY
CONDITIONAL USE PERMIT #19908; REQUEST TO EXPAND THE
FACILITIES FOR AN EXISTING CHURCH; ST. lllLARY CHURCH,
PROPERTY OWNER! APPELLANT
NOVEMBER 3, 2000
NOVEMBER 9, 2000
To:
From:
Subject:
Report Date:
Meeting Date:
PROJECT DATA
Address:
Assessor's Parcel Numbers:
File Number:
General Plan:
Zoning:
Property Size:
Current Use:
Owner:
Date Complete:
Negative Declaration Deadline:
BACKGROUND
761 Hilary Drive
55-253-11,55-253-18 & 55-221-06
19908
Medium Low Density Residential
RO-l (Single-Family Residential- Open)
7.27 Acres
Church (St. Hilary Church) and Private School
Roman Catholic Archdiocese
February 29,2000
April 26, 2000
On September 13,2000, the Planning Commission adopted Resolution No. 2000-13 denying a
conditional use pennit to expand the facilities for an existing church (St. Hilary Church) on
property located at 761 Hilary Drive. The applicants, St. Hilary Church, have now appealed this
decision to the Town Council.
PROJECT DESCRIPTION
A proposal has been made to expand the facilities of an existing church and private elementary
school (St. Hilary Church and St. Hilary School). The 7.27 acre property is currently developed
with a single-story church building; a single-story rectory; a two-story convent; a single-story
TlBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9, 2000
examine alternative site designs that would redistribute the proposed uses on the
property. In particular, the applicant was encouraged to mitigate the size and scale
of the proposed parish center and convent building by breaking up the uses of this
structure into smaller buildings located at different sites on the property.
Baseline information. Additional information regarding existing church and school
operations and capacities was requested to be provided. The applicant has
maintained that most ofthe proposed improvements would not result in any
changes to the operation of the church and school. The Corrnnission determined
that it was difficult to evaluate the potential project impacts and prepare
appropriate mitigation measures or conditions of approval without information on
the activity levels associated with Ihe church and school both now and in the
future.
The Planning Corrnnission then continued the hearing to the June 28, 2000 meeting to allow the
applicant lime to address these issues.
Revised olans
Subsequently, the applicant submitted revised plans (dated June 19, 2000) for the proposed
expansion. The modifications to the previous plans are described as follows:
I. The proposed parish center was moved from the previous location above Hilary
Drive to a site between the existing church and school buildings, where the choir
room and youth center were previously proposed. The building would be a single-
story structure, with 4,700 square feet of floor area. The choir room and youth
center building were eliminated from the project.
2. A one-story convent, with 2,900 square feet of floor area and 575 square feet of
garage space, would be constructed on the east side of Hilary Drive, adjacent to
the existing home at 745 Hilary Drive.
3. A one-story rectory building, with a lower level garage, would be constructed
across the driveway from the existing rectory building. The new structure would
have 3,075 square feet of floor area, with a 575 square foot garage. The existing
rectory building would be converted into parish offices.
4. The proposed gymnasium would be reduced to 8,300 square feet and would be
moved to the south, directly adjacent to the existing school building. The
classroom addition would be increased to 9,000 square feet and placed in the
previous location of the proposed gymnasium. Both structures would be single-
story designs. The profile of the proposed gymnasium was reduced so that the 30
foot tall portion would be located at the center of the structure.
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
4
operation or to the present school enrollment levels. The proposed gymnasiwn and all other
fucilities would be utilized only for church and school related functions, and would not be made
available to other outside groups or individuals.
Most of the new activity on the site proposed by the original application was to be generated by
the gymnasium, which was proposed to be used for basketball and volleyball practices and games.
Catholic Youth Organization (CYO) basketball games were proposed to be held from November
through March on Saturdays from 8:00 a.m. to 6:00 p.m., and on Sundays from 12:00 noon to
6:00 p.m. Basketball practices were proposed to be held on weekdays from 3:30 p.m. to 8:00
p.m. CYO volleyball games were proposed to be held in September and October on Saturdays
from 10:00 am. to 4:00 p.m., with practices twice a week on weekdays from 3:30 p.m. to 6:30
p.m.
The original application proposed to reconfigure the existing parking from a predominantly
tandem arrangement to a more conventional series of angled and parallel parking spaces. The
existing driveway which provides ingress and egress from Rock Hill Drive was proposed to be
modified to allow ingress only, and a second driveway onto the street providing egress from the
site would be established to the east. These improvements were intended to provide circulation to
the proposed gymnasium, which was proposed to be located on the north side of the property,
near Rock Hill Drive.
May 10. 2000 Planning Commission meeting
At the May 10, 2000 Planning Commission meeting, concerns were raised by the Commission and
neighboring property owners regarding various aspects of Ihe proposed project. The discussion
by the Commission focused on the following areas:
Compatibilitv with the surrounding neighborhood. Concerns were raised regarding
the size, scale and location of the proposed construction, and the impact these
structures and their uses would have on the character of the adjacent single-family
residential neighborhood.
Additional traffic and parking information. The Commission requested more
information regarding the potential traffic levels associated with the proposed
expansion, particularly on Rock Hill Drive, and the spillover affects of on-street
parking in the surrounding neighborhood. A peer review of the traffic study was
also recommended.
Noise innpacts on the surrounding neighborhood. The Commission requested
more information on the potential noise impacts of the proposed gymnasium on
nearby homes, and also recommended that a peer review of the noise study be
conducted.
Alternative designs. The Commission recommended that the applicant further
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
3
raised about the adequacy of parking on the site to handle activities generated by the existing and
expanded facilities. The Commission unanimously (5-0) directed Staff to prepare a resolution of
denial for the applicalion.
Resolution of Denial
On September 13, 2000, the Planning Commission adopted Resolution No. 2000-13 (Exhibit 2)
denying the subject application. On September 25, 2000, St. Hilary Church filed a timely appeal
of this decision.
During its deliberations on the draft resolution at the September 13 meeting, the Commission
directed Staff to prepare a summary of the Commission's discussion regarding this application.
This summary, intended as a supplement to the minutes of the Planning Commission meetings
(Exhibits 6-8), was reviewed and approved by the Commission at its October 11, 2000 meeting,
and is attached as Exhibit 9.
BASIS FOR THE APPEAL
The applicant's appeal (Exhibit 1) of the Planning Commission's decision centers on two specific
areas:
Ground #1 The Planning Commission's decision to deny the requested conditional use
permit application is an abuse of discretion.
Staff Response: The appeal states that "because St. Hilary's existing use permits for a church,
school, rectory and convent establish vested rights to engage in those uses, the proposed facilities
do not require a new or amended CUP. Similarly, the proposed gymnasium, although it is a new
structure, is a typical use associated with school and, to the extent it is used only by students at
St. Hilary and other parishioners for Church-sponsored activities, the use is included within the
existing use permits."
The Town has historically required a new conditional use permit whenever a use which was
originally permitted under a conditional use permit is significantly altered or expanded beyond the
scope of the original permit. As the proposed expansion would increase the floor area of the
buildings on the site by more than 50%, a conditional use permit is clearly required for such an
alteration to the originally permitted uses on the site.
The original use permit issued in 1952 by Marin County specifically. permits "the construction and
maintenance of a church, rectory and school in conformance with plans as submittetf' (emphasis
added). Although copies ofthese plans are not found in Town files, these plans most likely
indicated only the structures on the site which currently exist. Therefore, any construction which
does not conform to the plans approved by Marin County are not approved under this use permit,
and require a separate conditional use permit from the Town.
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
6
5. Minor modifications to the parking lot design were proposed to improve turning
movements on the site. The parking layout adjacent to the proposed classroom
addition was modified to improve egress toward Rock Hill Drive. A circular
traffic island with seven parking spaces was proposed in front of the existing
church building.
6. A form of entry identification was proposed on either side of the Hilary Drive
entrance to the site and on either side of the driveway entrance from Rock Hill
Drive. These improvements were proposed to consist of wooden poles and
possible signage, with a maximum height of 15 feet.
June 28. 2000 Planning Commission meetinl:
At Ihe June 28, 2000 meeting, the Planning Commission received additional testimony regarding
the revised plans and spoke to the traffic and noise consultants hired by the applicant. A peer
review of the traffic study which was prepared at the direction of the Town was also reviewed.
At that meeting, the Commission indicated that the increased activity levels caused by CYO
basketball and volleyball games and practices in the proposed gymnasium would result in
unwanted noise and traffic impacts on the surrounding neighborhood. Suggestions were made to
consider the conslruction ofa multi-purpose room instead ofa gymnasium to meet most ofthe
recreational needs of the school. The Commission also expressed discomfort with the extent of
the proposed building expansions, which would exceed the 15.0% maximum lot coverage allowed
within the RO-I zone. The Commission continued the request to the August 9, 2000 meeting,
with direction for the applicant to address these concerns.
August 9. 2000 Planning Commission meeting
The applicant did not submit revised plans or other substantial information after the June 28, 2000
meeting. A peer review of the noise study for the project was completed by Lewitz and
Associates (Exhibit 24) which concluded that the impact assessment and recommended mitigation
measures contained within the original noise study were appropriate for the project. The lot
coverage issue was addressed by a proposed lot line adjustment between the subject property and
an adjacent parcel also owned by the church, which would increase the lot size ofthe subject site
by slightly more than an acre, and therefore bring the revised plans into conformance with the
15.0% lot coverage requirement.
At the August 9, 2000 meeting, the Planning Commission indicated that the primary concern
remained the potential impacts arising from the CYO use of the proposed gymnasium. Concerns
were raised regarding traffic and noise generated by the CYO program which would be disruptive
to the surrounding neighborhood during otherwise quiet evening and weekend hours for 8 months
a year. The Commission determined that the overall project was inconsistent with the low density
village character of the area, although there was some question as to whether all of the proposed
improvements were out of scale with the surrounding neighborhood. Some questions were also
T1BURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9, 2000
5
served by other athletic facilities elsewhere in Marin County is not supported by the
record, as "on a daily basis, children must leave the Tiburon Peninsula and travel as far as
Novato or San Rafuel, with the attendant safety risks of freeway driving."
Staff Response: This argument would assume that the church's CYO program has never
been adequately supported by the athletic facilities used away from the St. Hilary property
in all its years of existence. The appeal does not also consider the fact that visiting teams
from outside the Tiburon Peninsula would need to drive these same freeways in order to
reach the gym at St. Hilary.
Finding D.b.l.: The appeal states that the finding that the residential neighborhood would
be exposed to increased noise levels from various CYO-related activities is not supported
by the record.
Staff Response: The noise study conducted by Lewitz and Associates states that sounds
from activities inside the gymnasium would not be audible from outside the gym.
However, the record also indicates that CYO uses will result in noise being generated
outside the gymnasium. Page 4 of appeal even states "the audible sounds which would be
heard most often would be the sound of a vehicle door closing in the school parking lot
and the sound of adults and children talking as they walk to and from the gymnasium."
The Planning Commission also received testimony from at least one resident with
experience in the SI. Hilary CYO program confinning that noise regularly occurs outside
the gymnasium from children before or after practices and games.
Finding D.b.3: The appeal states that language within the resolution stating that "it is
probable that the extra traffic and disruption caused by the proposed CYO activities would
resull in inconveniences during previously quiet hours for the surrounding low density
residential neighborhoods" is speculative, since although additional traffic generated by the
CYO uses traffic occurs in off-peak hours, the amount of traffic but would be minimal.
Staff Response: The Planning Commission determined that the additional traffic would
prove to be disruptive precisely because this traffic would occur during off-peak (i.e.
quiet) hours in the surrounding neighborhood. Allhough Ihe traffic increases are small,
the additional traffic would likely be more noticeable as it would occur during times when
there has traditionally been little traffic in the vicinity of the church.
Finding E.I: The appeal states that the proposed "recreational... facilities are
conveniently located and available to each resident of the community," as the gymnasium
would be "accessible to all children on the Tiburon Peninsula."
Staff Response: The Commission disagreed, noting thaI the location of the proposed
gymnasium in the middle of an existing low density residential neighborhood instead of
directly on a major thoroughfare would not be "conveniently located" for local residents.
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
8
Ground #2 Tbe Planning Commission decision is not supported by substantial evidence
on tbe record.
Staff Response: The appeal repeatedly states that the findings within Resolution No. 2000-13 are
not supported by substantial evidence in the record. In many of these cases, the appeal points out
that the findings are correct, but should also refer to other infonnation.
There is no requirement that a decision by the Planning Connnission be supported by all evidence
on the record. As reflected in the minutes of the Planning Commission meetings on this
application., much of the evidence presented at the hearings is contradicted by other evidence as
well. There is substantial evidence on the record to support the Planning Commission's decision
to deny the application., as there is also infonnation in the record which could be used to lend
support to the application.
The appeal states that the following specific sections of Planning Commission Resolution 2000-13
are nol supported by the record:
Finding Ca.: The appeal states thaI since there is no connection to Via Paraiso West from
Hilary Drive or Rock Hill Drive, and there will be no traffic impacts on Hilary Drive or
Via Paraiso West.
Staff Response: The resolution does not state that the project will result in traffic impacts
on Via Paraiso West. The resolution does note that the traffic generated by the CYO use
of the gyrrmasium would occur during otherwise quiet hours in the surrounding
neighborhood, which would prove to be disruptive to this residential area.
Finding Cb.: The appeal states that "the Tiburon Zoning Ordinance and General Plan do
not include any standards that specifY the hours that neighborhoods have a right to rely on
peace and quiet." The appeal also states that "surely, 3:30 p.rn. to 8:00 p.rn. are not hours
of peace and quiet in a residential neighborhood. The residents of many working
households do not return home on weekdays unti17:00 p.rn."
Staff Response: The only noise limits included within the Tiburon Municipal Code relate
to the hours of during which construction work covered by a building pennit may occur.
Section 13-6 (A) limits such work to the hours of7:00 a.m. to 5:00 p.m. Monday through
Friday, and 9:30 a.m. to 4:00 p.rn. on Saturdays. No work is pennitted on Sundays or
holidays.
These hours were adopted by the Town of Tiburon in recognition ofthe need to limit
noisemaking activities and allow residents to expect peace and quiet outside of these
hours. The proposed CYO activities after 5:00 on weekdays and during the day on
Sundays would be inconsistent with these established "quiet" times in Tiburon.
Finding Ce.: The appeal states that the finding that the CYO activities are adequately
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
7
proposed project, the traffic study and noise analysis prepared by the applicant, and the peer
reviews of both of these studies, indicated that the traffic and noise which would be generated by
the proposed expansion would be insignificant.
The determination as to whether the proposed expansion would be consistent with the character
of the surrounding residential neighborhood is a more subjective question to be determined by the
Town Council in its review of this appeal. The Council should determine if the size and scale of
the proposed facilities and the increased activity level associated with these improvements would
result in a use of the St. Hilary property which is consistent with the pattern of residential
development pattern in the vicinity.
TOWN COUNCIL SUBCOMMITTEE
On October 4,2000, the Town Council established a fact-finding subcommittee composed of
Mayor Gram and Councilmember Matthews. Since that time, the subcommittee has met
repeatedly with both the church and nearby property owners. It is recommended that the
subcommittee make a presentation at the appeal hearing regarding these meetings and any
potential recommendations for the project.
PUBLIC COMMENT
Public comment on this application has been voluminous, both in writing and testimony received
at three long Planning Commission public hearings regarding this application. Due to the volwne
of written correspondence, copies ofletters received regarding this matter have not been
duplicated at this time, but are on file with the Planning Department.
CONCLUSION
The currently proposed plans for the expansion ofSt. Hilary Church address a nwnber of the
concerns which had previously been raised regarding this project. However, the issues of potential
traffic and noise impacts created by the increased activity levels caused by the proposed project,
and the compatibility of the proposed project with the character of the surrounding residential
neighborhood, remain unresolved. The Planning Commission heard many hours of testimony over
the course of three public hearings, including contradictory testimony from proponents and
opponents to the proposed project regarding the potenlial impacts of this expansion.
The appeal is based on the ability of the Town to require a conditional use permit for the
proposed expansion and whether the Planning Commission's decision is supported by information
on the record. The substantial proposed increase in floor area and the installation of new facilities
which were not previously approved under the original conditional use permits for this property
clearly result in the requirement for a new use permit. The Commission determined that the
evidence presented by the applicant and many of the neighboring property owners indicates that
the additional activity levels which would be generated by the CYO use of the proposed
gymnasiwn would result in unwanted impacts on the surrounding residential neighborhood.
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
10
Finding E.2.: The appeal states that allowing the children of the Tiburon Peninsula to
utilize the proposed gymnasiwn would keep traffic from Tiburon offTiburon Boulevard
and Highway 101, and therefore be consistent with the Land Use Policy LU-2 to
coordinate land uses with other cities and the County.
Staff Response: The Planning Commission found that "effective comprehensive planning,"
as required by this policy, would not impose the impacts ofa recreational fucility which
would be used by children from throughout Marin County on a single low-density
residential neighborhood.
Finding E.3.: The appeal states that the proposed expansion would be consistent with
the "village character and image of the community" required by Land Use Goal LU-B, as
"schools, including gymnasiums and athletic fucilities, are an integral part of any village."
Staff Response: Although the exact characteristics of a "village" may be hard to define, it
would appear that a gymnasiwn that serves the entire Tiburon Peninsula and would
involve players travelling from other parts of Marin County for games would be less likely
to occur in a "village," but might be more likely to occur in a "city." The Planning
Commission encouraged the possibility of a smaller gymnasiwn or a multi-purpose room
for St. Hilary, similar to those that have historically supported the recreational needs of the
children of the Tiburon Peninsula, and have been found to be in keeping with the "village
character" ofTiburon.
Finding EA.: The appeal states that the CYO program would not upset the balance
between the school use and residential uses required by Land Use Goal LU-A, asking
"how can a project that will provide safe, healthy activities for the community's children
without exceeding the Town's noise and traffic standards be deemed to be out of balance
with the residential community?"
Staff Response: The Planning Commission determined that the location of the proposed
gymnasiwn in the midst of a residential community was unacceptable, and the activities
associated with the CYO program would occur at unacceptable times for these residents.
The residents in the vicinity of St. Hilary have historically accepted the balance between
the church and the surrounding residential areas. Many property owners testified before
the Planning Commission that they understood St. Hilary was there when they purchased
their homes, and they accept the current uses as part of the area. However, the
Commission determined that the proposed expansion would fundamentally alter the
balance which has been established in this neighborhood for decades.
Planning Commission Resolution 2000- I3 accurately reflects information on the record regarding
the subject application, and addresses each of the findings required to approve or deny a
conditional use permit application. However, as previously noted, evidence was also presented to
the Planning Commission which would support the approval of this application. Using the
objective standards required by the California Environmental Quality Act (CEQA) to evaluate the
T1BURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9. 2000
9
25. Geological and Geotechnical Investigation prepared by Treadwell & Rollo, dated October
25, 1999
26. Letter from Treadwell & Rollo, dated January 26, 2000
27. Letter from Treadwell & Rollo, dated June 21, 2000
28. Hydrologic Analysis dated October 25, 1999
TIBURON TOWN COUNCIL
STAFF REPORT
NOVEMBER 9, 2000
12
However, as noted above, evidence has also been presented that could indicate that the proposed
expansion would be compatible with its residential surroundings.
There appeared to be some recognition on the part ofthe Planning Commission, as well as some
of the surrounding property owners, that St. Hilary has the potential to expand its fucilities, as
long as these expansions do not result in substantial unwanted impacts on the homes and residents
in the vicinity. The Town Council may wish to explore whether there are potential modifications
to the proposed facilities or programs that would sufficiently reduce the potential impacts
identified by the Planning Commission for the projecl as currently proposed.
RECOMMENDA nON
Staff recommends that the Town Council take public testimony on the appeal, close the public
hearing, deliberate upon the merits of the appeal, and direct Staff to prepare an appropriate
resolution.
EXHIBITS
I. NOlice of Appeal filed September 25, 2000
2. Planning Commission Resolution No. 2000-13
3. Planning Commission Staff report dated May 5, 2000
4. Planning Commission Staff report dated June 23, 2000
5. Planning Commission Staff report dated Augusl2, 2000
6. Minutes of the May 10, 2000, Planning Commission meeting
7. Minutes of the June 28, 2000, Planning Commission meeting
8. Minutes of the August 9, 2000, Planning Commission meeting
9. Summary of Planning Commission Discussion Regarding St. Hilary's Expansion
Application
10. St. Hilary Existing and Proposed Floor Area Comparisons
II. Initial Study and Draft Mitigated Negative Declaration
12. Draft Mitigation Monitoring Program
13. Application form and supplemental materials
14. Revised project description, dated June 15, 2000
15. Letter from Case Architects, dated June 12, 2000
16. Focused Traffic/Parking Analysis prepared by George W. Nickelson, dated January 25,
2000
17. Supplemental traffic review conducted by George Nickelson, dated June 8, 2000
18. Additional traffic counts, dated June 16,2000
19. Traffic counts prepared by Crane Transportation Group, dated June 16,2000
20. Comparison of traffic volume data
21. Memorandum from Irving Schwartz, Town Engineer, dated April 26, 2000
22. Acoustical Analysis prepared by Lumina Technologies, dated July 26, 1999
23. Revised acoustical analysis prepared by Lumina Technologies, dated June 17,2000
24. Acoustical peer review conducted by Lewitz and Associates, dated July 10, 2000
TIBURON TOWN COUNCIL
STAfF REPORT
NOVEMBER 9, 2000
II
Sair1t Hilary CltufCh
761 HILARY DRIVE' TIBURDN, CALIFORNIA 94920' PHONE 41&435-1122' FAX 4181435-1862
September 25,2000
Tiburon Town Council
c/o Town Clerk
1505 Tiburon Boulevard
Tiburon, CA 94920
Re: Appeal of Planning Commission Resolution 2000-13 Denying the Conditional
Use Permit for the Expansion of an Existing Church and School (St. Hilary
Church)
Honorable Town Council:
I respectfully ask for your consideration with regard to this appeal for the upgrade and
improvement of the facilities at St. Hilary Church, 761 Hilary Drive. We have responded
in good faith to the concerns of our immediate neighbors and to the Planning
Commission. We are in compliance with all local laws and statutes that directly concern
our application.
The Planning Commission asked us to change our submitted design. We were told that
there would be Planning Commission support if we would only break up the parish center
design. We were told that our plans would be approved if we would only do this or do
that. We quickly responded and at considerable cost, substantially changed the submitted
plan. We changed the entire Parish Center design and removed it from its proposed site.
We eliminated the Youth Center. We reversed the Gym and proposed new classrooms so
that the Gym would be further into our property. We changed the roof design of the Gym
and agreed to non-operable windows. We changed the direction of the Gym so that no
doors would open out towards our up-hill and down-hill neighbors. We responded to the
request to build residences (rectory and convent) on the down-hill side of our property.
We changed the traffic flow onto and off of our property so as to mitigate traffic on Rock
Hill and Hilary Drives.
Further, the Planning Commission asked us to initiate peer review studies for both traffic
and noise. We did so and the results of both peer review studies came to the same
conclusions as the previous four studies (two studies done for traffic and two studies for
noise).
The Planning Commission asked that we arrange for a further noise study to be done
under actual conditions. We chose a neighborhood school in Mill Valley where homes
are even closer to the gym than what is proposed for St. Hilary. Noise levels were
measured using typical basketball players so that the study would verifY noise levels
STRAWBERRY
BELVEDERE
EXHIBIT NO. (
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TO\V~J MAr!AGERS OFFICE
TOWN OF TIGURQN
TOWN OF TIBURON
3EP 2 5 2000
NOTICE OF APPEAL
Al!PE.U..4.NT
N.ne: St. Hilary Church
Add~: 761 Hilary Drive, Tiburon, CA 94920
Telephone: (415) 435-1122
(Home)
(Work)
ACTION BEING APPII'.AI.ED
Body: Tiburon Planning Commission
Date of Action: September 13, 2000
Nuneof~cutt: St. Hilary Church
Appl~act~on to construct certain new and replacement
Nature of Application: facilities for existing church and school and to obtai
a Conditional Use Permit to operate a CYO athletic
Program.
(Attach additional pagea, if nec:eoury)
The Planninq Commission's decision is an abuse of diRr.rp.rion and is n
supported bv substantial evidence in rhp rp~orn ~~ f"rrnpr npscribed
in the attached letters from Reverend James Tarantino, Pastor of
St. Hilary Church, and Cecily T. Talbert of McCutchen, Doyle '. Brown
& Enersen, legal counsel for St. Hilary, which are incorporated
by this reference.
Last Day to File: q ~ .2-r-~ 00
Fee ($300.00) Paid: CJ.,J{ # ~f7r
Date Received:
C}-.2-)-dO
rft &- ~A-~~
Date of Hearing:
EXHIBIT NO. I
P. 16F-{g
f/~uJ~
T~a~K
MCCUTCHEN
MCCUTCHEN, DOYLE, BROWN & ENERSEN, LLP
September 25, 2000
Direct: (925) 975-5339
ctalbert@rndbe.com
Honorable Mayor and Members of the Town Council
Town of Tiburon
1505 Tiburon Boulevard
Tiburon, CA 94920
Re: Appeal of Planning Commission Action (Resolution 2000-13) Denying the
Conditional Use Permit for the Expansion of an Existing Church and School (St.
Hilary Church)
Honorable Mayor and Council Members:
Our firm represents St. Hilary Church in connection with its Land Development
Application 19908. St. Hilary appeals the September 13,2000 decision of the Planning
Commission adopting Resolution 2000-13 and denying St. Hilary's application to construct
certain new and replacement facilities and operate a CYO program (the "Project"). As
further described below, St. Hilary appeals on the grounds that the Commission's decision is
an abuse of discretion and is not supported by substantial evidence in the record. In fact, the
Project is consistent with the Tiburon General Plan and complies with all local ordinances. It
also is fully compatible with the character of Tiburon as a small, family-oriented community
with neighborhoods that support and encourage safe, community-based facilities and
activities for children. For the reasons described below, we respectfully request that the
Town Council overturn the Commission's decision and approve the Project.
A. Background of St. Hilary's Application and the Planning Commission Decision
The Project considered by the Commission consists of two components. First is St.
Hilary's application to construct new or replacement facilities for the rectory, convent,
classrooms and parish center. Because St. Hilary's existing use permits for a church, school,
rectory and convent establish vested rights to engage in those uses, the proposed facilities do
not require a new or amended CUP. Similarly, the proposed gymnasium, although it is a
new structure, is a typical use associated with schools and, to the extent it is used only by
students at St. Hilary's and other parishioners for Church-sponsored activities, the use is
included within the existing use permits. All of these facilities, of course, are subject to the
Town's review and approval as to design and location.
ATTORNEYS AT LAW
EXHIBIT NO. I
P. LJ oFf'Q
1333 N. California Blvd.. Suite 210
P.O. Box V
Walnut Creek, CA 94596.1270
Tel. (9251 937.8000 Fax (925) 975.5390
www.mccutchen.com
San Francisco
Los Angeles
Walnut Creek
Palo Alto
Taipei
i._
Tiburon Town Council
September 25, 2000
Page 2
under real game conditions. The results were the same as all other previous studies, that
there would be no audible impact on the surrounding neighborhood.
Therefore, I respectfully submit that the applicant, St. Hilary, has complied with all of the
initial requests and has continuously acted in good faith. Even the Planning Commission
stated so in their final comments before voting NO. I am aware that this particular matter
before you is weighty and that it involves many people. Nonetheless, I am confident that,
when you have had an opportunity to review the record in this matter, you will agree that
the proposed facilities are fully compatible with the neighborhood, and that the CYO
program fills a demonstrated need in the local community. The attached letter from our
legal counsel contains a more detailed description of our appeal as related to the Planning
Commission resolution.
I want to thank the Council for its kind consideration in this matter. We look forward to
a timely and mutually acceptable conclusion.
;;:::;~~
===------
Reverend James T. Tarantino
Pastor
EXHIBIT NO. I
P-.J DP llr
Honorable Mayor and Council Members
September 25, 2000
Page 3
Because the Council's review of the Planning Commission decision is de novo, St.
Hilary reserves the right to submit further information and materials for the Council's
hearing on this matter. See BreakZone Billiards v. City of Torrance, 81 Cal. App. 4th 1205
(2000).
C. Discussion of Specific Findings
1. Finding B.
Findings B.2 through B.5 do not reflect the entire administrative record and thus have
the effect of distorting the facts.
Finding B.2 states: "Testimony from two separate traffic consultants indicated that
the use of the proposed gymnasium would result in an increase of approximately 18 vehicle
trips per hour during the periods of CYO games and practices.
While this is a true statement, the finding fails to acknowledge the conclusions
reached by the same two traffic consultants. In fact, both consultants concluded that the new
traffic trips generated by the proposed Project would not measurably affect current traffic
flow conditions, that the proposed Project would not impact AM or afternoon peak hour
traffic conditions, and that PM peak hour operation at the intersection of Tiburon
Boulevard/Rock Hill Drive would remain at LOS 'A'. Furthermore, the traffic volume on
Rock Hill Drive would remain well within the roadway's capacity.
The conclusions reached by the traffic consultants can be found at Tab 6 ( page 5,
paragraph I and page 6, paragraph 4) and at Tab 3 (page I, paragraph 2).
The Planning Commission further requested that a peer review study take place to
verify the previous two studies conducted by the applicant. The Town Staff chose the traffic
consultant and the conclusions verified the data of both the previous studies. See Tab 3.
Finding B.3 states: "Testimony from two separate noise consultants indicated that
noise from the activities involved with the proposed gymnasium would be audible to
residents of homes in the surrounding neighborhoods ".
This finding fails to acknowledge the conclusion reached by both acoustical
consultants that the sounds generated by the proposed Project are well within noise and land
use compatibility standards contained in the adopted Tiburon General Plan. (See, Tiburon
General Plan, Noise Element, Noise and Land Use Compatibility Guidelines Chart.) The
Tiburon standards for residential uses designate levels of 60 CNEL or less as normally
acceptable. The acoustical study found that the highest sound levels at the school site would
range from 55 to 59 CNEL and the highest off-site levels in nearby residential areas would
EXIDBIT NO. (
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Honorable Mayor and Council Members
September 25,2000
Page 2
The second component is St. Hilary's application for a new CUP for Catholic Youth
Organization (CYO) basketball and volleyball programs, which would involve students from
other schools in Marin. The Planning Commission's decision and findings appear to be
directed to the CYO program.
As addressed more fully below, in addressing the considerations described in Sections
4.04.02 and 4.04.03 of the Zoning Ordinance, the Planning Commission's findings rely on
"purported evidence," often taken out of context. They further fail to take account of or even
acknowledge the existence of other substantial evidence supporting the Project. Finally, the
findings are inconsistent with standards adopted in the General Plan.
For these reasons, the Planning Commission's decision is an abuse of discretion and is
not supported by substantial evidence in the record and should be overturned by the Town
Council.
B. Other Documents Supporting Appeal
For the Council's convenience, we have attached copies of the following acoustical
and traffic reports from the record:
Tab Number
Report
I
August 9, 2000 Lewitz Acoustical Report on Mt. Tamalpais
School Gym
2
July 10,2000 Lewitz and Associates report to Dan Watrous
3
June 20, 2000 Alta Traffic Report to Scott Anderson
4
June 17,2000 Lumina Technologies Acoustical Report
5
June 8, 2000 George Nickelson Traffic Report addressed to
Tom Newton
6
January 25,2000 George Nickelson Traffic Report to Tom
Newton
7
June 28, 1999 Lumina Technologies Acoustical Analysis
(revised July 26, 1999)
EXHIBIT NO. (
p. )-oP[~
Honorable Mayor and Council Members
September 25, 2000
Page 5
sound source which was audible 100 feet from the gym was the game horn and it was only 1
or 2 dB above the ambient sound level. The report concluded that given the higher ambient
noise level at St. Hilary and the fact that nearby residents are separated by topography from
the proposed gym, the sound of CYO games in the gym would probably be inaudible at the
nearest residence. See Tab I (page I).
Finding B.5 states: "The streets surrounding the subject property, including Rock Hill
Drive and Hilary Drive, currently receive traffic beyond that normally anticipated in a
low-density residential neighborhood primarily caused by proximity of St. Hilary's Church
and school, the Community Congregational Church and Del Mar Middle School. "
The Tiburon General Plan has no standard for traffic which is normally anticipated in
a residential neighborhood, but even if the Plan did have such a standard, it probably would
not be applicable in this area because St. Hilary Church and School were constructed and
operating before any of the surrounding residential uses were developed. Accordingly,
anyone buying a home next to an existing church and school would normally anticipate the
traffic generated by such uses and would have weighed the pros and cons of purchasing a
home in close proximity to these uses.
2. Finding C.
Finding C.a states that traffic generated by the proposed Project will have impacts
along Hilary Drive, Rock Hill Road and Via Paraiso West.
There is absolutely no connection to Via Paraiso West from Hilary Drive or Rock Hill
Road. Further, the Project description and the reports from the two traffic engineers,
including the peer review traffic engineer, do not support this finding. The application
clearly states that vehicle trips generated by CYO practices and games will access the
proposed gymnasium directly from the entry to the school on Rock Hill Road. Therefore,
there will be no new traffic impacts on either Hilary Drive or, obviously, Via Paraiso West.
In addition, since Rock Hill Drive is designed as a residential collector street, it is
likely that the additional 18 vehicle trips per hour will not be noticed by the three to four
homes that are adjacent to the roadway, In fact Debra and Gary Schock of93 Rock Hill
Drive, the residence that will be most impacted by new vehicle trips generated by the
proposed Project because they live directly across Rock Hill Drive from the school driveway,
gave testimony before the Planning Commission that they supported the Project and did not
consider the activities associated with CYO practice and games to be intrusive to their
residential quality of life. Their voices are not reflected in the Commission's finding.
EXHIBIT NO. l
f 8JOPld"
Honorable Mayor and Council Members
September 25,2000
Page 4
be 54 to 57 CNEL. These highest anticipated sound levels are within the 60 CNEL standard
adopted by the Town.
The Planning Commission finding also failed to acknowledge that the audible sounds
which would be heard most often would be the sound of a vehicle door closing in the school
parking lot and the sound of adults and children talking as they walk to and from the
gymnasIUm.
The conclusions reached by the acoustical consultants can be found at Tab 4 (page 2,
paragraphs 2 and 4) and Tab 7 (page 2, paragraph 2).
The Planning Commission further requested a peer review study regarding noise.
The Town Staff chose the consultant and once again the results were the same as the
previous two studies. See Tab 2.
The Planning Commission further asked that another study be conducted at a gym in
a neighborhood with similar conditions. This fourth study, which studied noise levels
generated by play at the Mt. Tamalpais School Gym, supported the conclusions of the
previous three studies. Moreover, it concluded that under same conditions, the sound of
whistles, buzzers and children playing basketball would not be audible to the neighbors of
St. Hilary given the ambient noise levels in the surrounding area, and the topographical
separation between the gym and their homes.
Finding B.4 states: "Testimony was receivedfrom two individuals with experience
involving era activities that indicated that children participating in these games and
practices often engage in boisterous behavior outside of gymnasiums before and after the
organized activities, resulting in additional noise that would likely be audible from nearby
homes If.
The Planning Commission failed to ask the address of one of these two individuals
"experienced" in CYO. This particular individual, oddly enough, was from Cincinnati, Ohio.
This testimony should have been ignored since the behavior of children in a Cincinnati CYO
program is simply not relevant to how children can be expected to behave in this Tiburon
neighborhood. Moreover, the finding completely fails to consider other testimony given by
individuals with experience in local CYO who testified that the games and practices are well
organized and chaperoned and that activities outside the gym are uncommon.
In addition, the finding ignores the conclusions of an acoustical report submitted to
the Planning Commission which actually measured the sounds generated by CYO players at
a game at Mt. Tamalpais School, whose gym is located closer to residences and has a lower
exterior ambient noise level than the St. Hilary School site. The conclusion was that the only
EXHIBIT NO. I
P. l of 18'
Honorable Mayor and Council Members
September 25,2000
Page 7
Furthermore, the topography at St. Hilary is very well suited for the construction of a
gymnasium. The site is flat and the building would not obstruct views from any of the
surrounding residents. Furthermore, none of St. Hilary's buildings, except the peak of the
church, can be seen from Tiburon Boulevard. The same will be true of the proposed
gymnasium. Given these circumstances, the Planning Commission should have found that
the St. Hilary site is one of the few sites on the Tiburon Peninsula that is suitable for the
construction of a gym.
Finding C.d This finding is based on the supposed incompatibility of athletic
activities with the quiet of the residential neighborhood during evenings and weekends.
As'noted earlier, the proposed gym and CYO games will not have an adverse impact
on noise levels and traffic in the surrounding neighborhood. Furthermore, the hours of CYO
practice and games are mostly during winter months when rain keeps everyone inside or are
usually the times when people are engaged in weekend home and landscape maintenance.
Thus, this finding is not supported by the record.
Finding C.e states: "Although Tiburon is not served by another similar gymnasium,
the St. Hilary's cra activities are adequately served by other athletic facilities elsewhere in
Marin County. "
This finding is not supported by the record. St. Hilary's application and testimony
given at the Planning Commission public hearing clearly establish that the CYO program is
not adequately served by other existing facilities off-site. On a daily basis, children must
leave the Tiburon Peninsula and travel as far as Novato or San Rafael, with the attendant
safety risks of freeway driving. Furthermore, the existing outdoor basketball courts at St.
Hilary are not adequate to meet the needs of its students and CYO participants because the
basketball season coincides with the rainy season and it is dark by 5:00 p.m. in the winter.
3. Finding D.
Finding D.a.l This finding states that St. Hilary's School and the proposed
gymnasium are not located immediately on a major thoroughfare.
While true, this statement is misleading. St. Hilary in fact is located very close to
Tiburon Boulevard, the main thoroughfare on the Tiburon Peninsula (480 feet away).
Access to the School from the main thoroughfare is easy and direct, and has been adequate
for the many years that St. Hilary has been in existence. This makes the site ideally suited
for Tiburon Peninsula families who would no longer have to drive long distances to other
parts of Marin County for their children to participate in a healthy, supervised, recreation
program. Furthermore, CYO traffic will not travel across primarily residential streets, but
EXHIBIT NO.
t lD f)1~ 18'
Honorable Mayor and Council Members
September 25, 2000
Page 6
Finding C.b This finding suggests that the proposed Project, specifically the athletic
program, would have probable effects in the hours that the neighborhoods have a right to rely
on peace and quiet.
First, the acoustical and traffic studies prepared for the proposed Project found that
there would be no adverse noise or traffic impacts on nearby residents. Second, the Tiburon
Zoning Ordinance and General Plan do not include any standards that specify the hours
neighborhoods have a right to rely on peace and quiet. This is an arbitrary standard created
by the Planning Commission so it could deny the Project. The citizens of Tiburon have
never had an opportunity to discuss the application of such a standard. Indeed, many
residents might be in violation of such a standard if it was adopted by the Town.
For example, the CYO practices are between 3:30 PM and 8:00 PM weekdays, and
practice and games are from 8:00 AM to 6:00 PM Saturday and 12:00 Noon to 6:00 PM
Sunday. Surely, 3:30 PM to 8:00 PM are not hours of peace and quiet in a residential
neighborhood. The residents of many working households do not return home on weekdays
until 7:00 PM. In addition, many homeowners maintain their homes and gardens on the
weekend. Therefore, the noise generated by hammers, saws, and power gardening tools
within the residential areas is clearly more audible to those residents than the potential
anticipated sounds of adults and children talking on St. Hilary property. This type of outside
activity has already been a reality for close to fifty years in this neighborhood. It has never
been a problem before.
Furthermore, the Commission's focus on compatibility with the surrounding
"low-density residential neighborhoods" is far too narrow. St. Hilary itself is one of the most
long-standing uses in the neighborhood -- indeed, in the Town -- having been in existence far
longer than any residences in the neighborhood, and it plays a significant role in defining the
character of the neighborhood. When considering the compatibility of the CYO program
with the neighborhood, the Town must give weight to St. Hilary's present uses as a church
and school, which the Commission failed to do. St. Hilary believes that upon doing so, the
Town Council will find that the CYO program is obviously compatible with and
complementary to St. Hilary's existing uses.
Finding C.C The finding that the CYO program could use outdoor areas and a smaller
multipurpose room for recreation is not supported by the record.
St. Hilary has stated over and over again that they require a regulation basketball
court and some seating for the CYO program and for school assemblies. St. Hilary has never
suggested that a multipurpose room would meet their recreation needs.
EXHIBIT NO. l
f. 9 rf t ll"
Honorable Mayor and Council Members
September 25, 2000
Page 9
Finding D.bA This finding states that no other church or private school in Tiburon is
developed with a gymnasium similar to that proposed under St. Hilary's application.
The finding should go on to state that the proposed gym will meet an identified need
of the elementary school aged children on the Tiburon Peninsula since the CYO program is
open to all youth no matter what their religious affiliation. Therefore, St. Hilary is providing
a needed recreation facility for the children of Tiburon at no cost to the taxpayers of Tiburon.
Finding D.c This finding states that the CYO program could use outdoor areas and a
smaller multipurpose room for recreation.
For the reasons stated in the discussion of Findings C.c. and C.e., above, this finding
is not supported by the public record.
4. Finding E.
Finding E. I states that the proposed Project is inconsistent with Policy LU- I of the
Tiburon General Plan, which encourages the Town to provide recreational and other facilities
that are conveniently located and available to residents.
The evidence and testimony provided to the Commission do not support this finding.
The record shows that the St. Hilary Project is in fact consistent with and will implement
Policy LU-l of the Tiburon General Plan.
As discussed in connection with Finding D.a. I, above, St. Hilary provides a
convenient location for the CYO program, accessible to all children on the Tiburon
Peninsula. Therefore, denying the Project would be inconsistent with Policy LU- I because it
perpetuates the inconvenience of children having to travel off the Peninsula for certain CYO
activities.
Finding E.2 states that the current CYO arrangement, which requires Tiburon children
to travel to other communities for athletic programs, is consistent with Policy LU-2 of the
General Plan.
Policy LU-2 encourages the Town to coordinate its land use and zoning plans with
other communities and agencies in the County. It has no direct bearing on the issues at hand.
If anything, the Commission's decision runs counter to this policy and places an unfair
burden on Tiburon children. Constructing a gym and operating a CYO program on the
Tiburon Peninsula at Saint Hilary is good sound planning which improves traffic circulation
by reducing the number of existing automobile trips on Tiburon Boulevard and U.S.
Highway 101 and increasing safety for the children. The CYO program at St. Hilary is
entirely consistent with Policy LU-2 of the Tiburon General Plan.
EXHIBIT NO. l
f.I't-oFI8"'
Honorable Mayor and Council Members
September 25, 2000
Page 8
will access St. Hilary directly from Rock Hill Drive (a collector street which currently serves
both residential and non-residential uses) via Tiburon Boulevard.
Finding D.a.2 This finding states that use of the gym would increase traffic levels
during off-peak hours.
What this finding ignores is that the Project will not impact oeak-hour traffic. See
discussion of Finding B.2, above.
Finding D.a.3 This statement again focuses on the residential uses surrounding the
proposed CYO use.
As discussed above, this focus is too narrow. It ignores St. Hilary as a valid,
long-standing church and school-uses which are entirely compatible with the proposed CYO
program.
Furthermore, the reports and testimony from qualified traffic and acoustical
consultants found that the proposed Project would not cause negative noise and traffic
impacts on the surrounding residential area. The proposed Project is consistent with the
noise and traffic level of service standards in the Tiburon General Plan.
Finding D.b.l This finding states that the residential neighborhood would be exposed
to increased noise levels from various CYO-related activities.
Again, this finding is not supported, and in fact is contradicted by the record. The
only factual evidence presented on this issue at the August 9 Planning Commission hearing
was the Levitz report on Mt. Tamalpais School Gym, which concluded that sounds from the
gym would not be audible beyond the gym. See discussion of Finding B.3, above.
Finding D.b.3 This finding concludes that it is "probable" that the CYO activities
would result in "inconveniences" during "previously quiet hours."
This statement is entirely speculative and unsupported by the record. There was no
substantive evidence or testimony presented at the Planning Commission hearing that would
support a finding that traffic generated by the CYO activity would result in disruption or
inconvenience during previous quiet hours in nearby residential areas. To the contrary, the
traffic reports found that CYO traffic occurred in off peak hours. Eighteen vehicle trips per
off peak hour on a collector street like Rock Hill Drive is miniscule and will not disrupt other
traffic on that road. Parking is adequate at St. Hilary for the CYO program, there will be no
impact on surrounding available on-street parking.
EXHIBIT NO.
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FAX TRANSMITTAL
Dats:
August 9, 2000
TO: George Barry FROM: Joel A. Lewitz, P.E. Subject St. Hilary
LAA Project Number 19410 your FAX number: (415)292-2358
Number of page. (including cover sheet): two
Lewttz rmd Associates fax. number: 415.332.6340
Charts A and B swnmarize the resuhll of our meuarements at Mt Tam School g}1Il on Monday, August 7,
2000. Tbe pu.rpose of lbe _ was to simula1e and measure expected noise levels from the proposed l!YJlt at
St Hilary's Chur<:h in Tiburon. Our microphone was setup in tbe parking lot .boullOO' from 1he ML 1111ll
School gym which approxi.matcs the distance from the St Hilary' s Church gym to the property line. I
[
There was a Jot of activity at Mt. Tam school during our m.....m=eols. There was background. noise 40m
roofers chipping the roof ond a noisy tar healer. There were Irocks and folic lifts delivering, unloading F.'d
laying sod. The", were cars driving in and out of the parking lot. Chart B sbows that the background Doise
in the parking lot n:su1ting from 1hese activities was up to 80 dBA.. It was impossible to hear any gym
activities or make gym noise mea.sur<:menls in these ambieut conditions. I
LEWITZ Alia AS:SOC'ATES IllC
AUDIOVISUAl.. AND AC.OUSTICAl CONSUI..TAIITS
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'1505 BridgIPoNay, SuU. 128 s.u.eeYto. CA. IMDeS 415.332..3434
EXHIBIT NO. \
f. N Ol-'= /'0
mEIYED TIME AUG, 9. 1208PM
'RINT TIME AUG. 9 12:10PM
Honorable Mayor and Council Members
September 25,2000
Page 10
Finding E.3 states that CYO-related traffic and noise would be incompatible with the
low-density residential character of the neighborhood, and thus would be inconsistent with
Goal LU-B.
This finding fails to acknowledge that Goal LU-B also seeks to preserve the "village
character and image of the community." Schools, including gyrrmasiums and athletic
activities, are an integral part of any village. St. Hilary's school serves the residential
communities of the Tiburon Peninsula by providing for the educational and recreation needs
of its children. The evidence shows that the proposed improvements at the school and
church will not result in any adverse impacts on the village or residential character and image
of the community.
Finding EA states that the CYO program would upset the balance between the school
use and residential uses, and would thus be inconsistent with Goal LU-A of the General Plan.
For reasons previously stated, this finding is not supported by the record. The record
for this Project, particularly the numerous technical acoustical and traffic reports,
demonstrates that the proposed Project is in balance with the residential community because
it does not adversely impact the existing quality of the residential environment. Indeed, how
can a project that will provide safe, healthy activities for the community's children without
exceeding the Town's noise and traffic standards be deemed to be out of balance with the
residential community?
* * *
For the reasons described above, St. Hilary respectfully requests that the Tiburon
Town Council overturn the Planning Commission's decision, adopt the Mitigated Negative
Declaration prepared for the Project, make findings in support of granting of a new
conditional use permit for the CYO program at St. Hilary, and approve St. Hilary's Land
Development Application.
.
Very truly yours,
&v. ~ 16-l~-hr
Cecily T. Talbert
cc: Town Clerk
Ann Danforth, Town Attorney
Scott Anderson, Planning Director
Dan Watrous, Senior Planner
EXHIBIT NO. (
p, 13 IJF ('8"
alta
PLANNING. DE:: :3N . EC:NOMICS
MichMl O. _. _ciplll
707 C Street
San Aafael. CA 94901
(415) 482-8660
(415) 482-8603 fax
mgjanes@pacbell.net
June 20, 2000
Mr. Scott Anderson, Director
Town of Tiburon Planning Department
1505 Tiburon Blvd.
Tiburon, CA 94920
RECEiVED
JUN 2 2 2000
Re: Peer Review of St. Hilary Church Proposed Expansion
PI f'." ,,~,... ....~
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1',,1,,:...;, J!5;.!:iJ~J
Dear Mr. Anderson:
Alta Transportation Consulting has conducted a peer review of the proposed St. Hilary
Church Expansion project (Conditional Use Permit #19908) and the supporting traffic
engineering reports conducted by George Nickelson, P.E., and site plan prepared by Case
Architects.
Summary
The traffic impact study conducted by Nickelson appears to follow the standard impact
assessment methodology, and the conclusions based on that analysis are adequate. The
site plan prepared by case Architects is also adequate, with a few minor exceptions noted
below.
Traffic Impacts
A peer review was conducted on the "Focused TrafficlParking Analysis for Proposed
Expansion of Facilities at St. Hilary's Church in Tiburon" prepared by Nickelson and
dated January 25,2000.
Trip Generation
The Project Plans coincided with those shown in the staff report and site plan. The report
states that while the project will add considerable square footage to the campus (almost
20,000 square feet), most of the new buildings will simply be used by the existing
numbers of students, faculty, visitors, and staff. The report states that only the new gym
will attract additional people and vehicles to basketball games. The report states that
basketball games will attract a maximum of eight (8) new inbound vehicle trips for a
EXHIBIT NO.-L
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CHART A - Gym Activity Sound Levels 100' from Mt. l
Tam Gym !
~ 90
-
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.. 70
..
'D 60
I i 50
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m Q m ~ ~ ~ ~ ~ Q Q ~ ~ ~ m ~ ~ ~ ~ ~ ~
1 mlnulle period from 9:49 to 9:50 Including quiet period. and
with activity in the gym.
1-
CHART B - Non Gym Activity Sound Levels 100'
from IIIIt. Tam Gym
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20 minute perlod from 9:58 to 10:09 shC>Wtng noisH from
ac:tIvIty in the parking lot other than the gym activity
EXHIBIT NO. I
P. {S~ it
RECEIVED TIME AUG. 9. 120SPM
PR:NT TIME AUG. 9. 12: IOPM TOTAL F.B3
b. the diagonal parking spaces offer an effective length of between 13 and 14 feet as
drawn, resulting in a significant vehicle overhang. These spaces could be
extended slightly to reduce this overhang.
c. curb sides along school frontages are typically red zones rather than diagonal
parking spaces as shown, for several reasons. First, they allow for drop-off space
for vehicles. Second, they provide better visibility for pedestrians, especially
school children. lbird, it enhances emergency access to the school. Finally,
parked vehicles do not intrude into the limited walkway between the curb and
buildings (in this case about 8 feet).
d. The turning radius near the drop off' zone appears to be adequate for vehicles, but
may be tight for buses. We assume that buses will be using Hilary Drive to avoid
this maneuver.
Parking Summary
As with any proposal that involves special events such as basketball games and
weddings, the Town may wish to set an occupancy thieshold for such events or require
the applicant to provide a parking management plan if special events result in spillover
into the adjacent neighborhoods. The proposed parking layout appears to work
adequately, although the Town may request modifications to the plan to address the
comments listed above.
Please let us know if we can provide any additional help on this project.
Sincer ly,
Al nsulting
~A G. Jones
Principal
3
EXHIBIT NO. I
7- [<6" c:f (~
basketball game on a weekday evening, and a peak accumulation of four (4) vehicles.
The report estimates an increase in 18 PM peak hour trips from the project, although no
trip generation table is provided in the report per se.
Traffic Counts and Impacts
Traffic counts and analysis were conducted at the Rock Hillfriburon Blvd. intersection
on June 23, 1999 (Wednesday, PM) for existing and existing plus project conditions, with
no change in LOS "A" conditions. Additional counts are shown from December 15, 1999
(Wednesday, AM and Mid-day) which also show LOS "A". Counts were also collected
and shown from May 2000 and June 13, 2000. The PM peak hour volumes at the Rock
Hilln"iburon Blvd. intersection range from 1,506 vehicles (May 2000) to 1,795 vehicles
(June 13,2000), a variance of about 20%. Volumes on Rock Hill were actually lower in
the June 2000 counts than the May 2000 counts. Overall, the traffic counts reflect normal
day-to-day fluctuations of traffic that, in any case, have no impact on the LOS "A"
conditions at the intersection.
Traffic Summary
While it is likely that the new buildings will be used to lower class sizes and provide new
areas for the existing campus population, the Town may wish to include a limit to the
numbers of students or staff that are on the campus as part of the approval process.
While the projected number of vehicle trips for basketball practices during a weekday
PM period does not include coaches or new visitors/attendees, the likely additional
vehicle trips will not cause significant negative impacts to the Rock Hilln"iburon Blvd.
intersection. Finally, the recommended two-way-left-turn-lanes (TWL TL) for this
intersection appear to be a reasonable solution for longer queues at this intersection.
Parking Impacts
The report states that parking accumulations from the proj ect will not exceed the future
supply. During a peak period when a Sunday service and a 12 noon basketball balI game
occur, the 80-90 space church demand and 22 space basketbalI game demand (112 space
demand) could be accommodated in the I 23-space parking lot. Adequate supply was
also identified for weddings and funerals as well. Parking and traffic generation for
basketball games, weddings, and funerals varies tremendously, and therefore
standardized generation figures are not generally applicable.
A parking lot layout and circulation system was developed by Case Architects. While the
overall layout and system appear to work adequately, the following items were noted as
areas for further consideration:
a. the outbound driveway onto Rock Hill has a 29% gradient as drawn, which is
extremely steep and may cause cars and buses to 'bottom out'.
2
EXHIBIT NO. {
R 17 M:/~
B. The Planning Commission held duly-noticed public hearings on May 10, June 28 and
August 9, 2000, and heard and considered testimony from interested persons. Information
and testimony presented in the course of these public hearings included the following:
1. Information provided by the applicant indicated that the proposed gymnasium
would be used on weekday evenings and weekend daytime for Catholic Youth
Organization (CYO) basketball and volleyball purposes. CYO basketball games
would be held from November through March on Saturdays from 8:00 am. to
6:00 p.m., and on Sundays from 12:00 noon to 6:00 p.m. Basketball practices
would be held on weekdays from 3:30 p.rn. to 8:00 p.m. CYO volleyball games
would be held in September and October on Saturdays from 10:00 am. to 4:00
p.rn., with practices twice a week on weekdays from 3:30 p.rn. to 6:30 p.m.
2. Testimony from two separate traffic consultants indicated that the use of the
proposed gymnasium would result in an increase of approximately 18 vehicle trips
per hour during the periods ofCYO games and practices.
3. Testimony from two separate noise consultants indicated that noise from the
activities involved with the proposed gymnasium would be audible to residents of
homes in the surrounding neighborhoods.
4. Testimony was received from two individuals with experience involving CYO
activities that indicated that children participating in these games and practices
often engage in boisterous behavior outside of gymnasiums before and after the
organized activities, resulting in additional noise that would likely be audible from
nearby homes.
5. The streets surrounding the subject property, including Rock Hill Drive and Hilary
Drive, currently receive traffic beyond that normally anticipated in a low-density
residential neighborhood primarily caused by the proximity of St. Hilary's Church
and school, the Community Congregational Church and Del Mar Middle School.
C. The Planning Commission, based upon application materials and analysis presented in the
May 10, June 28 and August 9, 2000 Staff reports as well as visits to the site and public
testimony, finds that the proposal is inconsistent with the required findings necessary to
approve the subject application for a conditional use permit application as descn'bed as
follows within Section 4.04.02 of the Tiburon Zoning Ordinance:
a. Determine whether the location proposed for the Conditional Use applied for is
properly related to the development of the neighborhood as a whole.
The proximity of homes along Hilary Drive below the site and homes on Rock Hill
Drive and Via Paraiso West above the site create the heightened potential for
Tiburon Planning Ccmmission Resolution No. 2000-13
September 13. 2000
2
EXHIBlr-r NO. 2.-
P. ~op 7
,...
RESOLUTION NO. 2000-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF TIBURON
DENYING A CONDITIONAL USE PERMIT FOR THE EXPANSION OF AN EXISTING
CHURCH AND SCHOOL (ST. lllLARY'S CHURCH)
ASSESSOR PARCEL NOS. 55-253-11. 55-253-18 & 55-221-06
WHEREAS, the Planning Commission of the Town of Tiburon does resolve as follows:
Section 1. Findings.
A. On October 25, 1999, the Town ofTiburon received an application for a conditional use
permit to expand the facilities for an existing church (St. Hilary's Church) for the subject
property located at 761 Hilary Drive (Applications #19908). The application consists of
the following:
1. Application form and supplemental materials received October 25, 1999
2. Revised project description, dated June 15, 2000
3. Letter from Case Architects, dated June 12, 2000
4. Focused Traffic/Parking Analysis prepared by George W. Nickelson, dated
January 25, 2000, and supplemental traffic review, dated June 8, 2000
5. Acoustical Analysis prepared by Lwnina Technologies, dated July 26, 1999, and
revised acoustical analysis, dated June 17, 2000
6. Geological and Geotechnical Investigation prepared by Treadwell & Rollo, dated
October 25, 1999, and letters from Treadwell & Rollo, dated January 26, 2000 and
June 21, 2000
7. Hydrologic Analysis dated October 25, 1999
8. Geologic Reconnaissance and Boring Location Map, dated October 22, 1999
9. Floor plans and elevations dated October 25, 1999, and revised floor plans and
elevations dated June 26, 2000
The proposed project would include the construction of a one-story, 4,700 square foot
parish center; an 8,300 square foot, 30 foot tall gymnasium; a single-story 9,000 square
foot classroom addition; a single-story, 2,900 square foot convent; and a single-story,
3,075 square foot rectory.
Tiburon Planning Canmission Resolution No. 2000-13
September 13, 2000 1
EXHIBIT NO. "2-
f I cF7
existing or recently approved by the Town.
Although Tiburon is not served by another similar gymnasium, the St. Hilary's
CYO activities are adequately served by other athletic facilities elsewhere in Marin
County. Similarly, the students at St. Hilary's School have been adequately served
by the athletic facilities presently on the property for many years.
D. The Planning Commission further finds that the subject application is inconsistent with
Section 4.04.03 of the Tiburon Zoning Ordinance, which states that the following factors
shall be considered in determining whether or not any conditional use should be permitted
in a specific location:
a. The relationship 01 the location proposed to:
1. The service or market area of the use or facility proposed.
Although the location of the proposed gynmasium on the grounds of St.
Hilary's School is convenient for the recreational activities of the school,
CYO teams would need to travel longer distances from around Marin
County to participate in games at this facility. The subject property is not
located immediately on a major thoroughfare, and is therefore not ideally
suited for use by children who have to travel from elsewhere on the
Tiburon Peninsula and across Marin County through a residential
neighborhood to this sile.
2. Transportation, utilities, and other facilities required to serve it.
The use of the proposed gymnasium would increase traffic levels on Rock
Hill Drive and Hilary Drive during traditionally off-peak hours in this low
density residential neighborhood. .
3. Other uses of land in the vicinity.
The subject property is surrounded by low density single-family residential
neighborhoods, which would be negatively affected by the increased noise,
traffic and activity levels caused by the CYO use of the proposed
gymnasIUm.
b. Probable effects on persons, land uses, acljoining properties, and the general
vicinity, including:
1. Probable inconvenience, damage, or nuisance from noise, smoke, odor,
dust, vibration, radiation, or similar causes.
Tiburon Planning Canmission Resdutian No. 2000-13
September 13. 2000
4
EXHIBIT NO. L
PLlcr7
impacts on the surrounding homes and streets during otherwise quiet times for this
neighborhood on evenings and weekends. The noise, lights, and traffic generated
by the proposed project would be incompatible with the quiet of the neighborhood
during the evening and weekend times during which the proposed CYO activities
would occur.
b. Determine whether the location proposed for the particular Conditional Use
appliedfor would be reasonably compatible with the types and uses normally
permitted in the surrounding area.
The proposed gymnasiwn does not appear to be compatible with the surrounding
low-density residential neighborhoods. The proposed athletic programs would
have probable effects in the hours that the neighborhoods have a right to rely on
peace and quiet. While neighborhoods often bear a burden when a church or
school is in the vicinity, the activities within the proposed gymnasiwn would
unnecessarily intrude on the usual hours of respite from that noise and traffic that
are currently enjoyed by most low-density residential neighborhoods, and make the
proposed use incompatible wilh the types of activity and uses nonnally permitted
in the surrounding residential area.
c. Evaluate whether or not adequate facilities and services required for such use
exist or can be provided.
The proposed CYO athletic programs currently use other gymnasiwn facilities
elsewhere in Marin County. Students at St. Hilary's School have used outdoor
playgrounds, and could utilize either the proposed gymnasium or a smaller multi-
purpose room for recreational purposes. The topography of the Tiburon Peninsula
restricts the development of many space-intensive recreational facilities, and as a
result has historically limited the ability to provide a complete range of recreational
services for children without creating unnecessary impacts on surrounding
residential neighborhoods.
d. Stipulate such conditions and requirements as would reasonably assure that the
basic purposes of this Ordinance and the objectives of the General Plan would be
served.
Due to the amount of time needed to hold the desired CYO games and practices, it
would not be possible to stipulate conditions of approval that would make this
intense use compatible with the character of the surrounding neighborhood. It is
impossible to micromanage the inherently exuberant athletic activities associated
with the CYO use of the proposed gymnasiwn at the hours proposed to produce
compatibility with the quiet of a neighborhood during the evenings and weekends.
e. Determine whether the Town is adequately served by similar uses presently
Tiburon Planning Commission Resolution No. 2~ 13
September 13, 2000
3
~XT.IIBIT NO. L
P. 3oF-7
2. Policy LU-2 states that "the Town shall coordinate its land use and zoning plans
with the County of Marin, Strawberry Community, the City of Belvedere, Town of
Corte Madera, LAFCO, and other agencies and jurisdictions to provide for more
effective comprehensive planning." This policy acknowledges that Tiburon, as
nearly all surrounding towns in Marin County, provides resources (in this case, for
children's athletic programs) by sharing facilities of other towns and carpooling to
other locations. The current arrangement for scheduling CYO games and practices
at other locations in Marin County is consistent with this concept of land use
coordination and comprehensive planning. Imposing the impacts of providing for
additional regional recreational needs on the neighborhood surrounding St.
Hilary's would contradict the purpose of relying on this inter-jurisdictional
coordination for providing these services.
3. Goal LU-B is "to ensure that all land uses, by type, amount, design, and
arrangement, serve to protect and enhance the low-density residential and village
character and image of the community." The additional noise and traffic which
would occur as a result of the proposed CYO games and practices would be
incompatible and would degrade the peace and quiet currently experienced by the
neighborhoods surrounding the subject property, and would therefore detract from
the low-density residential character in the vicinity of this site. The amount of
construction proposed, as included in the current application, would exceed the
15.0% maximum lot coverage permitted in the RO-1 zone in which the subject
property is located, and would therefore be inconsistent with the low-density
character required for this property.
4. Goal LU-A is "to provide an orderly balance of public and private land uses within
convenient and compatible locations throughout the community." The historical
use of this church and school adjacent in the midst of residential neighborhoods
has resulted in a land use balance which has been accepted by residents in the
vicinity. The addition of a gymnasium with CYO games and practices seven
months a year would upset this historical balance of activities and result in land
uses whose impacts would threaten to overwhelm the peace and quiet of the
surrounding residential neighborhoods.
The Planning Commission finds that the project would therefore not, on balance, further
the goals and policies of the General Plan with respect to the proposed conditional use
permit.
Section 2. Denial.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission of the Town of
Tiburon does hereby deny the proposed application for the reasons set forth above.
Tiburon Planning Commission Resolution No. 2000-13
September 13. 2000
6
EXHIBIT NO. 2-
~. b OF- 7
The surrounding residential neighborhoods would be exposed to increase
noise levels from activities within and outside the proposed gymnasium,
including sounds from games being played, cars entering and leaving the
site, whistles and buzzers, and parking lot conversation and commotion
that sporting events typically generate. The 24-hour weighted noise
averages calculated by the noise studies for this project do not address the
peaks of noise that the neighborhood will be exposed to from the gym.
These audible noises will result in probable inconvenience for the residents
of the surrounding neighborhoods, particularly during the evening and
weekend hours during which CYO practices and games would occur.
3. Probable inconveniences, economic loss, or hazard occasioned by unusual
volume or character oj traffic or the congregating oj a large number oj
people. .
It is probable that the extra traffic and disruption caused by the proposed
CYO activities would result in inconveniences during previously quiet
hours for the surrounding low density residential neighborhoods.
4. The number oj such uses presently existing or recently approved within the
area.
No other churches or private schools in Tiburon are developed with a
gymnasium similar to that proposed under the subject application.
c. The need oj the community Jor additional numbers oj such uses, paying particular
heed to whether the neighborhood is already served by similar uses.
The needs for recreational space to serve the applicant's CYO teams is currently
met through existing arrangements with other facilities elsewhere in Marin County.
The recreational needs of the school may be met through the construction ofa
multi-purpose room similar to that used by other public schools in Tiburoll, which
would be less disruptive for the surrounding residential neighborhoods.
E. The Planning Commission further finds that the subject application is inconsistent with the
following goals and policies contained within the Land Use Element of the Tiburon
General Plan:
1. Policy LU-I states that "the Town shall provide for sufficient diversity of land uses
such that public, quasi-public, recreational and shopping facilities are conveniently
located and available to each resident of the community." The subject property is
not located on a major thoroughfare, and is therefore not conveniently located for
use by children who have to travel from elsewhere on the Tiburon Peninsula and
across Marin County through a residential neighborhood to this site.
Tiburon Planning Commission Resolution No. 2000-13
September 13. 2000
5
"'-'vr..rIB ~
'.. IT NO.
P. S<:E 7
. TOWN OF TIBURON
STAFF REPORT
PLANNING COMMISSION
DANIEL M. WATROUS, SENIOR PLANNER
761 HILARY DRIVE:
CONDITIONAL USE PERMIT #19908;
REQUEST TO EXPAND THE FACILITIES FOR AN EXISTING CHURCH;
ST.HILARY'S CHURCH, PROPERTY OWNER; TOM NEWTON,
APPLICANT
MAY 5, 2000
MAY 10,2000
To:
From:
Subject:
Report Date:
Meeting Date:
ITEM NO.
:2.
PROJECT DATA
Address:
Assessor's Parcel Numbers:
File Number:
General Plan:
Zoning:
Property Size:
Current Use:
Owner:
Applicant:
Date Complete:
Negative Declaration Deadline:
Permit Streamlining Act Deadline:
PROJECT DESCRIPTION
761 Hilary Drive
55-253-11, 55-253-18 & 55-221-06
19908
Medium Low Density Residential
RO-l (Single-Family Residential- Open)
7.27 Acres
Church (St. Hilary's Church) and Private School
Roman Catholic Archdiocese
Tom Newton
February 29,2000
Apri126, 2000
NA
A proposal has been made to expand the fucilities for an existing church (St. Hilary's Church).
The 7.27 acre property is currently developed with a single-story church building; a single-story
rectory; a two-story convent; a single-story elementary school serving grades K-8, with 8
classrooms, library, daycare center, administrative offices and meeting facililies; and two one-
story relocatable classroom buildings. A conditional use pennit is required for this expansion
under Section 2.04.02 of the Tiburon Zoning Ordinance.
TIBURON PLANNING COMMISSION
STAFF REPORT
MAY 10,2000
EXHIBIT NO.3-
p- {Dr-IO
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the
Town of Tiburon on September 13, 2000, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
~~L.~~
SCOTT ANDERSON, SECRETARY
Tiburon Planning Ccmmission Resotution No. 2Q()O..13
SLA VITZ, BERGER, FREDERICKS AND SNOW
NONE
NONE
STEIN
H:dwatrouslresolutionsIPC 1990S.deniaJ.doc
September 13. 2000
7
-:-VTT I 0 2-
_A.~IB TN. .
~ 7 of 7
improvements would provide circulation to the proposed gymnasium, which would be located on
the north side of the property, near Rock Hill Drive. People using the gymnasium would nol
likely use the existing Hilary Drive access to the site, which would remain unchanged.
The proposed parish center and convent would be constructed southeast of a series of 10 homes
on Hilary Drive at the southern end of the Hawthorne Terrace subdivision. Other nearby homes
are located northwest of the site along Rock Hill and Delmar Drives. Residences along Via
Paraiso West to the northeast are currently buffered by an undeveloped hillside portion of the
subject property.
Landscaping on the site includes improved areas around the existing buildings and unirrigated
grassland on the sloping hillside portions of the property. With the exception of the proposed
parish meeting center and convent, the existing hillside areas would not be disturbed. The
applicant proposes to remove 22 existing trees on the site, and to plant an additional 176 new
trees on the property.
HISTORY
The development of St. Hilary's Church and its associated uses dates back to the 1950's, prior to
incorporation of the Town ofTiburon. In 1952, the County Board of Supervisors approved a use
permit (File #15201) for "the construction ofa church, rectory and school in accordance with
plans as submitted." An application for Architectural Supervision (the County's version of design
review approval) was approved in 1953 (File #75302) for the church and rectory. At that time,
the Staff report noted that "only the church and rectory are to be built now whereas the original
plan also shows an auditorium, classroom and library and a convent." The only condition of
approval imposed required that the project nol interfere with the extension of Hilary Drive to
Gilmartin Drive, which was projected at that time but never occurred.
In 1960, the County Board of Supervisors approved a use permit (File # 16006) for "the
establishment of a school and convent." The only condition imposed at that time was that "all
construction shall be subject to Architectural Supervision." A Staff report for this application
indicates that the maximum school enrollment would be 400 students, but no condition of
approval is imposed regarding any enrollment limitations.
Subsequent approvals for the property have included Architectural Supervision permits for the
convent and elementary school in 1962 (File #76206 and 76207) and for an addition to the rectory
in 1964 (File #76404), and Town approval by the Board of Adjustments and Review of portable
classroom buildings in 1993.
ENVIRONMENTAL REVIEW
An initial study/draft mitigated negative declaration was prepared for this project and released for
public comment on April 5, 2000. The initial study/draft miligated negative declaration was
previously distributed to the Commission and is not is attached to this report. The public review
TIBURON PLANNING COMMlSSION
STAFF REPORT
MAY 10.2000
3
Ex...qIBIT NO. 3'
e .) of /0
The proposed project would include the following changes:
A two-story, 9,954 square foot parish center and convent, and a 564 square foot
two-car garage would be constructed loward the southeastern corner of the site.
A meeting hall would be developed on the upper level, accessible directly from the
parking lot. The convent on the lower level would consist of living, dining and
kitchen spaces, a chapel and library, and three bedrooms and bathrooms. The
attached garage would be located below the convent, with direct access to Hilary
Drive.
A 9,700 square foot, 30 foot tall gymnasium would replace the existing convent
and be situated toward the northeastern side of the property, to the north of the
existing school building. The gymnasium would be used for basketball and
volleyball games and practices.
A single-story 7,000 square foot addition would be constructed to the north side of
the existing school building. This addition would contain five classrooms and
auxiliary space. The existing relocatable classrooms would be temporarily moved
to a location between the school and church buildings in order to construct this
addition.
A single-story, 2,600 square foot choir room and youth center facility would be
constructed between the school and church buildings. The relocatable classrooms
would be removed from the site once this addition was constructed.
The expanded school and church facilities would be operated in a similar fashion to the existing
facilities on the site, with no changes proposed to Ihe hours of operation or to the present school
enrollment levels. The proposed gymnasium and all olher facilities would be utilized only for
church and school related functions, and would not be made available to other outside groups or
individuals.
Most new activity on the site would be generated by the gymnasium, which would be used for
basketball and volleyball practices and games. Catholic Youth Organization (CYO) basketball
games would be held from November through March on Saturdays from 8:00 a.m. to 6:00 p.m.,
and on Sundays from 12:00 noon to 6:00 p.rn. Basketball practices would be held on weekdays
from 3:30 p.rn. to 8:00 p.rn. CYO volleyball games would be held in September and October on
Saturdays from 10:00 a.m. to 4:00 p.m., with practices twice a week on weekdays from 3:30 p.m.
to 6:30 p.rn.
The existing parking would be reconfigured from a predominantly tandem arrangement to a more
conventional series of angled and parallel parking spaces. The existing driveway which provides
ingress and egress from Rock Hill Drive would be modified to allow ingress only, and a second
driveway onto the street providing egress from the site would be established to the east. These
TIBURON PLANNING COMMISSION
STAFF REPORT
MAY 10. 2000
2
EXHIBIT NO....3-
p_ Z-oP/u
therefore would not exacerbate the existing traffic conditions along Hilary Drive.
Noise
An acoustical analysis of the proposed project was prepared by Lumina Technologies (Exhibit 6).
This study, hereafter referred to as the noise study, focused on the noise which would be
generated by activities within the proposed gymnasium, but also includes information regarding
construction noise impacts on the surrounding neighborhood.
The proposed gymnasium would not be air conditioned. Operable clerestory windows would be
installed on the north and south sides of the building to provide ventilation for the gym. No
windows or doors would face the homes along Hilary Drive to the east of the gymnasium.
The Noise Element of the Tiburon General Plan establishes a residential noise standard of60
CNEL (Community Equivalent Noise Level). The noise study estimated that the proposed
gymnasium would result in sound levels ranging from 55 to 59 CNEL, with the highest levels
occurring to the south. If air conditioning is installed in the gymnasium and all windows are
closed, the highest off-site sound levels would be 54 to 57 CNEL.
Although the noise study indicates that the proposed gymnasium would comply with the
maximum noise levels established by the Noise Element, the Planning Commission should
carefully consider the potential noise impacts of activilies within the gym on the surrounding
neighborhood. The project description indicates that the gymnasium would be used on weekdays
and weekends seven months a year. The frequency of use, along with the intrusiveness of the
sounds ofwhisIles, shouting and baIl noise from the practices and games, would likely have a
disruptive effect on many homes in the vicinity. Staff recommends that the gymnasium be
equipped with an air conditioning system and no operable windows to reduce the potential for
noise impacts on the surrounding neighborhood. Doors and windows should be required to be
closed during noisy events in the gym.
Geological
A geological and geotechnical investigation of the site was prepared by Treadwell & Rollo
(Exhibits 7 & 8). This study, hereafter referred to as the geotechnical study, revealed the
presence oflandslide deposits upslope of the existing playground areas. A smaller landslide
deposit is indicated in the location of the proposed parish hall and convent building. The
geotechnical study recommends removal or reconstruction of landslide deposits where new
construction is proposed on the site.
The geotechnical study contains a series of recommendations for work to be performed on the site
as part of the proposed project. Although these recommendations are numerous, most of these
recommended actions are typical for the construction oflarger structures on similar soils
frequenIly found on the Tiburon Peninsula. The implementation of these recommended actions
would reduce any geological impacts associated with the proposed project to less-than-significant
T1BURON PLANNING COMMrSSION
STAFF REPORT
MAY 10.2000
5
EXHIBIT NO. 3
f. 50F /0
period ended on April 26, 2000. Several letters have been received at this time regarding the
mitigated negative declaration, and are attached.
The initial study focused on the potential for significant environmental impacts in the following
categories:
Traffic and Parking
A focused traffic/parking analysis was prepared by George W. Nickelson (Exhibit 5) for the
proposed project. This study, hereafter referred to as the traffic study, analyzed the existing
traffic levels at the intersection of Rock Hill Drive and Tiburon Boulevard and along Rock Hill
Drive itself. Traffic counts were taken for this area on June 23, 1999 and, at the request of Staff,
again on December IS, 1999 to reflect traffic levels while school was open. The study then
projected the increase in traffic which would occur as a result of the proposed project.
The only identified traffic change which would occur as a result of the proposed project would
arise from activities at the proposed gymnasium. The maximum hourly traffic increase would
occur between 3 :30 p.m. and 8:00 p.m., when approximately 18 vehicles would leave and depart
the site as basketball practices begin and end.
The traffic study indicated that the intersection of Tiburon Boulevard and Rock Hill Drive
currently operates at Level of Service (LOS) "A" during the AM and PM peak traffic hours. The
traffic study determined that the proposed project would not cause the level of service for this
intersection to drop below LOS "A," and would therefore not create a significant traffic impact on
the surrounding streets.
A total of 123 parking spaces would be provided with the proposed structured parking layout,
which would replace the existing layout in which many vehicles must use tandem parking.
Parking counts were conducted on two Sundays, April 19, 1999 and May 10, 1999. The peak
parking demand was found on May 10th (Mother's Day) at 113 parking spaces. As Mother's Day
is traditionally a peak day for church attendance, the 123 proposed parking spaces would appear
to be adequate to meet the demands for the property.
The parking lot on the property has been used in the past by members of the nearby Community
Congregational Church for overflow parking. The applicant has indicated that such parking is
permitted on individual occasions, depending on potential conflicts with other scheduled events at
St. Hilary's. The applicant intends 10 continue lhis arrangement, but would not allow for an
ongoing open use agreement with the other church.
Property owners along Hilary and Rock Hill Drives have frequently raised concerns regarding the
speed and frequency of traffic approaching the church property along these streets. The proposed
project would not affect this existing condition, as the enrollment level of the school would not
increase. Additional traffic generated by the use of the proposed gymnasium would likely use the
adjacent ingress and egress proposed along Rock Hill Drive closer to the new building, and
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As noted previously, the soils conditions delineated by the geotechnical report appear to be similar
in both the location of the proposed parish center and convent building and areas directly uphill
from the existing buildings on the site. The relocation of either or both of the functions of the
proposed parish center and convenl building to a sile further removed from the surrounding
residential neighborhoods could eliminate many of the potential visual and noise impacts
associated with this structure.
Gymnasium
The proposed gymnasium would be most visible to property owners on Rock Hill and Delmar
Drives to the south of the site. The story poles for this proposed structure do not seem to
indicate any potential for significant view impacts on these neighboring homes, but the mass and
bulk of the proposed 30 foot tall building would be clearly visible for several uphill residences.
The Planning Commission should view the story poles for this proposed building from this area of
Rock Hill and Delmar Drives to assess the potential visual impacts of this structure on this
neighborhood.
Concerns have also been raised by property owners along Rock Hill Drive regarding the proposed
egress driveway onto this street. These concerns center on the safety of this egress point at the
middle of this curving section of Rock Hill Drive and the grading which would be necessary to
bring this driveway down from the currently higher elevation of the parking lot. It appears that
this proposed driveway has the necessary visibility in both directions to assure safe egress onto the
street. The current grade difference between the street and the existing parking lot would be
reduced with grading to level the pad for the proposed gymnasium and the adjacent parking area,
and the driveway would meet any minimum slope requirements established by the Tiburon Fire
Protection District.
As previously mentioned, the noise from the operable clerestory windows on the gymnasium
would be most noticeable to the homes to the south of the site. Staff's recommendation to install
an air conditioning system and eliminate the operable windows would significantly reduce the
potential noise impacts from the gymnasium on the surrounding neighborhood.
Other Issues
The overall impacts of the existing church and school on the property would remain essentially
unchanged as a result of the proposed project as descn'bed by the applicant. However, these
impacts could be dramatically increased if school enrollment is increased, or if the proposed parish
hall and gymnasium are utilized by other outside groups and organizations. Restriclions on school
enrollment and limitation on the use of the facilities to the church and school should be explicitly
stated as conditions of approval of the proposed project, if approved by the Planning Commission.
A planting plan has submitted indicating the location of the 22 existing trees proposed to be
removed on the site. Most of these trees are in locations of the proposed gymnasium and parish
center and convent buildings. The applicant has indicated that 176 new trees would be planted on
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EXHIBIT NO.-3-
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levels.
Although more landslide deposits are present on the uphill portions of the site than in the portion
sloping down toward Hilary Drive, the slope and soil characteristics of these two areas appear to
be similar as indicated by the Geologic Reconnaissance and Boring Location Map (Exhibit 23).
The Planning Commission may want to consider these relative soils conditions in reviewing
possible alternative building locations on the site.
ANALYSIS
Parish Center and Convent Building
Concerns have been raised regarding the proposed parish center and convenl building by several
of the nearby property owners along Hilary Drive. These concerns center on the visual impacts of
the proposed building and potential noise impacts from activities within the parish center.
Story poles have been erected for the proposed buildings on the site to indicate the general mass
and volume of these structures. The proposed parish center and convent building would consist
of two main stories, and a third, lower floor containing a garage for the convent. Several
neighboring property owners have raised questions regarding the compatibility ofa three story
structure with the predominantly one-story character of the surrounding residential neighborhood.
In particular, the owners of the residences closest to the proposed building site have expressed
concerns that this structure would loom over their homes and visually dominate this end of Hilary
Drive. The Planning Commission should view the story poles for this proposed building from this
portion of Hilary Drive to assess the potential visual impacts of this structure.
The proposed parish center and convenl building would have exterior decks facing 10 the
southwest extending off both main floors of the building. Both decks would be located adjacent
to proposed meeting rooms within the building. Concerns have been raised regarding noise from
functions and activities within the parish hall spilling out through open doors leading onto these
decks. This noise would likely be intrusive into the surrounding residential neighborhood, and
could affect not only the residences along Hilary Drive but also other homes downhill from the
site along Hawthorne Drive.
The existing convent and meeting rooms on the site are situated in separate buildings, but these
uses are now proposed 10 be combined into the single proposed building. Staff has previously
discussed the possibility of relocating at least a portion of this proposed structure to another spot
on the property. In particular, the potential for constructing a larger building in the general
location of the proposed choir room and youth center has been discussed with the applicant. The
possible relocation of this structure was investigated by the applicanl as an alternate design
scheme (Schematic 3, Exhibit 5), but was not pursued due to concerns over soil stability and
potential bay view impacts on uphill neighboring residences.
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EXHIBIT NO. S
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conditions of approval (such as a requirement to install air conditioning and remove operable
windows from the gymnasium to address potential noise concerns), alternative design schemes
may need to be prepared to be properly analyze the potential visual impacts of the proposed
structures. If the Planning Commission detennines that the proposed uses and structures are
appropriately sited on the property, conditions of approval should be imposed limiting the school
emolhnent to present levels and prohibiting the use of these facilities by outside groups or
organizations.
RECOMMENDATION
Staff recommends that the Planning Commission:
I. Hold a public hearing and take testimony on this item;
2. Adopt the draft resolution adopting the Mitigated Negative Declaration for the
project;
3. Adopt the draft resolution adopting the Mitigation Monitoring Program and
granting conditional approval of the project, subject to the conditions contained
therein, OR
Give direction to the applicant and Staff regarding modifications or additional
information necessary to make a decision on this application.
EXHIBITS
1. Draft Resolution adopting the Mitigated Negative Declaration
2. Draft Resolution adopting the Mitigation Monitoring Program and approving the
Conditional Use Pennit
3. Initial Study and Draft Mitigated Negative Declaration
4. Draft Mitigation Monitoring Program
5. Application form and supplemental materials
6. Focused Traffic/Parking Analysis prepared by George W. Nickelson, dated January 25,
2000
7. Acoustical Analysis prepared by Lumina Technologies, dated July 26, 1999
8. Geological and Geolechnical Investigation prepared by Treadwell & Rollo, daled October
25, 1999
9. Letter from Treadwell & Rollo, dated January 26,2000
10. Hydrologic Analysis dated October 25, 1999
II. Memorandum from Irving Schwartz, Town Engineer, dated April 26, 2000
12. Letter from Steve Kantola, dated April 18, 2000
13. Letter from Mr. and Mrs. Donald Todd, dated April 20, 2000
14. Letter from Pat Woessner, dated April 20, 2000
15. Letter from Shawn Sylvia, April 24, 2000
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EXHIBIT NO. 3
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the property to mitigate the loss of these trees.
General Plan Consistency and Zoning Compliance
The existing church and school are conditionally pennitted in the RO-l zone. The proposed
expansion would result in uses that are consistent with those of an established church and school
facility, and is consistent with the uses pennitted within the residential land use categories as
described within the Land Use Element of the Tiburon General Plan.
Policy C-l of the Circulation Element of the Tiburon General Plan states that "land use decisions
shall take into consideration potential traffic impacts" Policy C-2 states that "the average peak
hour level of service (LOS) shall not deteriorate below LOS C. for, among others, the
intersection ofTiburon Boulevard and Rock Hill Drive. The traffic study indicates that the
proposed project would not cause the level of service for this intersection to drop below LOS A.
The project would therefore not be contrary to these general plan policies.
As noted earlier, the Noise Element of the Tiburon General Plan contains a set of Noise and Land
Use Compatibility Guidelines. These guidelines indicate that in residential areas, noise exposure
up to 60 CNEL is considered ''normally acceptable". The project would therefore not be contrary
to this general plan policy.
PUBLIC COMMENT
A number ofletters and comments have been received from neighboring property owners
regarding this project, most raising some objections to various aspects of the application. The
primary issues raised by these neighbors involve noise from the gymnasium and/or the parish
center and convent; visual impacts of the same two buildings; and parking and traffic impacts on
Hilary and Rock Hill Drives. Other concerns raise by the public include construction noise from
the project, a desire to underground existing utility lines across the subject property, preexisting
drainage concerns, and school pedestrian traffic across neighboring properties. A large number of
general letters of support have also recently been received regarding this application, and have
been attached as exhibits. The church has also submitted several dozen letters from other
parishioners, along with letters from schoolchildren, all indicating support of the project; these
letters have not been copied at this time, but are on file with the Planning Department and
available for review.
CONCLUSION
The proposed expansion of the St. Hilary's Church property would provide facilities for a range
of uses that are traditionally associated with a church and elementary school (K-8). The location
and design of these facilities, however, could resull in impacts on the surrounding residential
neighborhood. Further, the expansion of the existing school or the use of the proposed facilities
by outside groups or organizations would result in additional traffic, parking and noise impacts on
homes in the vicinity. Although some of the impacts can be addressed through adoption of
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MAY 10.2000
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TOWN OF TIBURON
STAFF REPORT
ITEM NO.
4-
To:
From:
Subject:
PLANNING COMMISSION
DANIEL M. WATROUS, SENIOR PLANNER
761 HILARY DRIVE:
CONDITIONAL USE PERMIT #19908;
REQUEST TO EXPAND THE FACILITIES FOR AN EXISTING CHURCH;
ST.IDLARY'S CHURCH, PROPERTY OWNER; TOM NEWTON,
APPLICANT (CONTINUED FROM MAY 10, 2000)
JUNE 23, 2000
JUNE 28, 2000
Report Date:
Meeting Date:
BACKGROUND
A proposal has been made to expand the facilities for an existing church (St. Hilary's Church).
The 7.27 acre property is currently developed with a single-story church building; a single-story
rectory; a two-story convent; a single-story elementary school serving grades K-8, with 8
classrooms, library, daycare center, administrative offices and meeting facilities; and two one-
story relocatable classroom buildings. The proposal included the construction of a two-story,
9,954 square foot parish center and convent; a 9,700 square foot, 30 foot taIl gymnasiwn; a
single-story 7,000 square foot classroom addition; and a single-story, 2,600 square foot choir
room and youth center facility. A conditional use permit is required for this expansion under
Section 2.04.02 of the Tiburon Zoning Ordinance.
This application was first considered at the May 10, 2000 Planning Cormnission meeting. At that
meeting, concerns were raised by the Cormnission and neighboring property owners regarding
various aspects of the proposed project. The discussion by the Cormnission focused on the
following areas:
Compatibilitv with the surrounding neighborhood. Concerns were raised regarding
the size, scale and location of the proposed construction, and the impact these
structures and their uses would have on the character of the adjacent single-family
residential neighborhood.
Additional traffic and parking information. The Cormnission requested more
information regarding the potential traffic levels associated with the proposed
expansion, particularly on Rock Hill Drive, and the spillover affects of on-street
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JUNE 28. 2000
EXHIBIT NO,::i-
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16. Letter from Nick and Sher Honchariw, dated April 24, 2000
17. Letter from Byron Park, dated April 24, 2000
18. Letter from Deborah Bendinelli, dated April 25, 2000
19. Letter from Steven Bendinelli, dated April 26, 2000
20. Letter from Philip and Susan Henry, dated April 26, 2000
21. Letter from Wayne Howard, dated April 26, 2000
22. Letter from Steve and Joanne lngledew, dated April 26, 2000
23. Letter from Donald Ring, dated April 26, 2000
24. Letter from Carter Smith, dated April 30, 2000
25. Letter from Helen and Neil Kelly, dated April 30, 2000
26. Letter from Susan and Timothy Geraghty, dated May 1,2000
27. Letter from Clare Ryan, dated May 1, 2000
28. Letter from Mary Paul, dated May 1,2000
29. Letter from Gee Kampmeyer, dated May 2,2000
30. Letter from Beverly Ramblas, dated May 2, 2000
31. Letter from Ralph Johnson, dated May 2, 2000
32. Letter from Marion Knowles, dated May 2, 2000
33. Letter from Jim LaRocca, dated May 2,2000
34. Letter from William and Francine Osenton, dated May 2, 2000
35. Letter from Rosemary Royer, dated May 2,2000
36. Letter from Maureen Buscher, dated May 3, 2000
37. Letter from Gary and Marybeth Sheppard, dated May 3, 2000
38. Letter from Deacon and Mrs. Joseph Borg, dated May 1, 2000
39. Letter from Caroline Buckles, dated May 1, 2000
40. Letter from Alexander and Marlis Miglietta, dated May 2, 2000
41. Letter from Katie V ogelheim and John Hansen, dated May 3, 2000
42. Letter from Douglas Huneke, dated May 4, 2000
43. Letter from Suzanne Swift, dated May 4,2000
44. Letter from Garret and Shere Goo, dated May 4, 2000
45. Letter from William and Lisa Tangalos, dated May 4,2000
46. Letter from Linda Frederick, dated May 5, 2000
47. Letter from Pinky Phomsavan, dated May 5, 2000
48. Letter from Jim Belman, dated May 3, 2000
49. Letter from Brian Swift, dated May 4, 2000
50. Geologic Reconnaissance and Boring Location Map, dated October 22, 1999
51. Floor plans and elevations
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MAY 10.2000
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4. The proposed gymnasium would be reduced to 8,300 square feet and would be
moved to the south, directly adjacent to the existing school building. The
classroom addition would be increased to 9,000 square feet and placed in the
previous location of the proposed gymnasium. Both structures would be single-
story designs. The profile of the proposed gymnasiwn has been reduced so that
only 30 foot tall portion would be located at the center of the structure.
5. Minor modifications to the parking lot design are proposed to improve turning
movements on the site. The parking layout adjacent to the proposed classroom
addition has been modified to improve egress toward Rock Hill Drive. A circular
traffic island with seven parking spaces is now proposed in front of the existing
church building.
6. A form of entry identification is proposed on either side of the Hilary Drive
entrance to the site and on either side of the driveway entrance from Rock Hill
Drive. These improvements would consist of wooden poles and possible signage,
with a maximwn height of 15 feet.
ANAL YSIS
Revised Site Plan
The major revision to the proposed plans involves the redistribution of the components of the
previously proposed parish center and convent building. The placement of the parish hall between
the existing church and school buildings should greatly reduce any concerns regarding noise from
activities within the meeting rooms. The one-story design of the proposed convent and rectory
buildings eliminate concerns about the mass and bulk of the previously proposed larger structure.
The one-story residential structures currently proposed would generally be in keeping with the
character of the surrounding residential neighborhood, although the floor area of both buildings
may be somewhat larger than those of existing homes in the vicinity.
As shown on the revised building elevations, the proposed gymnasiwn has been modified to
incorporate a sloping roof which would significantly reduce the mass and bulk of this structure
when viewed from uphill homes along Rock Hill Drive. The height at the center of the building
would remain at 30 feet, but would reduce to 14 feet at the building eaves. Although clerestory
windows are proposed along the northeast and northwest sides of the building, the only operable
windows would be located on the southeast and northwest sides. This would eliminate any
operable windows which would face homes along Hilary and Rock Hill Drives, greatly reducing
potential noise impacts on these nearby residences.
A letter has been received from the property owner of the home at 745 Hilary Drive (Exhibit 9)
regarding the proximity of the revised convent location and the proposed entry gate monwnents.
The proposed convent building would be developed with a 30 foot side yard setback, which is
TIBIJRON PLANNING COMMISSION
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JUNE 28. 2000
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ELT-IIBIT NO...!i-
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parking in the surrounding neighborhood. A peer review of the traffic study was
also recommended.
Noise impacts on the surroundinl! neil!hborhood. The Commission requested
more information on the potential noise impacts of the proposed gymnasium on
nearby homes, and also recommended that a peer review of the noise study be
conducted.
Alternative desilms. The Commission recommended that the applicant further
examine alternative site designs that would redistn'bute the proposed uses on the
property. In particular, the applicant was encouraged to mitigate the size and scale
of the proposed parish center and convent building by breaking up the uses of this
structure into smaller buildings located at different sites on the property.
Baseline information. Additional information regarding existing church and school
operations and capacities was requested to be provided. The applicant has
maintained that most of the proposed improvements would not result in any
changes to the operation of the church and school. It is difficult to evaluate the
potential project impacts and prepare appropriate mitigation measures or
conditions of approval without information on the activity levels associated with
the church and school both now and in the future.
The Planning Commission continued the hearing to the June 28, 2000 meeting to allow the
applicant time to address these issues.
REVISED PLANS AND INFORMATION
The applicant has submitted revised plans (Exhibit) for the proposed expansion. The
modifications to the previous plans are described as follows:
I. The parish center would be moved from the previous location above Hilary Drive
to a site between the existing church and school buildings, where the choir room
and youth center were previously proposed. The building would be a single-story
structure, wilh 4,700 square feet of floor area. The choir room and youth center
building has now been eliminated from the project.
2. A one-story convent, with 2,900 square feet offloor area and 575 square feet of
garage space, would be constructed on the east side of Hilary Drive, adjacent to
the existing home at 745 Hilary Drive.
3. A one-story rectory building, with a lower level garage, would be constructed
across the driveway from the existing rectory building. The new structure would
have 3,075 square feet offloor area, with a 575 square foot garage. The existing
rectory building would be converted into parish offices.
TIBURON PLANNING COMMISSION
STAFF REPORT
JUNE 28. 2000 2
EXHIBIT NO.-L
P. z crCp
has eliminated two of the previously recommended mitigation measures: the construction of3
foot high perimeter berming or masonry wall, and a prohibition on clerestory windows on the
north and south sides of the gymnasium have been deleted. This study also analyzed the potential
noise impacts of a rooftop air conditioning system, and determined that this equipment would not
add more than 0.5 CNEL to the ambient sound levels.
The revised gymnasium location further from Rock Hill Drive should reduce the potential noise
impacts on existing homes to the north of the site. Further, the revised design would eliminate
any windows facing these homes, further limiting these potential noise impacts.
The Town has retained an acoustical consultant to conduct a peer review of the acoustical studies
submitted by the applicant. This peer review has not yet been completed, and will not be available
by the June 28'b Planning Commission meeting.
Geotechnical Analysis
The geotechnical consultant for the applicant has submitted a letter (Exhibit 8) reviewing the
revised project. The letter states that the proposed project modifications do not change the
conclusions presented in the previously presented geotechnical assessment for the project.
Baseline Characteristics
The Town has requested that the applicant prepare a detailed description of the current
operational characteristics of the church and school, including the school enrolhnent, church
attendance, and size and number of other functions on the church property. As previously noted,
the applicant has maintained that most of the proposed improvements would not result in any
changes to the operation of the church and school. These characteristics would be used to
establish a baseline for comparison of present and future church and school activities, and allow
the Town to quantifY some of the activity levels that would be approved under the subject
conditional use permit.
As of the date of this report, the baseline characteristics have not yet been submitted to the Town.
This information may be available prior to the public hearing.
PUBLIC COMMENT
As of the date of this report, only one letter has been received regarding the revised plans for this
project. As noted previously, the property owner at 745 Hilary Drive has raised concerns about
the proximity of the revised convent location and potential view impacts from the proposed entry
improvements. A letter has also been received from the Pilgrim Heights Homeowners
Association raising various concerns about the proposed project. A large number ofletters and
comments have previously been received from neighboring property owners regarding this
project, most raising some objections to various aspects of the application, along with a large
number of general letters of support from members of the congregation and other Tiburon
T1BURON PLANNING COMMISSION
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JUNE 28, 2000
5
EXHIBIT NO. L/
1 5 o~ (0
residents.
CONCLUSION
The revisions to the proposed plans for the expansion ofSt. Hilary's Church address a number of
the concerns which had previously been raised regarding this project. The relocation and
redistnbution of the elements of the parish center and convent would create buildings which are
more in keeping with the size, scale and character of the surrounding residential neighborhood.
The revisions to the gymnasium design should reduce the mass and bulk of this building and
further limit any potential noise impacts on nearby homes.
The issues of potential traffic and noise impacts from the proposed project remain unresolved.
The peer review of the traffic and noise studies for this project have not yet been completed,
making a final determination on these potential impact difficult.
RECOMMENDA nON
Staff recommends that the Plarming Commission take public testimony on the revisions to the
proposed plan, provide additional comments or guidance to Staff and the applicant, and continue
the item to a date specific,
EXHIBITS
L Revised project description, dated June 15,2000
2. Letter from Case Architects, dated June 12,2000
3. Supplemental traffic review conducted by George Nickelson, dated June 8, 2000
4. Additional traffic counts, dated June 16,2000
5. Traffic counts prepared by Crane Transportation Group, dated June 16,2000
6. Comparison of traffic volume data
7. Revised acoustical analysis prepared by Lumina Technologies, dated June 17,2000
8. Letter from Treadwell & Rollo, dated June 21, 2000
9. Letter from Fran Seitas, dated June 19, 2000
10. Letter from Pilgrim Heights Homeowners Association, dated June 19,2000
II. Revised plans
T1BURON PLANNING COMMISSION
STAFF REPORT
JUNE 28, 2000
6
EXHIBIT NO. 4
~. ~ CF-~
TOWN OF TIBURON
STAFF REPORT
ITEM NO.
.3
To:
From:
Subject:
PLANNING COMMISSION
DANIEL M, WATROUS, SENIOR PLANNER
761 HILARY DRIVE:
CONDITIONAL USE PERMIT #19908;
REQUEST TO EXPAND THE FACILITIES FOR AN EXISTING CHURCH;
ST. HILARY'S CHURCH, PROPERTY OWNER
(CONTINUED FROM JUNE 28, 2000)
AUGUST 2, 2000
AUGUST 9, 2000
Report Date:
Meeting Date:
BACKGROUND
A proposal has been made to expand the facilities for an existing church (St. Hilary's Church).
The 7.27 acre property is currently developed with a single-story church building; a single-story
rectory; a two-story convent; a single-story elementary school serving grades K-8, with 8
classrooms, library, daycare center, administrative offices and meeting facilities; and two one-
story relocatable classroom buildings, The proposal currently includes the construction of a one-
story, 4,700 square foot parish center; an 8,300 square foot, 30 foot tall gymnasium; a single-
story 9,000 square foot classroom addition; a single-story, 2,900 square foot convent; and a
single-story, 3,075 square foot rectory. A conditional use permit is required for this expansion
under Section 2.04,02 of the Tiburon Zoning Ordinance.
This application was first considered at the May 10, 2000 Planning Commission meeting, At that
meeting, concerns were raised by the Commission and neighboring property owners regarding
various aspects of the proposed project, including compatibility with the surrounding
neighborhood; the need for additional traffic and parking information; noise impacts on the
surrounding neighborhood; the need to examine alternative designs; and a need for baseline
information on the activities of the church and school. The Planning Commission then continued
the hearing to the June 28, 2000 meeting to allow the applicant time to address these issues.
Subsequently, the applicant submitted revised plans which broke up and relocated the originally
requested large parish center and convent building; redesigned and relocated the proposed
gymnasium; moved and slightly expanded the proposed classroom addition; added a new rectory
building, with the proposed conversion of the existing rectory to office space; removed the
previously requested youth and choir building; and added new entry identification structures,
TIBURON PLANNING COMMISSION
STAFF REPORT
AUGUST 9, 2000
EX-BIBITNO. 5
p. 16FL(
At the June 28, 2000 meeting, the Planning Commission received additional testimony regarding
the revised plans and spoke to the traffic and noise consultants hired by the applicant. A peer
review of the traffic study was also prepared at the direction of the Town and reviewed.
At that meeting, the Commission indicated that the increased activity levels caused by (Catholic
Youth Organization (CYO) basketball and volleyball games and practices in the proposed
gymnasium would result in unwanted noise and traffic impacts on the surrounding neighborhood.
Suggestions were made to consider the construction ofa multi-purpose room instead ofa
gymnasium to meet most of the recreational needs of the school. The Commission also expressed
discomfort with the extent of the proposed building expansions, which would exceed the 15.0%
maximum lot coverage allowed within the RO-I zone. The Commission continued the request to
the August 9, 2000 meeting, with direction for the applicant to address these concerns.
REVISED PLANS AND INFORMATION
The applicant has not submitted revised plans or other information since the June 28, 2000
meeting, Staffhas had several discussions with church representatives which indicate that the
applicant does not intend to modifY the current proposal, but instead wishes to make a stronger
case for the current version of the building plans.
The peer review of the noise study for the project has been completed by Lewitz and Associates
(Exhibit I), The review concludes that the impact assessment and recommended mitigation
measures contained within the original noise study were appropriate for the project, The
consultant concludes that "the Applicable [noise] Regulations and Guidelines will be met" by the
project.
In reviewing the applicable regulations and guidelines for this project, the consultant said to "keep
in mind that the applicable criteria are expressed in terms of a 24 hour average, Intermittent,
transient noise events tend to wash out of the 24 hour average, While these might still be audible
on an instantaneous basis, they do not impact this kind oflong term criteria. This is perfectly
acceptable. Most noise criteria (including those applicable to the Town ofTiburon) are designed
to address louder, more continuous noise levels than those expected from this project."
During the June 28, 2000 meeting, questions arose regarding the lot coverage and floor area
proposed by the applicant and the applicability of the Town's zoning standards to this project. As
noted above, the maximum lot coverage permitted in the RO-l zone is 15.0%. The currently
proposed project would increase the lot coverage on the site from the present 10.7% (33,722
square feet) to 17, I % (54,066 square feet). The proposed lot coverage would exceed the
maximum allowable lot coverage for this site by 6,590 square feet. This additional area could be
visually represented by roughly the equivalent of the size of the existing sanctuary building (which
has a 6,075 square foot footprint) or the combined size of the proposed rectory and parish center
buildings (which have a combined footprint of7,200 square feet).
TIBURON PLANNING COMMISSION
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AUGUST 9. 2000
2
EXHIBIT NO. 5
p. 2-- (jF l{
The applicant has indicated that the church intends to request a lot line adjustment between the
subject property and an adjacent parcel also owned by the church. If such an adjustment
increased the lot size ofthe subject site by slightly more than an acre, the lot coverage indicated
by the revised plans would conform with the 15,0% lot coverage requirement. The project would
therefore appear to comply with this requirement, although technically the project would exceed
this lot coverage standard until the a lot line adjustment is completed.
The Town's residential floor area ratio guidelines were developed for the purpose of limiting
residential construction in Tiburon. The intent of this floor area ratio, as described in Section
4.02.08 of the Tiburon Zoning Ordinance, is to "provide a 'community yardstick' for appropriate
residential size and scale," and is not applicable to nonresidential uses such as a church or school.
Such uses are always located on very large parcels ofland and require more floor area than a
single-family home,
Staffhas also received additional information regarding the revised parking lot. Currently, the
majority of the parking area for the property is barricaded to prevent through traffic during school
days so that the parking area can be used as school playground space. It was assumed that the
construction of the proposed gymnasium and the parking lot modifications would eliminate the
need for recreational use of the parking lot. However, church representatives have informed Staff
that the school intends to continue to barricade the parking lot for this purpose even after
construction ofthe gym and revised parking lot. The consultant that conducted a peer review of
the applicant's traffic and parking study has preliminarily reviewed this information and does not
feel that this activity would alter the findings of the peer review, although the consultant could
provide a more detailed review of this information ifrequested by the Town. The Planning
Commission should consider this information in evaluating the ability of the proposed parking
layout to meet the needs of the church and school during school operations.
CONCLUSION
As previously noted, the current revisions to the proposed plans for the expansion ofSt. Hilary's
Church address a number of the concerns which had previously been raised regarding this project.
However, the issues of potential traffic and noise impacts created by the increased activity levels
caused by the proposed project, and the compatibility of the proposed project with the character
of the surrounding residential neighborhood, remain unresolved.
It appears unlikely that the applicant is willing to make any more substantial modifications to the
proposed plans for this project. The Planning Commission should evaluate the potential impacts
of the proposed project and detennine whether the project, as currently proposed, should be
approved or denied, Staff does not recommend the adoption of conditions of approval which
would substantially alter the intent of the proposed project, as it is unlikely that the applicant
would accept conditions of approval which it feels to be onerous. If the Planning Commission
detennines that the project, as currently submitted, is unacceptable, then the Commission should
deny the application,
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STAFF REPORT
AUGUST 9, 2000
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EXHIBIT NO. S-
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RECOMMENDATION
Staff recommends that the Planning Commission take public testimony on this item, close the
public hearing, dehberate upon the project merits, and direct Staff to prepare an appropriate
resolution,
EXHmITS
I, Acoustical peer review conducted by Lewitz and Associates, dated July 10, 2000
2. Letter from Joe and Joy Keller, dated July 15, 2000
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AUGUST 9, 2000
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e. 4. of 4 -
Commissioner Fredricks questioned what people do in a wine bar. Sadrieh responded the
primary activity would be giving customers from Milano's a place to sit until they can get a
table, During the daytime wine will be sold and bottles opened for tasting, The space will also
be used for storage of wine, Commissioner Slavitz if people would be able to walk outside
with open alcohol. Sadrieh said they would not.
Chair Berger opened the public hearing. Being no response Berger closed the public hearing,
Commissioner Stein stated that since Blockbuster took over the space occupied by Marin Wine
and Spirits, he is in favor of the proposed use,
MOTION:
Moved:
Vote:
to adopt the resolution to approve the proposal as presented
Slavitz, seconded by Fredericks
A YES: Berger, Slavitz, Stein, Fredericks
NOES: None
2. 761 HILARY DRIVE: CONDITIONAL USE PERMIT FOR THE EXPANSION
OF FACILITIES FOR AN EXISTING CHURCH (ST. HILARY'S CHURCH);
FILE #19908; Roman Catholic Archdiocese, owners: Tom Newton, applicant;
Assessor Parcel Nos. 055-253-11, 055-253-18 & 055-221-06)
Chairman Berger reviewed the issues before the Commission this evening, noting that issues
such as view blockage, materials, colors, etc" will be addressed at the Design Review Board
level. This evening will be dedicated to the environmental impacts of the proposed project
upon the neighborhood.
Senior Planner Watrous reviewed the proposal for a conditional use permit to expand the
facilities at the existing St. Hilary's Church, The proposed project includes a two-story, 9,954
sq. ft. Parish center and convent and a 564 sq, ft, two-car garage to be constructed toward the
southeastern corner of the site; a 9,700 sq.ft., 30' tall gymnasium would replace the existing
convent and be situated toward the northeastern side of the property; a single-story 7,000 sq.ft.
addition would be constructed to the north side of the existing school building and would
contain five classrooms and auxiliary space. The existing portable classrooms would be
temporarily moved to a location between the school and church building in order to construct
this addition. A single-story, 2,600 sq.ft. choir room and youth center facility would be
constructed between the school and church buildings. The portable classrooms would be
removed from the site once this addition was constructed,
Watrous reported the expanded school and church facilities would be operated in a similar
fashion to the existing facilities, with no changes to the hours of operation, The gym and other
facilities would be utilized only for church and school related functions and not made available
to other outside groups, The gymnasium, which will be used for church sponsored CYO
basketball and volleyball practices and games, will generate the most new activity.
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The existing parking would be reconfigured and the existing driveway which provides ingress
and egress from Rock Hill Drive would be modified to allow ingress only, and a second
driveway onto the street providing egress from the site would be constructed to the east.
He then reviewed proposed landscaping and noted the applicant proposes to remove 22 existing
trees on the site and to plant additional 176 new trees on the property,
Watrous then outlined the environmental review process. A focused traffic/parking analysis
was prepared by George W, Nickelson, The only identified traffic change that would occur
would arise from activities associated with the proposed gym. The study indicated the current
Level of Service "A>> would be maintained at the Tiburon Boulevard/Rock Hill Drive
intersection. A total of 123 parking spaces would be provided and would appear to be adequate
to meet the demands for the property.
Watrous then reviewed the acoustical analysis prepared by Lumina Technologies, which
focused on the noise that would be generated by the activities from the proposed gym. The
proposed gym would not be air-conditioned and the noise study indicates it would comply with
the maximum noise levels established by the Town's Noise Element, Watrous recommended
the Commission carefully consider the potential impacts of the activities on the surrounding
neighborhood and that the gym be equipped with air conditioning and no operable windows to
reduce the potential for noise impacts,
Watrous then reviewed the geological study prepared by Treadwell & Rollo, Any potential
geological concerns could be mitigated, He noted there is some concern raised regarding a
small landslide deposit by the parish hall and convent building, and the study recommends
removal or reconstruction of the landslide deposits.
Watrous stated concerns have been raised regarding the proposed parish center and convent
building by nearby property owners along Hilary Drive, which relate to visual impacts and
potential noise impacts, The proposed parish center and convent building consist of two main
stories, and a third, lower floor containing a garage for the convent. Neighbors have raised
concern regarding the compatibility of a three-story structure in a predominantly one-story
residential neighborhood. Neighbors have also expressed concern over noise that would be
generated from the proposed exterior decks of the parish center and convent building.
Watrous reported the proposed gym would be most visible to property owners along Rock Hill
and Delmar Drives. Story poles do not seem to indicate any significant view impacts on the
neighboring homes, but the mass and bulk of the proposed 30' tall building would be clearly
visible for several uphill residences. Concerns have been raised by property owners along
Rock Hill Drive regarding the proposed egress driveway onto Rock Hill Drive, Staff is
recommending that air conditioning be installed in the gym and the operable windows be
eliminated to reduce potential noise impacts.
Watrous reported the church and school are conditionally permitted in the RO-I zone and the
proposed expansion would result in uses that are consistent with those of an established church
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and school facility. The traffic study indicated that the proposed project would not cause the
level of service for this intersection to drop below LOS A, and therefore would not be contrary
to the general plan policies, The project would also not be contrary to the Noise Element of the
General Plan which allows a noise exposure up to 60 CNEL.
Watrous concluded that the proposed expansion of the Church property would provide facilities
for a range of uses that are traditionally associated with a church and elementary school. The
location and design of the facilities, however, could result in impacts on the surrounding
residential neighborhood. The expansion of the existing school or the use of the proposed
facilities by outside group or organizations would result in additional traffic, parking and noise
impacts on homes in the vicinity. Those same impacts can be mitigated by conditions of
approval, alternative design schemes may have to be prepared to analyze the potential visual
impacts of the proposed structures. Watrous noted, if the Planning Commission determined
that the proposed uses and structures are appropriately sited on the property, conditions of
approval should be imposed limiting the school enrollment to the present levels and prohibiting
the use of the facilities by outside groups or organizations,
Commissioner Stein questioned why Item #9 "Land Use and Planning" in the mitigated
negative declaration was not more precisely addressed in the body of the study, Watrous stated
the study relied on the residential land use categories in the Tiburon Zoning Ordinance and
General Plan that indicate that a church is a compatible use in the residential areas, Stein
questioned why the study does not address the noise impacts from an air conditioning unit for
the gym. Watrous stated the noise study evaluated the project as proposed, not Staffs
recommendation, He did note that an air conditioning unit, if not properly sited and buffered,
could be quite noisy, Stein questioned how the Commission could consider alternatives to the
proposed plan, since the alternatives are not addressed in the draft negative declaration,
Watrous responded that if the Commission recommends that the applicant explore certain
alternatives then the applicant would have specific studies done for each alternative.
Commissioner Fredericks stated she would be interested in knowing the noise levels from the
existing buildings compared to the proposed additions.
Commissioner Slavitz questioned if the Commission is being asked to approve the buildings in
the proposed locations and size or just the general expansion. Watrous stated the Commission
would not be looking at color, materials, etc., but can place limits on the general size, scale
and location of the buildings. Slavitz questioned the draft resolution approving the conditional
use permit as it pertains to the maximum specified enrollment for the school and daycare.
Watrous noted the Commission could place limits on enrollment as part of the use permit
approval. He noted there are currently no limits on enrollment, except those by other
authorities.
Commissioner Stein questioned why the study does not address the issues of traffic relating to
games in the gym. Watrous stated it might have to do with the games being on weekends when
traffic in the area is not so high,
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Tom Newton, planning consultant for St, Hilary's, stated the traffic analysis discussed the
basketball game traffic at the bottom of page 4. For each game there will be eleven cars in and
eleven cars out, assuming the children are dropped off for games. Newton reported he held
four neighborhood meetings on the proposed expansion. As a result of these meetings, the
parish center was reduced by 3,000 sq,ft., the height lowered by 3', the number and size of
windows reduced closest to the residential area, the curved road in Hilary Drive eliminated,
and heavy landscaping concentrated around the church and residential areas,
In response to Chair Berger, Newton stated he did look into alternative placement of the major
structures in the area behind the present church, ;,ut the soil engineer discouraged the location
due to possible slippage from above. He also noted they did look into placing the gym closer to
Rock Hill Drive.
Ron Case, architect for applicant, noted the proposal, as submitted, adds an additional 29,400
sq.ft. and eliminated 8,800 sq.ft. for a net increase of 20,400 sq. ft. He noted the gym is based
on a full sized basketball court with seating for 112 spectators and 15' on the other side of the
court. He noted the ceiling is proposed at 30', and if it goes below 25' it has to be fire
proofed. The regulation volleyball and basketball ceiling height is 27', In response to
Commissioner Slavitz, Case noted the building next to the gym is 7,000 sq. ft. which replaces
the existing portables that total 5,700 sq. ft. Slavitz questioned, with all the floor space being
added, not using the parish center for meeting space, but rather using the classrooms. Case
noted they are not adding that much more meeting space, as the existing coiwent is 6,900 sq.ft.
and is being replaced with 2,200 sq. ft. In response to Slavitz, Case noted the reasons for
making the parish building rounded as opposed to square.
Commissioner Fredericks questioned whether the engineers felt it was impossible or just
required very extensive work to stabilize the hillside to place the parish center further back on
the property. Case noted the geotechnical engineer was not present to answer the question, but
his understanding is that they did not want to create a situation that would jeopardize the
stability of the uphill homes,
Chair Berger questioned if any other locations were considered for the gym. Case indicated
that consideration was given to placing it closer to Rock Hill Drive, and any other place on the
site would have more of an adverse effect than its proposed location. He indicated there is a
10' retaining wall in the back of the gym.
Mr. Frank Rollo, registered geotechnical engineer, stated his company began their
investigation of the property in 1999, which included borings and data collection. His report
was published October 25, 1999. After this report he was asked to address placing the parish
hall between the existing school and church, He noted the church was developed in the late
1950s on the most stable ground on the site. As you move in either direction from the church
you encounter fill and less stable land. He noted the one area that is the worst for St. Hilary's
to develop is the area between the church and existing school. There is more potential for
damage to the school property and surrounding areas. He noted the land near the proposed
gym has less severe conditions and could be repaired without potential damage to surrounding
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properties. He noted that in locating the parish center where it is proposed, the school and
nearby Hilary Drive areas will benefit from much needed drainage improvements that will be
required. Discussion ensued related to placing the parish center further back into the hillside
and the potential for damage to at least one uphill property on Via Paraiso,
Commission Slavitz questioned the construction of the choir room and why it would not impact
the uphill slide area, Rollo indicating there is no potential to trigger a landslide as there is just
minor scraping proposed, no cuts into the hill, and the fact that there is an existing retaining
wall where the building will be placed.
The Commission took a break at 9:30 PM and reconvened at 9:45 PM.
Mr. Bill Smith, Smith & Smith Landscape Architects, discussed the landscape and open space
concept for this property. He noted his mission was to create a unique, visually beautiful,
landscape and open space facility for people of all age to enjoy, educate and rejoice in a place
of worship. The landscape plan unobtrusively filters, screens and buffers the site and creates a
visual appearance of the site that is vastly enhanced. The plan incorporates the existing
landscape and adds 154 trees in addition to shrubbery and groundcover. The plan conforms to
the Town's, MMWD and Fire District guidelines. Smith indicated the landscape plan adds a
tremendous visual and economic asset to the neighborhood and community as a whole.
Chair Berger questioned if any of the trees will impact the homes that have horizontal views of
the bay across the St. Hilary's site. Smith stated the trees are of a low growing variety and
should not impact views.
Susan Hayler, Chair of the Parish Council, reviewed the history of the church property. She
noted the church serves the needs of the community and provides various services. There are
currently 277 student at the school, of which 160 are from Tiburon.
Chair Berger noted that when any institution makes expansion plans as proposed, the regional
importance of the facilities comes into question, Hayler noted she does not see the expansion
creating a place for conferences or regional activities, She stated the church has been making
do with the facilities it has and the expansion will create permanent facilities for the services it
now provides.
Theresa Canizzaro, principal of St. Hilary's School, stated the school is very comfortable with
277 students and she does not want to add any more children, The children arrive at 7:25 AM
and some do not leave until 6:00 PM, The school currently does not have a daycare facility,
There are 110 students who stay after school and are consistently moved around the site based
on building usage, There is no place for physical education or to eat if it rains, She noted the
expansion would fulfill the current programs the school provides. In response to Chair Berger,
Ms. Canizzaro noted the proposed parish hall would be used by the school during the school
day for assemblies, Berger questioned if the gym could be used for assemblies. In response to
Commissioner Stein, Ms. Canizzaro reported that class enrollment is stable for the past five
years. The Commission questioned the need for such a big parish center. Ms. Canizzaro noted
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that parish center activities are currently held in the school. Ms, Canizzaro noted that with the
increased schoolroom space she does not anticipate any additional traffic during the day as
parents already participate in class activities. She noted there are two people who live in the
convent,
Mr. Ralph Johnson, Director of CYO, stated the gymnasium will be a community resource.
He noted the Church sponsors volleyball, cross-country running and basketball. These sports
are community-based sports with participants from Del Mar School and St. Hilary's. He noted
the church currently spends $30,000 a year renting gym space, which has caused the fees to be.
extremely high to participate in a sport, The community has only one other gym, at Del Mar
School, which is not regulation sized and urged the importance of the proposed gym, Chair
Berger questioned if, outside of games, would teams other than St. Hilary's be practicing at the
gym. Mr. Johnson stated he does not believe it would be practical, given St. Hilary's has 27
basketball teams. Berger questioned whether St. Hilary's would be willing to state that the gym
would not be used by other teams for practice. Mr. Johnson stated he would have no problem
with the statement, but deferred the questioned to Father Tarrintino.
Chris Carter, Superintendent of Reed School District, advocated the approval of the gym
noting it will benefit all children in the Community.
Sister Colette Colley, reviewed the many activities and programs that will use the parish center
and the need for the additional space,
Chair Berger opened the public hearing.
Ms, Jane Ring, 725 Hilary Drive, noted her two children graduated from St. Hilary's and she
continues to work on committees of the Church. She noted her concern with the new buildings
centers on the impacts to her quality of life and changes to the character of the neighborhood.
The increased traffic, parking, substantial visual and auditory impacts, size of facilities,
decrease in privacy and the diminished property values makes her reluctant to give her
approval of the project. She requested that a full and detailed review of the project be made
beginning with an EIR.
Ms, Laura Russo, 105 Rock Hill Drive, expressed concern over the proposed ingress and
egress to the property. She noted currently there are cars parking along Rock Hill Drive, in
front of the school, and feels they will create a line-of-sight problem in the future. Ms. Russo
noted that her property is directly uphill from the gym and questioned how much noise will be
created. Berger noted the acoustical engineer was not present and these questions should be
answered by him. Ms, Russo asked what the cumulative maximum use in regard to parking
and traffic will be along Rock Hill Drive as it also serves as access to the CCC and how can it
be handled.
Mr. Wayne Howard, 750 Hilary Drive, suggested that a much needed gymnasium for Tiburon
should be located in a more central, commercial area. He expressed concern that the proposed
plan calls for a complex of 60,000 sq. ft. He questioned the need for 14,000 sq. ft. of indoor
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gathering space in the choir, parish and gym. He feels a full EIR is needed for the project. He
expressed concern with the two traffic counts prepared, as one was on June 23, 1999, a full
week after school was out for vacation, and December 13, 1999, which was two days before
the Christmas holiday break. He feels the traffic flow and parking issues need to be looked at
more carefully,
Mr. Steve lngledew, 730 Hilary Drive, has a daughter who will attend St, Hilary's next
September. He stated that the concern is not the use of the property, but rather the scale of the
proposed development. He is concerned with the noise impacts reaching 60 CNEL. He
questioned what assumptions were used in figuring out the noise levels.
Mr. Merton Lawwill, 148 Rock Hill Drive, feels the buildings are very overstated for the area,
and has concerns with traffic and noise levels, He is opposed to having cars coming and going
all weekend long for church activities.
Ms. Roma Barnes, 710 Hilary Drive, expressed concern with the size of the proposed
expansion, noise and traffic. She urged the Commission to relocate the parish center and
reduce its size,
Mr. Gary Schoch, 93 Rock Hill Drive, stated he is in complete support of the proposed
expansion, but feels the traffic needs to be more carefully studied.
Mr. Phil Henry, 720 Hilary Drive, expressed concern with the negative impacts the expansion
will create on the value of the surrounding homes. He noted he does not have a bay view, but a
view of the hillside which will be obliterated with the expansion.
Mr. Steve Bendinelli, 735 Hilary Drive, expressed concern that the expansion will negatively
change the character of his neighborhood. He is concerned with the increased noise and traffic,
He read a petition that was signed by 63 surrounding homeowners demanding the Town have a
full EIR prepared for the project. He then read a letter from Mr, Scott Cherry of Frank
Howard Allen which indicates, in his opinion, what this project will do to the value of the
surrounding homes. Mr. Bendinelli objected to the project on multiple grounds and feels the
church has to go back to the drawing board, He thought the proposed school and gym
buildings were engineered for expansion. He questioned 30 foot high ceilings for the gym
when 24-27 feet would be acceptable. He objected to the change in location and size of the
parish center. He felt the soils questions were not answered in a professional manner and
wanted a better geology report. Of the sixteen Catholic parishes in Marin County, this is the
only one not located on a major traffic artery or accessible to one. He felt St. Hilary's serves
too large an area and that there was a good chance of them wanting to further increase the
school in the future. He was definitely against this project and uncomfortable with the
mitigated negative declaration. He felt it needed to go back to the drawing board,
Peg Smetana, 650 Hilary Drive, stated she has lived in Tiburon for 50 years, her
grandchildren go to the school, and she has been active in Town and school matters. She
thought the project was great and felt that the gym needs a 30 foot ceiling. She had been to
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many CYO games and there had never been any traffic problems, She supported the project
and believed the children of Tiburon deserved this expansion.
Mildred Gatfield, 695 Hilary Drive, stated that she has lived here for 22 years, and one child
attends and another is a graduate of St Hilary's, She stated that she is one of two people that
did not sign the petition, and not because of threat of retribution, She felt this expansion is
definitely needed and that it would not be detrimental to Tiburon or property values.
Chair Berger asked her if there was currently overflow parking on her street. She said just for
Christmas Eve service, on Easter Sunday, and for weddings she thought were held at the
Congregational Church.
Carla Howard, 750 Hilary Drive, stated that her house was most affected by this proposal. The
4,800 square foot structure would be less than 200 feet from her three bedrooms. The new
building will have complete view of their entire front and back yards. That together with the
noise generated there, will destroy their sense of peace and privacy that they now enjoy. She
tried to set aside her personal view and draw on her experience in serving on the Design
Review Board the last four years. Every proposal they reviewed was measured against the
Board's shared interests and the Town's ideals. She urged the Planning Commission to take the
long view of this enormous project from the beginning. She noted that after review, many
projects were changed, even though they conformed to the ideals, According to the ordinances,
she could conceivably make her house 30 feet high, but that would block the neighbors views,
She considered the neighborhood character on Hilary Drive as small homes, The parish center
would be the visual centerpiece of the neighborhood, and at 9,954 square feet, with a I: 9 ratio
to the homes, it is not reasonable. Any development on that street needs to be done sensitively.
The current undeveloped playing field and hill creates a green buffer between the homes and
church, and its loss will be deeply painful. She felt the architectural style was not compatible
with the houses nearby, nor with other public buildings in the Town, such as Town Hall,
Police Station, and the Library, She quoted from the Hillside Guidelines and stated that this
proposal fails on every count.
Deborah Bendinelli, 735 Hilary Drive, stated she has lived in Tiburon most of her life and this
neighborhood looks the same as it did when developed in the 1950's. That was the major
reason for purchasing the home. The homes have been remodeled inside, but the exteriors
remain the same, The DRB has upheld the neighborhood view that there be no two-story
homes there. While some change to the neighborhood is inevitable, there is a major concern
that the church will overwhelm it. With the noise and traffic, this project does not fit the
character of the neighborhood. She had photos to show that there were homes on Rock Hill
Drive before the church was built in 1953. She submitted a letter that all the neighbors had
signed asking for the speed limit to be changed from 25 to 15 and a yellow line be painted
across the crest of the hill. She also submitted a letter from Carol Weiss, who could not be
present, which stated that she objected to the increase in traffic, the large scope of the project,
the decrease in property values, and the change in the neighborhood character.
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Ms. Bendinelli noted that many of those in support of the project are not neighbors. The
project is overwhelming, overbuilt and not acceptable as it is. She recapped the objections: an
EIR is absolutely required for a project this size; traffic; noise; air pollution; devaluation of
property; impact on neighbors; hideous parish center design; enlarged gym; incompatibility of
architecture between the buildings; vastness of the scale; encroachment into the neighborhood
instead of going back into the church's own property; the trees that create a buffer will be lost;
lighting will affect neighbors; parking; no need for a regional gym; and hours of usage. She
noted that they have lost some of the friendly relationship with the church because of this
project. She hoped they would expand away from the neighborhood into the area behind the
church and thought it could be done sensitively, She felt it needed to be downsized and an EIR
done.
Father Tarantino, 761 Hilary Drive, stated that the church has been here since 1888, and had
been established as a service to the community in a responsible way. It is an institution in the
community and is committed to the neighborhood, They had tried to be open and responsive to
the neighbors in numerous meetings and they will continue to do so. He noted that he also
represents a constituency other than the neighbors, There is a responsibility to serve the
Catholics on the peninsula in Strawberry, Tiburon, Belvedere, and the Paradise Drive area. He
felt "regional" was not an accurate description, as there are other Catholic churches in Marin
County. But they do have the responsibility of being the local representative of the Catholic
Church and to have proper programs for that community. The neighbors have rights, but so
does the Parish, They felt the changes were reasonable, as they followed the local rules and
regulations, and did not think it would have the disastrous affect that had been stated.
Jean Gineris, 696 Hilary Drive, noted that she never received the letters about the meetings
from the church or the planning meetings and she lived one block away. For her, traffic is an
important issue, as a boy had been hit by a car. The Hawthorne Terrace is a quiet area, but
serves the traffic from the Congregational Church, St. Hilary's, and Del Mar School, plus on
weekends the Belvedere Tennis Club, and weddings. The overflow parking for all of this is on
Hilary Drive, Parking overflow is an issue and she thought 103 parking spaces for 800
families, and 277 students was not adequate. Another issue was the light glaring from the gym
would detract from residents evening views. She stated she was not against the church or
children, but did feel that the expansion could be done better for the residential area.
Chair Berger closed the public hearing at 12:20 a.m.
Commissioner Stein stated that this was a difficult issue, deciding between two "rights.>> The
church and school are valuable institutions in the community, and in Tiburon, the integrity of
the neighborhood is held dear. He noted that he had serious problems with the Negative
Declaration as presented, and perhaps an EIR was needed to determine whether or not there
was a conflict of land use policies, While the impacts may not be significant, it cannot be said
there is no impact. Preservation of neighborhood character and green belts is important and
this project seems to go in the opposite direction, although it may be possible to mitigate the
problems.
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Vice-Chair Slavitz stated that he would like to have more detail on traffic and noise, including
weekends, sports events during the day, and along Rock Hill Drive. He was not sure whether a
full EIR was needed, or just more information, He thought they should determine how large
the project should be and where it could be sited, so that the EIR would apply to the desired
project.
Commissioner Fredericks stated that she thought they could hold off on deciding whether an
EIR was necessary until they had more information on the traffic and noise, She would need
more factual information to make a decision on CEQA and the CUP. She felt they needed to
focus on the cumulative impacts on the neighborhood, With the increased scope of use of the
site, she wanted more possible alternatives for mitigation,
Chair Berger agreed that information was needed that was more focused than an EIR would
provide. He wondered what alternatives could be explored, and could data be presented to
speak to that. A traffic study would be important,
Senior Planner Watrous stated that peer reviews could be prepared by an independent
consultant paid for by the applicant under the direction of the Town.
Commissioner Stein stated that in addition to traffic and noise, the Commission needed to hear
from the soils engineer about placing the parish center to the rear of the property. But the main
concern for him was about neighborhood character and that study could be done without an
independent consultant. This is not an aesthetic factor but more of a nebulous quality. He was
puzzled by Staff's position, as he felt there was a real problem for the neighbors.
Vice-Chair Slavitz said he felt that the Commission should give the applicant some direction if
the project needed to be changed,
Chair Berger said they needed more information on traffic and the acoustics. The
neighborhood character issue is more a matter of size and visibility. He thought they could
offer some specifics for redesign, but they needed to evaluate what has been presented, He
thought the traffic study seemed extremely localized, and thought that special events should be
considered, as well as how the traffic is affected further down the boulevard. He thought there
should be further study and peer review.
Commissioner Fredericks stated that she agreed they needed more information. She thought the
scale, size, and intensity of use would have to be addressed regardless of the traffic. She
noticed, coming down Hilary Drive and seeing the story poles, that there would be a change to
the character of the neighborhood and felt they still have a lot to go through,
Chair Berger said it would be better for St. Hilary's to design the project. The Commission
needed to give them the parameters within which the Commission would consider compliance,
He has had experience with these types of buildings and felt that it could be done, He hoped
everyone could work together to that end.
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Commissioner Stein stated that he felt they needed some idea how large the project should be,
St. Hilary's has shown what they feel they need, but 30,000 square feet may be too much for
the neighborhood. He wondered what other communities do about churches in a residential
neighborhood and thought it could be treated differently because it is a church. The
Commission needed more guidance as to what should be considered acceptable, It has been
presented by Staff as no change to the neighborhood character, but he knows it is.
Vice-Chair Slavitz said he heard Commissioner Fredericks say she wanted to understand the
traffic and noise issues before addressing the scale of the project. She said she thought that was
all part of the character of the neighborhood,
Chair Berger stated that they needed more parking information. He thought they could break
down the scale of the different areas. They also need good information about the acoustics.
While this will be a benefit for the children, it could be torture to the neighbors. He did not
know how they could determine an acceptable size.
Commissioner Stein asked Senior Planner Watrous how much added flexibility is normal to
grant when the public interest is involved as with a church and school. Senior Planner Watrous
stated that the development standards would be different, but that guidelines would just have to
be sorted out.
Vice-Chair Slavitz mentioned Kol Shofar and Commissioner Stein did not know whether that
project was comparable but thought it would be helpful to read through the discussion
involved. He thought the comments made at this meeting were helpful and felt there was good
will on both sides.
Chair Berger stated that the traffic engineer should be present the next time this is heard, as
well as the acoustical engineer. He thought good ideas had been suggested, but did not feel
they had enough information to set the parameters that he would approve.
Vice-Chair Slavitz mentioned that he had seen a scale model at the church that was not here.
He thought it would be helpful to see the full project in a scale model to help them visualize it.
Senior Planner Watrous noted that the next meeting had a full agenda and suggested continuing
to the June 14th meeting.
Chair Berger said there should be more acoustical and traffic information. Commissioner Stein
said whatever the minutes disclose will be helpful and also wanted a peer review on the soils,
Commissioner Fredericks noted that the applicant should be on notice that the Commission is
concerned with the size of the building, Chair Berger thought they should give the applicant
clear direction,
Vice-Chair Slavitz said he felt the scale of the project was too large for the neighborhood that
it is in. If the gym could be done without disturbing the neighborhood that would be better. He
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had a problem with where the parish center was sited and thought that could be moved and that
it was out of scale with the rest.
Chair Berger said he thought the parish center could be smaller, He said the convent is
residential in character and thought they could create a residential street on the upper side to
create a buffer with the neighborhood. The gym could be moved in if the other facilities were
partly two story and moved together. He said the gym did not have to be as large as shown.
The entire building does not have to be 30 feet high, just part of it, and that would be better for
the neighborhood. He felt they should change the traffic pattern as the curve was hard for
people to make, There should be more parking by the gym screened by trees, and more
circulation in the center for a drop-off area. He felt they could get the same square footage if
the different segments were just reconfigured, If he sawall these changes, he could consider
approving the project.
Commissioner Stein said he did not know whether the gym would be possible because of the
noise, so he needed more information on that aspect, He agreed the parish center could be
smaller and relocated.
MIS Slavitz/Stein (4-0) to continue the item to the June 14, 2000 meeting,
3. 99112 MT. TmURON ROAD; CONDffiONAL USE PERMIT FOR OPERATION
OF WIRELESS COMMUNICATIONS FACILITY; FILE #10004; Marin
Municipal Water District, owners; Marin Emergency Radio Authority (MERA),
applicant; Assessor Parcel No. 058-261-32.
MIS to continue without discussion to May 24, 2000, (4-0)
DISCUSSION
4. SELECT DATE FOR MARTHA COMPANY (EASTON POINT) PROJECT EIR
SCOPING HEARING
The Commission selected June 8, 2000 as the date for the scoping hearing,
ADJOURNMENT
II<w;o, 00 funh" b";o,,,. fu, comm"';o~~O ~~
MILES BERGER, R
Tiburon Planning Commission
~dL~
SCOTT ANDERSON, Secretary
m000510
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UNFINISHED BUSINESS
4. 761 HilARY DRIVE: CONDITIONAL USE PERMIT FOR THE EXPANSION
OF FACILITIES FOR AN EXISTING CHURCH (ST. HILARY'S CHURCH);
FILE #19908; Roman Catholic Archdiocese, owners; Tom Newton, applicant;
Assessor Parcel Nos. 055-253-11, 055-253-18 & 055-221-06. CONTINUED FROM
MA Y 10, 2000.
Chair Berger noted that there had already been three long Commission meetings recently, and
he would like to expedite this process, To that end, he requested that all comments should
focus on the revised plans only and the residents should limit their comments to three minutes. .
Senior Planner Watrous stated that this item previously was before the Commission 0]:1 May
IOlh and there were a number of concerns with the proposal: compatibility with the
neighborhood, additional traffic, parking information, noise impacts, alternate designs, and an
information baseline concerning operations.
He stated that revised plans had been submitted reflecting the following changes: the parish
center was moved from Hilary Drive to a location between the church and school, replacing
the choir room and youth center, which were eliminated; a one-story convent on Hilary Drive;
a one-story rectory with garage below would be across from the existing rectory, which now
would become parish offices; the proposed gymnasium was reduced to 8,300 square feet, with
a reduced profile, and moved south adjacent to existing school building; the one-story
classroom addition was increased to 9,000 square feet and located where the gymnasium had
been on the previous plans; modifications to the parking lot design to improve circulation; and
an entry identification on Hilary Drive of 15 foot high wooden poles and sign.
The entry monuments had been reduced to 8 feet due to neighbor complaints of view blockage.
Also submitted were amplified information on traffic counts, and the peer review had been
received which concluded the study was adequate. There was additional information about
noise, indicating the air conditioning would not add to the noise levels. Current plans show
operable windows facing Rock Hill Drive or Hilary Drive, Me Watrous stated that the Town
did not yet have an acoustical consultant to do the peer review. The geotechnical consultant
stated that the changes made to the plans do not change the previous geotechnical assessment.
Me Watrous stated that he had received that day the baseline characteristics from the church
showing the comprehensive enrollments, activities, and programs. The Commission should
review this to determine whether it is adequate to create the baseline for the site, He noted that
the noise and traffic consultants were present, and recommended the Commission take
testimony on the revisions and continue this request to a date specific.
Discussion was opened to the applicant at 8: 10 p.m.
Tom Newton stated that there had been a lot of testimony on both sides and the neighbors'
issues had been taken seriously. The results are reflected in the revised plans. The buildings
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had been decentralized, rather than having all activities together, to address the concern about
bulk and size, They had moved the meeting space and office space into the existing rectory
with a new rectory building across the driveway as a single family residence. The convent had
been moved to Hilary Drive, so there is no longer a large parish center, which was felt to be
out of scale, He felt the new configuration was consistent with the residential nature of the
neighborhood.
Mr, Newton stated that the concern about the gymnasium being too close to Rock Hill Drive
and Hilary Drives resulted in reversing the position of the gym and classroom buildings, They
modified the design of the building with a sloped roof varying from 13 to 30 feet in height,
which is more residential in character. They also improved the parking layout and the
driveway access. He noted that the traffic and acoustical consultants were present to discuss
this plan.
Commissioner Stein noted that all the structures were smaller except the classroom building
which went from 7,000 to 9,000 square feet. He asked whether they considered keeping the
same size to provide more parking space, as he felt there was a lot of construction on a small
area,
Mr. Newton said they had not, as overall the buildings had been reduced by 2,000 square feet,
and this plan allowed more space for classrooms. The previous design was tight for the
classrooms, so this redesign allowed them to increase the size.
Architect Ron Case explained that the difference in the 9,000 square foot building was that
restrooms that had been included with the gymnasium now needed to be in the classroom area.
There was also space necessary for the lobby and corridors because of the arrangement and the
restrooms.
Chair Berger asked what was the square footage of the classrooms, Mr. Case said they were
990 square feet, increased to 1014 square feet on the current plans, Mr. Berger thought those
were not large rooms,
Mr. Case noted for Vice-Chair Slavitz that the rectory and convent buildings were larger than
regular houses in order to have bedroom suites and more private spaces such as small chapels.
They were far apart due to the topography, If placed closer together, more excavation would
be required, The roof of the gymnasium had been changed to a peaked roof which required
reducing the seating capacity by half. This will still allow some spectator seating and for
assemblies with the 275 children. The entry pillars were needed as some form of identification
to note that it is a private entry. He noted for Chair Berger that there would be no gate, just the
identification,
George Nickelson, traffic and parking consultant, reported on his analysis, He stated that the
study was based on the projected primary traffic for the gymnasium for weekend games during
the basketball and volleyball seasons. The analysis started a year ago on weekdays and Sunday
mornings, Mother's Day, and a p.m, peak period from 4-8 p.m. on Rock Hill Drive during
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practices. Last November, Staff asked that he add during school hours for an a.m, and p.m.
peak for counts and number of vehicles backed up. The study showed that the intersection of
Tiburon Boulevard and Rock Hill Drive would remain at LOS A during all peak hours and this
was an adequate level of service, There is some vehicle backup during the a.m. peak for the
left turn from Rock Hill Drive onto Tiburon Boulevard,
He worked with the church to determine the usage for the gymnasium activities. The peak
period was determined to be 3:30 to 8 p.m, with 24 vehicle trips, which dropped to 22 on the
weekend, This was assuming that all players ride in cars, which would be conservative. There
still would be LOS A at that intersection, The gymnasium would not affect the peak traffic
levels as the practice is later. He recommended a two-way left turn to alleviate the queue
problem. Figures complied in May, 2000 were comparable,
Mr. Nickelson stated that on Mother's Day there were 113 vehicles in the parking lot at the
peak time, This is substantially over the typical Sunday of 90 vehicles, The current plan
provides 128 spaces which is adequate for the peak and over for the typical crowd. The worst
case would be an overlap of the games in the gymnasium and mass, but the parking demand
would still be met by the parking provided. Special events (there were 8 weddings in 1999)
would need to be reviewed. He noted that the circulation is distinctly improved, allowing a
large vehicle to make the turns.
Commissioner Fredericks noted that in the peer review the slope of the driveway needed to be
mitigated in some way, as there was trouble with the turns. She wondered whether they
anticipated bus use. Mr. Nickelson said he did not look at buses. He said ingress and egress
will be revisited. Students can be dropped off and there is parking at the end for the
gymnasium.
Chair Berger noted that there was a bus on the drawing, Mr. Case stated that they had been
working with the engineer on parking, and ingress and egress,
Commissioner Fredericks noted that the egress is steep, and wondered if that was fIxed, would
it eliminate parking spaces. Mr, Case said they relocated 8 spaces, so there should be the same
number. Their intention was to keep parking for that area, which would make it hard for
buses,
Chair Berger noted that in the peer review the curb sides provided adequate drop-off space by
the school but not the gym because of the saw-tooth edge, Mr. Nickelson said it may be an
aesthetic issue, Mr. Case said they could do other things there to increase the width for easier
turning, but it needs to be worked out with the building so there is not an odd slope,
Chair Berger stated that it would be preferable for children to be dropped off by the gym for
the games, rather than by the school.
Commissioner Stein asked Mr. Nickelson whether he had counted the number of cars parked
on the street, since that had been of some concern. Mr. Nickelson said there may have been
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some cars parked on Hilary Drive, because the current layout is not efficient. The revised plan
has 128 spaces on site. Mr. Stein asked if he had a figure for the maximum number of spaces
needed at any given time. Mr, Nickelson said he thought that would be 113 vehicles in the lot
close to the peak, and he did not doubt there were some on Hilary Drive.
Vice-Chair Slavitz said for the games on the weekends and practices in the evenings, he
assumed there would be a game every hour, That would be 7 hours, 22 cars an hour. He
wondered whether those cars stayed, Mr. Nickelson said the parents stay for the games but
drop off the children for the practices for a total of 154 car trips, On Sunday, there are a
smaller number of trips. Weekday evening practices generate 24 trips per hour.
Vice-Chair Slavitz stated that it would reduce the impact on Hilary Drive if there was a
satisfactory circulation pattern, Currently there is no gymnasium. It would be more intense
with school activity.
Chair Berger said 22 car trips sounds like a lot, but it would be helpful to have some sense of
what that felt like. Mr. Nickelson said there is no standard for residential streets, it is more a
matter of perception. When there are more than 3,500 trips an hour, it is perceived as a lot.
Rock Hill Drive has several hundred a day. An addition of 22 car trips an hour may add about
10 percent.
Planning Director Anderson pointed out Exhibit #6 in the Staff Report was a table with traffic
volume data. Mr. Nickelson said the morning peak was 300-400 vehicles per hour, the
afternoon was 250-300, and the evening was 100 per hour, so this was a low volume street.
Vice-Chair Slavitz noted that there was another church on this street and wondered about the
cumulative impact.
Michael Hogan, acoustical engineer, stated that the acoustical study had used conservative
assumptions and the numbers stated are the upper bounds, The existing sound levels are 53-55
CNEL for the residence north of the property, and 54-57 to the south. He would expect an
increase of I to 2 decibels with all operators such as traffic, incident noise, doors, existing
operations including recess, factored in. Construction impacts were considered, as they tend to
be higher with heavy equipment and go all day. The maximum impact for that would be 4
decibels for the closest residents north and south,
Mr. Hogan noted that there are two points of view: the perception of relative change, and the
numerical Town standard. The relative change is 1-2 decibels. Three decibels is the threshold
of perception, so 1-2 is not considered significant to perception, Whether that is a significant
increase will be up to the Commission. The Town standard is 60 CNEL. This project is
enough below that he felt they did not have the potential to violate that standard. The important
question is the potential for change, It could measure no change after the project was complete,
since these were high assumptions,
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Mr, Hogan explained that all events are small when viewed in a 24 hour perspective, They are
small contributors to the 24 hour standard, Nighttime has the greatest importance, It is very
difficult for a factor to have an impact on the CNEL.
Chair Berger stated that auto noise on the flat is different than on a hill and wondered whether
that had been considered, Mr. Hogan stated that it had.
Mr. Berger said they need to be sure about the use of horns and whistles, doors opening and
closing, and screaming in a gymnasium, Mr. Hogan said all the numbers allow for that type of
sound generation, His present understanding was there were non-operable windows,
Mr. Newton confirmed that in the new plans there were no operable windows. They had
modified the air circulation in the gym and that change had been made,
Mr. Hogan noted that it was never said the sounds would be inaudible. If a person is listening
for a sound, they will hear it. The affect is judged by speech interference.
Commissioner Fredericks stated that when she listens to classical music, if something is going
on in the neighborhood to cause her to increase the sound, that would be disturbing. She hears
the Tiburon Peninsula Club which is 300-400 yards away. There is a perceptual level of sound.
Would Mr. Hogan anticipate the same from the gym?
Mr. Hogan stated that indoor listening interference should be nil. If outdoors, the sound could
be the same as one experiences in any neighborhood. If listening for the sound, it will be
heard, but it would not be at a level to be an interference.
Commissioner Fredericks said in the middle of a swim meet, she would not be outside as the
noise is too loud. Mr. Hogan said an outdoor swim meet is different, as there are spectators
and all the noise is outside. This project activity is all indoors in an enclosed structure.
Commissioner Stein stated that he finds it hard to believe that there would be no perceptual
difference to neighbors between now and with all these games, There are other sounds
generated beside that in the gym, such as people coming and going, which is worse than during
the actual game. He was not convinced that there would be no perceptual difference between
having and not having the facility.
Mr. Hogan said the perception of 100 people in the chambers with or without the facility, one
hour or 24 hours, would not be able to tell the difference, There are some similar noise
characteristics of the facility now, such as recess time.
Commissioner Stein said the discussion is about a use that does not now exist, During the week
it would be the same, but the weekends would be different as there is only noise on Sunday
mornings now. Mr. Hogan agreed that the biggest change would be on Saturdays,
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Chair Berger said we are talking about a CUP in a neighborhood and have to determine the
compatibility of the use. He asked whether Mr. Hogan had any experience with tuning buzzers
at lower levels. Mr. Hogan said he had, but noted that this was not the same as high school or
college games. He could develop a specification on a buzzer. Loud buzzers were not
appropriate for youth basketball. Mr. Berger asked whether there was a structure on campus
currently that functions like a gym where a buzzer could be tested, Mr. Hogan said that could
be done.
Vice-Chair Slavitz asked him to comment on the fact that sound travels up the hillsides. Mr.
Hogan explained that with water sports, such as Ms. Fredericks example, the noise is twice the
sound level because it is bouncing off a flat plane, Neutral would be a level terrain with
shrubbery. The terrain of this project has a net benefit as there is ground wave absorption as it
goes up and below there is defracting surface. A lot of sound energy is cut by that level. -In his
analysis, sound occurs at the lot line, so it did not take that muffling into account. This was a
worst case analysis.
Vice-Chair Slavitz asked if those living on Hilary Drive were outside, would they hear this
noise. Mr. Hogan said his assessment was at the lot line, so it would be audible if they were
listening for it, but the noise would not be disturbing. Mr. Slavitz asked if they would not even
hear the peak sounds such as cheers and whistles. Mr. Hogan said it would be difficult with no
operable windows.
Discussion was opened to the public at 9: 15 and Chair Berger requested comments be limited
to three minutes,
Wayne Howard, 750 Hilary Drive, noted that he is at home a lot during the day and can hear
recess when he is inside, He stated that some claims had been presented that were misleading,
and thought the project was in violation of the Zoning Ordinance with its lot coverage and
building heights, He disputed the square footage figures saying they went from a total of
27,218 square feet in three buildings to 27,975 square feet in five buildings, which was not an
overall reduction. The applicant added to the project closer to the neighbors and made
buildings more visible with no attempt to mitigate. He could not understand why the Staff
Report did not reflect this.
Mr, Howard had researched the CUP history of the property and felt they had not received the
proper use permits for the activities that were taking place. He did not feel that the Zoning
Ordinance allowed a recreation facility. He stated that 50% of the site is building and
hardscape. He felt the new building required exceptions and that St, Hilary's was not
consistent with the neighborhood and was at a loss as to why this analysis was not made by the
Town.
Senior Planner Watrous explained that the language in the Zoning Ordinance applies to
residential structures. He could not estimate the proposed lot coverage accurately at this time,
He stated that the two use permits for the school and church were broadly written, The
gymnasium is normally considered to be an accessory to the school. The day care and pre-
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school are trickier, but if the after school care is for students of the school, that is part of the
school approval. If other students were brought in, then it would be considered to be another
use.
Commissioner Stein stated that the permits do seem to be lacking. As to the draft mitigated
negative declaration, no mitigation is required concerning conflict of land use, He was
concerned that there was not sufficient background to assess this project in a precise way.
Senior Planner Watrous stated that whether the property use is compatible with the surrounding
neighborhood is part and parcel of this whole hearing, but would not be considered to be a
significant environmental impact under CEQA.
Carla Howard, 750 Hilary Drive, stated that she was mystified and angry. She felt this
information should have been noted in the Staff Report. These hearings have proceeded on the
notion that everything was permitted and it may not even be appropriate for the RO-I zone.
She wanted the Commission to understand what it was like living next door to St. Hilary's,
even with a buffer zone between, She had been understanding of the increase in the last three
years, but wondered how much more they must take. The church's trash pickup is at 5:15 a.m.
directly above their bedroom, which she felt would increase with this proposal. The residential
trash is picked up at 6:30 a.m.
Mrs, Howard also had concerns about the traffic. The baseline information submitted by the
church shows that there is more activity than she knew. Thirty-five groups list an increase over
the last three years, which means more cars back and forth all day, evening and weekends.
Every weekday cars speed by to programs. The new facilities will add 20 trips times three
hours for practice sessions. None of the neighborhoods have this many trips. She felt there was
a fire and safety hazard with the weeds in the drainage easement for the church next to her
property. She felt that the 15 foot pillars showed the church's insensitivity as no other facility
on the peninsula has such a showy entrance. She stated that the applicant has not discussed the
new project with them in the last nine months. She also was not looking forward to 3-5 years
of construction dirt and noise.
George Barry, Chairman of St. Hilary's Building Committee, stated that no additional area for
buses is planned, The current bus route drops students off at the school entrance on Rock Hill
Drive and all traffic goes down Hilary Drive, He felt the term "day care" was a misnomer as it
really is extended stay for children with both parents working. It is all St. Hilary's students and
goes from 7 a.m. to 6 p.m. It is not day care or preschool. He noted that there had been a lot
of comments about neighborhood compatibility, size and bulk, and design incompatibility.
They broke up the large building to smaller sizes, designing two structures that are single
family residence size, The potential for soil slides was not an issue because of the reduced size
of the buildings. The gymnasium height of 30 feet was sloped to go from 14 to 30 feet and was
stepped up the property to reduce the noise level. There will be no open windows and there is
a substantial noise buffer. Even with the doors open, there is an interior foyer so no noise will
travel up or down.
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Mr. Barry stated that concerning the compatibility with the neighborhood, the Lane Use
Element of the General Plan states that churches should be conveniently located to the
community. He felt that this plan was a good plan and met all requirements,
Merton Lawwill, 148 Rock Hill Drive, noted that the church had made changes to their plan
that did not address the real problems of traffic and noise. He felt it was a sarcastic response.
This was a small neighborhood accommodating children from a large area. He felt it should be
restricted to Tiburon children only, He mentioned the petition from the neighbors in
opposition, He felt the gym was a big issue and was against removing trees. He was in favor of
rebuilding the school for St. Hilary's, not for Marin County, and thought they could find a
more suitable site for a gymnasium.
Vice-Chair Slavitz stated that what Mr. Lawwill was objecting to was the Catholic .Youth
Organization use. If there were no CYO use, would he change his mind, Mr. Lawwill said if it
is built they will fill it. However, if there were no CYO use, he would adjust his view,
Steve Bendinelli, 735 Hilary Drive, read a letter in opposition with 64 signatures from people
who do not want what the church is proposing. The church was to downsize, They reduced by
3%, and he wondered whether that met the Planning Commission's direction. He felt the
opposition has become wider and deeper. The two residential structures are twice the size of
homes in the vicinity and not in keeping with the neighborhood, The gate poles take out views.
He felt that the quality of life will be gone if this project goes forward. The new Staff Report
stated that the parking was adequate. They had counted 225 cars parked there and on Hilary
Drive. If this is approved, there will be more. The project should be contracted, not expanded.
He had photos to show the parking on Hilary Drive.
Phil Henry, 720 Hilary Drive, made the comment that the Mill Valley recreation center was
restricted to 37,000 square feet on 5 acres zoned R-2. St. Hilary's is zoned RO-l.
Christian Henry, 720 Hilary Drive, stated that he was a graduate of St. Hilary's and had
played CYO sports for four years and coached for five years. He had never been to a quiet
gym, There are always echoes, thumps, shrieks, whistles, etc. He could handle it for two
hours, but not all week, as it would be in the neighborhood. He said teams wait outside before
games, and playoffs draw extended family members. The rush of cars to school pales when
compared to people getting to a game from out of town. They will charge up Rock Hill Drive
with no regard for the neighborhood, Presently there is not much noise after 3:30 and the last
activity is at 8 or 9 p.m. Even if only 24 cars are added that will be drastic for the
neighborhood. There is also the question of light from the building and from cars in the
parking area. He did not want to see this every night and implored the Commission not to
subject the neighborhood to this expansion.
Bill Tiedje, 30 Pine Terrace, stated that the facility was built in a different educational
environment. Different facilities are needed now to operate as a parish hall and be here for the
children, They wanted to give children a good educational environment and recreation. With
this project, they will have the opportunity to play inside, rather than outside. He noted that he
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lives near the bike path, but does not hear the noise, as he tunes it out. He felt that hearing
children play was a positive noise.
Gary Schoch, 93 Rock Hill Drive, stated that he had written a letter of suppon for this project.
He noted that 6 million dollars had been raised for this, as the present facility is woefully
inadequate. He cannot imagine a school without a gymnasium and was not concerned about 20
additional cars. He did not feel light would be a problem with the driveway and parking
improvements .
Jim Belman, 146 Rock Hill Drive, stated that he would be greatly affected by this project. He
did not think the neighborhood could tolerate the increase in traffic and that the gym was too
commercial in nature. He thought the gym would impair the quality of life at his home and that
it was not essential to education. The replanted trees will take years to grow 'back- . The
Commission should carefully consider the effect of light and he would like to see an EIR. He
was concerned about the traffic on Rock Hill Drive as there is a blind turn going downhill and
it is a dangerous intersection.
Susan Henry, 720 Hilary Drive, stated that all three of her children go to St. Hilary's and she
understands the need for indoor play area, but she thought a multi-purpose room would suffice,
That way there would be no CYO and increased traffic and the children would still be able to
play indoors, She wondered where the parking would be when the construction was going on.
There is parking now on Hilary and Rock Hill Drives, so what will happen to the children
during construction.
Deborah Bendinelli, 735 Hilary Drive, explained the current traffic situation affects the
neighborhood life constantly, They are impacted several times a day and Sunday and
weekends. Speeding traffic comes up Hilary Drive and even at the posted 25 mph, a car could
not stop in time for a child, This will be worse and felt it was an accident waiting to happen,
Ingress and egress on Rock Hill Drive might help the flow on Hilary Drive. If the entrance is
on Rock Hill Drive, why is the sign on Hilary Drive. She felt they still planned to use Hilary
Drive and thought they needed to consider other solutions. They had discussed with the traffic
safety committee the possibility of lowering the speed limit to 15 mph as more appropriate with
two schools on that street. She wondered who had the authority to implement this. She thought
adding a gym would be unthinkable as there. are already too many cars and a multi-purpose
room would suffice. She urged a 15 mph speed limit and denial of the project.
Jane Ring, 725 Hilary Drive, stated that she has been active with the church for many years,
but the sanctity of her home is important. All she has heard confirms the need for an EIR to be
done by an unbiased firm, Everyone could accept those findings, She did not feel anything else
would work and stressed the need for an EIR,
Dennis McQuaid, Palmer Drive, stated that at the last meeting the church was directed to
address certain concerns. He thought they had complied with those directions, but the
neighbors now choose to focus on other problems than the looming building. He wondered
what an EIR would accomplish, Traffic and noise are the two items of concern and once they
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have the peer reviews, they will have the same information as an EIR. He deals with EIR's all
the time as an attorney. He thought the church had done remarkable things in response to the
concerns at the previous meeting. This is consistent with the General Plan which encourages
churches in residential areas, rather than commercial. The church has been here for 50 years,
so the neighbors around there knew the church was there. It should remain.
Todd Garrett, II Via Paraiso West above the school, stated that no home is more affected than
his. He had no issue with the role of the church over 50 years. The issue is the gym as a
regional athletic center. He felt that would drive excessive usage of this property scheduling 38
hours of additional use that is not quiet usage. He can hear recess but it does not bother him.
He does not agree with Mr. Hogan; it is not credible that he would not hear noise from the
gym. An average noise increase does not capture the sound of buzzers. He felt the gym was
over the scope of what the church needs. They should have an indoor area, but the_ other
schools cope with much smaller space, so it is apparent they want this as a regional center. If a
resident applied for something double the allowed size, they would get nowhere.
Jean Gineris, 696 Hilary Drive, stated that property values are extremely important to
everyone in this area. While she does not have a child that goes to St. Hilary's, most parish
children in the area go there. She agreed the school needs renovation and the children need
better facilities, but she is against having a CYO regional gym. She felt that a multi-purpose
room would be sufficient. She does hear the children now and it does not bother her. However
she works 65-80 hours a week and does need to relax and have peace and quiet. The traffic and
lights from the games September through March would affect everyone.
The Commission recessed from 10:40 to 10:50 p.m.
Joe Keller, 699 Hilary Drive, stated that he has lived here for 46 years and suggested the
Commission listen to their competent Planning Staff who has looked at the project and
recommended approval. The applicant has made a dramatic change in the direction asked. He
suggested they go by the various houses and the church and school to see the amount of
exaggeration in the comments. His house is closer to St. Hilary's traffic than any other and he
felt it was terrible what people were doing, He recommended they listen to the experts.
Chair Berger stated for the record that Staff was not recommending approval.
Raymond Lynch stated that he has lived on the other side of St. Hilary's for 50 years. He has
contributed to their building and the church. He raised 10 children, two of which volunteered
for 25 years with the Fire Department. He commented that none of these people noted what
they have contributed to the community, just what they want. Eaten bread is soon forgotten.
There was lots of opposition to Hetch Hetchy Dam and the airport, but both were necessary.
Commissioner Stein advised Mr. Lynch that one of the neighbors was the former chair of the
DRB, which should count toward public service, He suggested the audience revert to the good
will atmosphere of the previous meeting,
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Ian Pearson, 170 Rock Hill Drive, stated that he supports both the homeowner and church
groups, He had compiled a list of activities at St. Hilary's and believes that speaks to the
number of activities that can be absorbed, St. Hilary's coexists with its neighbors. He believes
an EIR is not needed, The noise from the gym would be less than an open playground. St.
Hilary's has the right to improve the property and they are addressing their needs. It is a Town
resource and can be built with respect for the neighbors.
John Kern, 154 Rock Hill Drive, stated that there had been a lot of discussion about the gym
noise and traffic, This was an important use of the building and they had done a good job with
the modifications made, He had looked at the goals stated in the Land Use Element of the
General Plan which the Planning Commission is charged to meet, He felt they should let the
church enhance their property, but respect the neighbors as regards traffic and noise,
John Silvia, Gilmartin Drive, stated that he has objections to St. Hilary's, but his concerns
were more of a financial nature. He noted that a car horn is 72 decibels. He had just been
outside and honked his horn 25 times. No one inside heard it because of all the background
noise. A high sharp noise dissipates easily, His concerns about fund raising were that the other
schools have only three grades. He felt it was not appropriate to have 8th graders and 3"
graders together so they need more space.
George Barry addressed concerns regarding the regional nature of the CYO program, This is
third to 8th grades, both boys and girls, A-team and B-team plus some C-team for 24 teams.
There is still inadequate time on a weekend to satisfy just St. Hilary's use, so this will not
draw out-of-towners to the gym.
Chair Berger asked if this held for playoffs also. Mr. Barry replied that the playoffs are held at
Redwood High School or Tamalpais High School. On Saturdays there would just be about 100
people, with perhaps more for an assembly. The comment that 60% of the players are from
outside is not correct. There are non-St. Hilary's students, but still Tiburon from Del Mar, etc.
They are either students at St. Hilary's or Tiburon residents,
Commissioner Stein asked what teams now play in the St. Hilary's basketball program, Mr.
Barry said they play MLK, Sausalito, Woodacre, San Rafael, and Larkspur, and those teams
would come here. He thought there were about 20 schools in the CYO program and this
facility would serve those schools.
Commissioner Fredericks asked for clarification on A, B, and C teams. Mr. Barry said that
with 24 teams, there was not enough time for St. Hilary's teams to play on the weekends
because they are not playing each other. However, they are not inviting two other teams here
to play. More game time is needed, but those are played elsewhere,
Discussion was closed to the public at 11:20 p.m,
Vice-Chair Slavitz stated that he was unclear about the zoning and what exceptions were to be
considered.
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Senior Planner Watrous said that if there are, that would be done by the Design Review Board.
The 17.1 % lot coverage in excess of 15% permitted would require a variance with DRB, The
Planning Commission deals with the use and location, Size can be reduced or a building
eliminated at the DRB stage, He said that the FAR maximum of 8,000 square feet is for
residential. The floor area ratio guidelines are intended for residential homes and do not apply
to non-residential uses.
Commissioner Stein stated that he felt they needed to precisely review the plan here before it
goes to DRB and was concerned about why this was not in the briefing materials. The
Commission is asked to find that this is not inconsistent with the General Plan Land Use
Element. Mr. Stein said the Commission now was moving on to the merits. As Mr. McQuaid
said, we will have the noise and traffic studies. He would have preferred more information
regarding the FAR and lot coverage. In this case, St. Hilary's wants to shift the impacts to the
surrounding land owners, They currently spend $30,000 to rent facilities, but there would now
be costs to the land owners. The gym use is well beyond the current use and has consequences.
He felt there was probably a way to come up with an enclosed building to allow students to be
inside during inclement weather. A smaller building would be more in keeping with the
neighborhood. Some of the relocations make more sense as downsizing was necessary. With
the number of people opposed, there was reason to expect more downsizing, primarily for the
gym, He wondered why the classroom building was larger. Even considering the restrooms
and corridor, the gym is not that much smaller. The site is full of hardscape and he felt they
had skirted the issue of parking. If the parking is adequate to the maximum use now, then they
need significantly more for increased use. He did not want to propose as much new building.
He commented that if there had been just three people in this room, they would have heard the
horn outside,
Vice-Chair Slavitz stated that the question is how much is too much for this site. There are a
lot of buildings and the lot coverage is exceeded, Last time the project was too large in scale
and they were asked to make it smaller so it can be compatible with the neighborhood. He felt
that if the CYO issue went away, the traffic and noise issues would go away also. Instead of
the gym, a multi-purpose room would be sufficient. That would allow doubling up the
purposes of the buildings to consolidate. If the two houses went away, that would be better.
Two houses are not making the scale smaller. The entry posts should go, He thought the
Commission should determine what limits they want to set.
Commissioner Fredericks stated that her children went to a school with a gym and the noise
was audible outside. She had no idea what the experience would be at the surrounding homes.
If it were like she has with TPC, it is not good. She felt the CYO schedule threatens the peace
and quiet on the weekends, so if it were possible to have a smaller gym that would be better,
She noted that Marin Day School has a 6,000 square foot gym.
Chair Berger stated that he thought the applicant had made a real effort to address the mass
issues raised at the last meeting. It was not just in square footage, but where and how the
buildings were placed, He felt they had made a good effort. He thought that one house would
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be more appropriate on the street than two. The convent should be back on the site as it is out
further than any of the other houses on that street. The mass and scale are good on the other
buildings and it can go to DRB for a more thorough look at that. He was not clear also on the
FAR exception and he remembered when on the DRB receiving problems from the Planning
Commission. So he wanted to see if they could bring into conformance here. He appreciated
the changes that had been made,
Chair Berger stated that he was impressed with the thoughtfulness of the comments, There was
new and interesting information. He would welcome the CYO presence, but questioned
whether this is the proper location. The gym could be substituted by a multi-use room on a
smaller scale. He felt the CYO activity was over the top.
Commissioner Fredericks thought they should have more information before they address the
CUP. Commissioner Stein stated that he was inclined to say no weekend use. Chair Berger
said that the continuous nature and amount of use with the noise, traffic, and lights will be an
irritant to all the neighbors, Commissioner Stein thought they could limit the hours the school
was in operation. Chair Berger said there are gyms that are designed for elementary schools
that can be much smaller.
Commissioner Fredericks wanted more information. The project could result in long duration,
every day use of the facilities, which would be unrelenting. She would like to see information
from the applicant on reduced use.
Commissioner Stein said we need to look at the size of the facility. If this is a big gym, they
will use it more, Information is needed from the Board of Education to say what makes sense.
The neighbors want nothing on weekends.
Vice-Chair Slavitz said if we take away the CYO use, that may solve the problems.
Commissioner Stein said he wants to frame self-enforcing conditions that do not have to be
revisited. Chair Berger said we should determine an appropriate intensity of use and let the
applicant solve the problem, Commissioner Stein said that air conditioning seems
environmentally wrong in Tiburon, and he was still concerned about such a large variance.
Vice-Chair Slavitz did not like CYO use of the gym. He would limit weekend use, Once that is
eliminated, the intensity goes way down. He wanted the applicant to formulate a response.
Commissioner Fredericks said the current uses could expand to weekend uses with the new
facility, The applicant should make a reasonable proposal and they would go from there,
Chair Berger said the church should limit gym use to school-oriented programs to operate
during school hours and avoid impacts on neighbors.
Vice-Chair Slavitz would like to see one of the houses eliminated, Commissioner Stein said
there is too much hardscape, Chair Berger said they only have so much site to work with
because of landscaping and parking etc. Commissioner Fredericks noted that the convent and
rectory are quite a bit larger and they don't fit the neighborhood, She had no problem with the
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two, but it would be better if they were smaller, Commissioner Stein stated that 15% lot
coverage would be easily manageable and the church should follow the zoning code.
MIS SlavitzIFredericks (4-0) to continue to the August 9,2000 meeting,
ADJOURNMENT
Having no further business, the Commission adjourned at 12:05 a.m,
_VY\A\1h ~ -.
MILES BERGER, C AIR -
Tiburon Planning Commission
ATTEST:
~(2L___
SCOTT ANDERSON, SECRETARY
---
MOO0628
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2. MINUTES OF JUNE 28, 2000: Corrections: page 13, 3'" paragraph from bottom, 2nd
sentence "Mr. Barry said that with 24 teams, there was not enough time for St. Hilary's
teams to play on the weekends because they are not playing each other. However, they
are not..."; page 14,3'" paragraph from bottom, 3'" sentence "...and they were asked to
make it smaller..."
MIS BergerlSlavitz (4-0-1) to approve the minutes of June 14 and June 28 as corrected,
UNFINISHED BUSINESS
3. 761 HILARY DRIVE: CONDITIONAL USE PERMIT FOR THE EXPANSION
OF FACILITIES FOR AN EXISTING CHURCH (ST. HILARY'S CHURCH);
FILE #19908; Roman Catholic Archdiocese, owners; John Roberto, applicant;
Assessor Parcel Nos. 055-253-11, 055-253-18 & 055-221-06. CONTINUED FROM
JULY 28, 2000.
Senior Planner Watrous stated that this project was first before the Commission on May 10,
2000 and again on June 28, 2000. At that time the Planning Commission was concerned about
the increased activity brought on by the Catholic Youth Organization (CYO) program with the
impact of unwanted noise and traffic on the surrounding neighborhood, There were also
reservations about the extent of increase over the 15 % lot coverage allowed for this property,
so the item was continued to allow the applicant to make changes.
Mr. Watrous stated that no new plans had been submitted for this meeting. The applicant chose
to further describe the CYO activities and noted that in the peer review of the noise study, Mr.
Lewitz stated that the criteria used were appropriate, Concerning the lot coverage, it is the
intent of the church to do a lot line adjustment to add the adjacent property which they also
own, They would then comply with the lot coverage requirements, Mr. Watrous noted that the
floor area ratio guidelines were established for residential property and were not applicable to
churches or schools, The church has indicated that they will continue to barricade the parking
lot for a playground during the week even after the gym is built.
Mr. Watrous recommended the Commission take testimony on new information only to
evaluate the potential impacts. He did not recommend they attempt to impose conditions of
approval that the applicant would not accept. If the project was unacceptable, they should
direct Staff to prepare a resolution of denial.
Commissioner Fredericks asked if any portion was not approved, should they deny the whole
project. Mr. Watrous said they were reviewing the project as a whole.
Vice-Chair Stein had questions about the Zoning Ordinance. Mr. Watrous said the lot coverage
formula would apply, but the floor area ratio would not. Mr. Stein wondered whether there
should be separate findings for a mitigated negative declaration if there was the possibility of
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denying the project. Planning Director Anderson stated that if the Commission votes to deny
the application, it should not make any CEQA findings.
Discussion was opened to the applicant for new information only at 7:50 p.m.
John Roberto stated that he was a planning and environmental consultant hired by St. Hilary's
to take a fresh look at this project. He has 30 years experience including 25 years in Marin
County and Tiburon. They have also hired Cecily Talbert of the McCutchen law firm who was
also present and was well versed in California land use law,
Mr. Roberto stated that what was before the Commission was a historic church, convent, and
auditorium, with no conditions on the use permit. He felt they were only required to go
through the Design Review process, The gymnasium was part of the approved school use
permit, so really it is the CYO program creating impacts. As to whether they are consistent
with the laws and regulations, he stated that the project complies with the Zoning Ordinance.
Since contiguous parcels are considered one parcel, with the lot line adjustment, they will be
compliant. All the main buildings of the project comply with the 30 foot height limit, so there
is no variance for height. All the findings could be made for compatibility of use with the
surrounding area, and as to noise, traffic, mass and bulk.
Mr. Roberto continued, saying that St. Hilary's had responded to the mass and bulk issues by
making the convent and rectory comparable to the residences on Hilary Drive. All those homes
had the potential to exceed the size of the convent or rectory. The noise impacts were all
within the Town guidelines. The traffic reports and peer review showed there would be 24
more trips in the afternoon.
Chair Slavitz noted that this was not new information, Mr. Roberto said that all the
information to be presented will substantiate the fact that this application is consistent with that
area and he asked the Planning Commission to approve the project.
Commissioner Berger said his understanding was that if a CUP was issued for the original
structure, with an addition it gets reviewed or a new CUP would be issued, Mr. Roberto was
implying that this whole process was unnecessary and the application could just go to design
reVIew,
Planning Director Anderson said that the letter from McCutchen asserts that the Town has very
limited use permit authority over this application, but Staff does not agree, The letter makes
much of the fact that there were no new use permits issued since the early 1960's, but neither
the church nor school has made any substantial additions to the property since the early 1960's,
so no new CUP's have been required,
Commissioner Fredericks commented that she had also looked at the permit history and that it
looked like there was a permit issued since 1952 for a change in the size of the land. Mr.
Roberto said that involved a zoning change.
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Cecily Talbert stated she wanted to clarify the letter from McCutchen. They maintain that the
CUP would include review of the structures to be in compliance if uses do not change. The
CUP cannot impose additional conditions on the uses that have already been there, The only
new purpose is the CYO, which does need a CUP,
Vice-Chair Stein said they seem to be saying even if there is an increase in degree of use, we
are barred from considering aspects of this for the CUP. Ms, Talbert said they have a use
permit for a church in a Tiburon community and there is not a change in that use. The school
built in 1960 had different needs than the school does in the year 2000, The nature of the
school has not changed in use, but they want a facility that will better serve the use now. The
Town could not start conditioning how the buildings were used after the years and years that it
has been a church. Mr. Stein asked if this was true even if that use is more intense. Ms,
Talbert said they could do an environmental review to see how the neighborhood is affected,
but they cannot limit the use of the building, She said they had the right to operate a church
triple the size, The Town then may say the size, parking, traffic, and noise may impact the
neighborhood, but they cannot dictate how it is used. She said the Town may approve or deny
the buildings, not the use.
Commissioner Fredericks asked if to keep the project compatible with the neighborhood, the
Commission recommended in a new use permit that limited gatherings of over 500 to 5 per
year rather than the 20 that the Church feels they need, then the Commission should deny the
application rather than issuing a new CUP that limits the use,
Ms. Talbert said the applicant is not asking for a new CUP. The Planning Commission could
apply conditions and the applicant could decide whether they would comply, She agreed that
the CYO program was a change in use,
John Roberto said they were in compliance with the Zoning Ordinance, as there would be
minimal or no noise or traffic impacts, and all the factual data show the project would be
compatible with the neighborhood,
George Barry, 39 Paseo Mirasol, chair of the building committee, expanded on the
development of the remodel and their interaction with the neighbors, and reiterated the changes
that were made in response to the first public hearing, St. Hilary's has made changes six times
and shown a great deal of effort and willingness to meet the demands of the Town and the
neighbors, which has been a very expensive and time consuming process, He stated that the
peer review of the noise study concludes that the noise generated by this project will not be
perceptible to the neighbors beyond 100 feet. He stated that he felt what they were
encountering was the fear of change, that there was no willingness on the part of the neighbors
to accept any changes, and that they in fact wanted the church to downsize, St Hilary's is a
community asset. The size of the convent and rectory is compatible with new homes and fits in
with the neighborhood if it is looked at as a whole, He passed out a handout identifying the
nearby lots on Hilary Drive as to lot size and floor area ratio, The smallest maximum floor
area is in excess of the size of either of their two residences.
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Vice-Chair Stein said that Mr. Barry was spending a lot of time on peripheral issues, He
wanted to know if the gym is built, would there be operable windows. Mr. Barry said in the
current plans there are no operable windows, He also noted that there was a 50 foot setback
between the convent and the next house on Hilary Drive.
Mr. Barry continued, saying there would be no change of the traffic flow for the school week,
The new plan would enhance parking and traffic flow on Sundays and reduce traffic on Hilary
Drive. There would be no impact on Hilary Drive for the gym traffic flow, as it would go in
and out of the upper parking lot near the gym. He showed a diagram of the parking for 128
spots, which would cover most of the uses. When there is heavy use anticipated, they will use
tandem parking to fit more cars on the lot.
The size of the gym was determined from the standards for a grade school gym, which is 80 x
50 feet. The gym was also needed for assemblies and school programs.
Joel Lewitz, Lewitz and Associates, noise consultant, stated that he conducted the peer review
of the noise study. He conducted a sound study at Mt. Tamalpais School, which closely
resembles St. Hilary's, as it is in close proximity to residents and there is generally a lower
ambient noise level. They had simulated a CYO game and tested the sound level 100 feet
across the parking lot with the doors to the building open. He could not hear the ball bounce or
yelling, but could hear the whistle if he listened for it, and could pick up slight noise from the
buzzer. The peak noise level was 53 dBa. With ambient noise here of 54 dBa, that would not
be heard. The closest home to St. Hilary's is 120 feet and there is a garden barrier. He would
be willing to make a recommendation for a quieter buzzer.
Mr. Barry turned in 600 letters of support from the community, plus 302 petition signatures in
support.
Father Tarantino, pastor and resident for three years, noted that he had been a pastor for 25
years in various parishes in San Francisco and San Mateo. In every other location, also in a
neighborhood, each parish had a gym with programs similar to CYO, and there had never been
any complaints, He stated that he wanted to make a comprehensive statement concerning the
heart of this application. This has been a difficult and troubling process, and affects many in
the community because of the noise and traffic and complex local laws. St. Hilary's in good
faith responded to the concerns about bulk and size and the gym, He wondered what the real
issue was. Since the application meets all the other requirements and local statutes, it comes
down to a judgement call. These facilities are to allow the youth to grow, and to accommodate
the CYO, which is for the children of Tiburon and touches many in the community. A denial
would be a denial of what is important, as the emphasis should be on the care of children,
which counts more than bricks and mortar, Noting that the priests and sisters are residents here
also, St. Hilary's has been a gift to the Peninsula for half a century helping residents celebrate
their births, deaths, etc. These structures are about people and children and he asked the
Planning Commission to approve the application,
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Commissioner Berger wanted clarification about the acoustical test that was done. While a 24
hour analysis makes sense for a factory, intermittent noise is what drives people crazy. He
asked Mr. Lewitz to discuss that aspect and the mitigation elements.
Mr. Lewitz said he tried to measure short term noise, such as the balls bouncing, and shouts,
which were inaudible. The horn and whistle were at 54 dBa, but since the background noise
there was not much more, it would be in the low range, Noise of 54 dBa for 3 seconds would
not change the 24 hour average. Even the highest of 54 dBa is below the 24 hour average.
Commissioner Fredericks asked why the background noise was lower than at St. Hilary's. Mr.
Lewitz said it was due to the noise from Tiburon Boulevard. He explained that there were
short times at the test site when the background noise was just 54 dBa as it was a busy
Monday.
Commissioner Berger asked if t)'le gym at Mt. Tamalpais School had the same terrain as St.
Hilary's. He replied that it was elevated. Mr. Lewitz said they took the measurements with the
doors open so the sound could travel flat to a 100 foot distance, which would be the worst
case. This level would be reduced if the doors were closed or if there were landscape barriers,
Commissioner Fredericks wondered why a buzzer was not tested in a St. Hilary classroom,
which she felt would be more profoundly persuasive, Mr. Lewitz said there were no
scoreboards in the classrooms. Ms, Fredericks said they could have simulated the sound, Mr.
Lewitz stated that it was better to measure under actual conditions at a simulated site. He noted
for Mr. Berger that the sound of a car door closing would be comparable to the sound of a ball
bouncing.
Discussion was opened to the public at 9: 10 p.m. Chair Slavitz requested that speakers limit
their comments to three minutes, and to not repeat comments from previous meetings or what
others have already said.
Fernando Cruz stated that there would still be traffic on Rock Hill Drive. His suggestion was
to have a gate on Hilary Drive, with a key for the Fire Department only,
James Malott, representing the neighbors, said that Mr. Roberto and Ms. Talbert failed to
recognize that the original CUP was issued for construction and maintenance of a church,
rectory and school in accordance with the plans submitted, He stated that there was no mention
of new plans, so everything new was not approved nor relevant. He said that all the new uses,
such as the parish hall, gym, pre-school, day care, and offices were not included. He noted
that if a resident were developing 7-1/4 acres, they would be required to designate half of that
as open space and build on the rest. This project would generate more traffic in the area. He
had no faith in the acoustical study, noting that there would be frequency spikes many times an
hour, which would not affect the 24 hour rate. He said the CYO program alone would add the
traffic equivalent of 10 houses on weekdays and 22 on weekends,
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Todd Garrett, II Via Paraiso West, stated that he felt the impacts of this project required an
EIR. He hears children playing outside and thinks they will be heard with the new gym, He
likes the sound of children, but noise is an irritation. Now it is virtually inaudible. He noted
that this property has acres of asphalt and there is nothing in this plan to relieve that. He said
why not reduce the buildings and asphalt. This is a unique situation with St, Hilary's in a
residential area. While it is common for church or school to be in residential areas, it is
unusual to have both. The land the church plans to incorporate with a lot line adjustment was
given to the church to provide a buffer between them and the other properties, They probably
planned to sell that property, while he felt they need to preserve it all as open space.
Gary Schoch, 93 Rock Hill Drive, stated that some land had been cleared near him and he was
surprised that the work was not audible. Some children were playing basketball outside close to
his house and he did not hear that unless he went outside and listened. What he does hear are
sirens on Tiburon Boulevard, fog horns on the bay, and airplanes. After listening to all the
information, he supports the project.
David Holscher, 2195 Paradise Drive, stated that currently 320 children are being shuttled all
over Marin County. They want to be able to play and live locally. Saying no to this project is
saying yes to more cars, SUV's, and cell phones,
Steve Bendinelli, 735 Hilary Drive, stated that the final impact of this project would not be
known until it was built. This is a facility that does not front onto a main street. He mentioned
all the signatures and letters in opposition and said many of those in support do not live
nearby. The church would not deal with trees blocking his water view until this project was
resolved.
Ray Heiden said his two sons played in CYO for six years while they were in 6th through 8th
grades. He noted that they are there half an hour before games, so there is an overlap between
teams and the cars do not leave,
Raymond Lynch stated he was from outside Tiburon. He felt they were setting up a double
standard, holding a Catholic school to the standards of public schools, Commissioner
Fredericks said the difference between St. Hilary's and Del Mar is that Del Mar is not in a
residential area.
Chris Henry, 720 Hilary Drive, stated that he objected to the increase in activity, the size of
the gym, traffic and noise, He did not see how the noise would be imperceptible. He compared
the gym to an airplane hangar and noted that it was twice as large as the Strawberry High
School gym. He felt a multi-purpose room was the best option, Once the hoops were there it
would be a magnet practice facility. He saw no reason for a county-wide facility and asked for
denial of the project.
Jim Belman, 146 Rock Hill Drive, stated that he felt the scope of this project was too big and
that there were far too few parking spaces. There were inadequate spaces for the current use,
so there wouldlcertainly not be enough for an expanded program. He had taken photographs
TIBURON PLANNING COMMISSION
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EXHIBIT NO.
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and counts on August 6th that show how his house is affected. He counted 135 to 141 cars for
the 11:00 a.m. mass, so he took exception to Mr. Nickelson's traffic study. He also questioned
the ability of a fire engine to get onto the property, and felt that fire safety during the school
year was an issue.
The Commission took a break from 9:55 to 10:02 p.m.
Wayne Howard, 750 Hilary Drive, stated that the uses in the previous permits were for church
and school, not nursery, day-care, or gym, so three of the five uses are new, The attorney said
a gym was common to schools, but he disagreed. Reed School has 800 children from K-8 with
only a multi-purpose room, so they exist without a gym, As a comparison he stated that this is
805 lineal feet of development. That is the same length as the Boardwalk and Main Street, or
from Bell Market through the Library. He asked whether the Planning Commission would
approve the same size project where the Bel Air School is. He thought not. Concerning the lot
line adjustment, he said adding acreage does not automatically allow an increase in floor area.
Deborah Bendinelli, 735 Hilary Drive, stated that she had a letter from Jean Generis who
objected to the number of new car trips weekly generated by this project. Ms. Bendinelli was
disappointed in the dealings with the church and felt they were not interested in
accommodating the neighbors. She referred to the tree trimming incident, and paint cans in the
gully which were a fire hazard. She objected to the entrance poles, She would love to see the
children benefit from a multi-purpose room and asked the Commission to deny this request.
Dorinda Sears stated that the intent of the words in the original CUP needed to be considered.
She noted that when one moves into a neighborhood with a church and school, they should
realize that at some point improvements would be inevitable. She said most of the issues
seemed to boil down to whether we like St. Hilary's or they respond to our wishes.
Margaret Smitava stated that there are intangible benefits with the addition of a gym. The CYO
program is inclusionary, as non-Catholics are also involved. Since there is no facility here,
students are having to go elsewhere to play. She felt the traffic pattern was ideal if compared to
other schools. She noted that in 1952 there was no Hawthorne Terrace. The community has
grown and that community needs to be served. The neighbors knew what was there when they
bought their homes, It does not cost to go to church.
Don Maskell, 115 Rock Hill Drive, stated that he felt the traffic on his street was excessive
and dangerous and that children have been hit there. With the new egress it would be worse.
At 73, he was looking forward to peace and quiet, and this project would generate more traffic
and noise,
Enzo McGovern stated that he had just moved here from Ireland because of the educational
opportunities. He lived across from a park and enjoyed hearing the children play, He felt a
gym was an important part of a child's development and hoped they would not restrict the use
on weekends.
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Luke Messo, 25 Via San Fernando, stated that he was a product of CYO and that it was a great
way to grow up. He has two children and wants the same experience for them. The Planning
Commission should do this for the children,
George Nickelson stated that he did the original traffic report and noted that the egress was
proposed for the best point for sight distance, Vice-Chair Stein asked him whether in the study
he considered the effect of just the proposed change or the overall impacts. Mr. Nickelson said
he looked at everything, what is changed, the incremental change of enrollment and staff, and
the basketball activity on weekends,
Carla Howard, 750 Hilary Drive, stated that if this is a community resource, perhaps it would
be better to look at a different site in Tiburon where there is a four lane road and a traffic
light. She suggested the land at Blackie's Pasture, which already had parking. She objected to
the implication that the neighbors were advised all during the design process. There were just
three meetings and most of the plans presented here were not shown then. It was not an
evolution, but all presented at one meeting.
Joe Hess, Point Tiburon, stated that the area needs a gym. He sees lots of children with
nothing to do. A gym would provide less sound than children playing outside, He noted that in
Oakland they do not allow schools in commercial areas.
James Malott stated that the design issues do not apply at this stage. He noted that 100 million
dollars in real estate value will be affected by this project.
Cecily Talbert stated that the definition of lot or parcel is all contingent land owned by one
owner, so they are in compliance. She noted that the building permit of 1952 had a condition
to not interfere with the extension of Hilary Drive. She also pointed out that the church had
had the same uses for fifty years.
John Roberto stated that the church was not asking for a pre-school nor a day care program,
but already has an after school program. He noted that the CYO program exists now at St.
Hilary's and the students are 50% from the Tiburon Peninsula. The gym would also be used
for assemblies, but they were trying to keep it small and it would only be used for St. Hilary's
or the CYO program. They would stipulate that they would not rent the gym to others for
games. Others come to play St. Hilary's teams, but two teams from other schools do not play
here, and there would be no tournaments. He said it is not what it is being painted to be and
they have done everything that was asked. No facts have been presented that change what the
technical reports have stated about the noise and traffic.
Vice-Chair Stein asked whether there was any discussion about' hours of use for the gym.
Father Tarantino said they were willing to negotiate hours, They do not host multiple events.
The church building is the primary function, and there will not be games during church,
Discussion was closed to the public at 10:45 p.m.
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Commissioner Fredericks stated that it seemed the gym comes as a Trojan horse with the
athletic program in addition to the other school and church uses. St. Hilary's seemed to have
made an effort to reduce the impacts, but according to the schedule, the CYO program is for 8
months a year, both evenings and weekends, There has been a lot of discussion about the
impacts and some conflicting information from neighbors as to the traffic counts, She
recognized the importance and value of the CYO program, but it is hard to accept this activity
during the quiet time of the neighbors lives. Hilary Drive may still be used, even with the
rerouting. The total impact of the traffic and noise is not shown by the studies. She felt the
problem was this location for this program, She tried to imagine the noise and found it hard to
reconcile with the noise study. She felt that simulated noise averages were not the same as
more children outside. There would need to be supervision for children hanging around after
games. All the noise and activities in the evening will be hard to ignore. She did not know if
there was enough parking and the affects of the CYO were profound and too hard to mitigate
in the CUP.
Vice-Chair Stein stated that he had hoped this would go more smoothly and that a compromise
would be easy. The applicant ~caled down the project, and the neighbors recognized there
would be a greater intensity of use, School enrollment is up with more families with children
moving to the area. But something happened to push the sides further apart, There has been
misinformation about intentions. The McCutchen letter says that our discretion is much more
limited, The Commission is charged with looking at the changes being made. The goals of the
General Plan Land Use Element are to ensure the low density village character. This language
is included in our General Plan more often than any other general plan he has seen. There is a
very clear priority to retain the residential character of the community, He had driven around
the community to try to picture the changes and the deal breaker for him was the intense night
and weekend use. He was not sure how to come up with a meeting of minds here and thought
the concerns of the neighbors were legitimate. He felt there was a sense of objectivity from the
community and the applicant, but that the applicant needed to be more flexible with regard to
the use and size of the gym. He wondered how the Planning Commission could facilitate an
agreement,
Commissioner Berger stated that he appreciated the comments by Commissioner Fredericks
and Vice-Chair Stein, He wanted to accentuate some of the positive aspects of this project, as
some portions are close to approval. He felt there was a mismatch with the legal opinions. If
we listen to the words of the permit, it comes out loud and clear that revisions to specific plans
always require a CUP. He would be ready to accept all of the physical plans of the school and
church, and the new buildings which he felt were right on target and ready for design review,
He thought there was confusion in looking at this project as a collection of houses, It was not
the same and would not have the same impacts as houses. The school facilities are integral
within the community and they cannot be compared to the FAR for a house, There has been a
lot of discussion about traffic and parking and he felt that had been dealt with on this site. He
has a nephew in CYO, so he sees how many cars are involved, but this would not be during
commute hours, so the traffic could be dealt with. The problem would be with noise, When the
gym doors are open, noise escapes. He agreed that a demonstration on the site would make a
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world of difference, He was not convinced that the CYO program could be compatible with the
neighbors wanting to enjoy peace and quiet on evenings and weekends.
Chair Slavitz stated that after the last meeting he thought they were close to a compromise, so
he was surprised that no changes had been made, He did not think that accelerated the course
of the project, It may be easier to build the gym without the CYO to see what it would be like.
The CYO program was wonderful, but it does not fit in a residential area. The ingress and
egress are fine but he was a bit concerned about the parking, He felt if the project was scaled
back, perhaps in the future the CYO program could be permitted. He felt this was disllirbing to
the surrounding area and nothing he had heard changed his mind from the previous meeting.
Commissioner Snow stated that he felt the lot coverage with the lot line adjustment would be
satisfactory as it was not significantly over anyway, The proposed rectory and convent were
not out of character with the neighborhood. The modifications to the first plan were better for
the neighborhood and the site can accommodate the proposal. He hoped that parking would
rarely be an issue, but that St. Hilary's should have a program in place to manage times of
high attendance, He thought a gate on Hilary Drive could be a solution. He felt the CYO
program was the biggest issue. He had no problem with the size of the gym, but he was
disappointed there had been no modification of the CYO program. He wondered whether there
could be relief for the neighbors by having no activities on Sunday and ending practices at 6
p.m. on weekdays. The time usage was the deal breaker for him, and he wished everything
could have been worked out.
Vice-Chair Stein stated that as concerns moving the facility to Blackie's Pasture, a proposal
had been made to have a soccer field there and lots of neighbors objected, so that is not the
place. He had a slight difference of opinion with his colleagues about the size of the building.
He also had a question about the lot or parcel coverage,
Planning Director Anderson stated that if all contiguous property owned by the church had
been folded into this application at the outset, it could be counted toward lot coverage. As it is,
just this lot has been factored in the plan so they would go by the definition of "lot," and this
proposal would still be over the limit until the lot line adjustment was completed,
Chair Slavitz stated that his sense of this was that the applicant wanted the CYO program and
the Planning Commission does not. Vice-Chair Stein said he wanted to be fair to the Town
Council and the applicant. Planning Director Anderson stated that it was too difficult to close
this large a gap with conditions of approval. Vice-Chair Stein said he was disappointed all this
work did not lead to a conclusion. Chair Slavitz said the Town Council will have all the history
and the minutes. Commissioner Fredericks and Commissioner Berger thought they should
include ideas for closing the gap in the minutes.
Commissioner Fredericks asked what they could do to limit the CYO use of the gym. This is a
unique situation with respect to the location. To grant a CUP, the Town must make findings,
and the cumulative impact on the neighborhood with the intense use of the athletic program
means it is hard to make it compatible. There was a probable inconvenience from the noise and
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traffic. She did not think this was the wisest choice and the standard should not be the decibel
rating, but the sensitivity to the neighborhood,
Commissioner Berger said he would offer more specific changes, The entry monuments should
be removed, The gym should be smaller or cure the coverage issue with the land addition. The
convent is too close to the street in relation to the other houses on the block and should be
moved back to be consistent. The CYO practice should end at 6:30 p.m, weekdays and 6:30
p,m. on Saturdays, with no Sunday use and no tournaments, He thought some square footage
could be trimmed off the project, but that would be done at the DRB stage. The church should
have in place a parking shuttle program to be used as necessary.
Vice-Chair Stein added that the gym should be smaller to prevent constant pressure to add the
CYO program in the future, as it is not just a lot coverage issue. Commissioner Berger said it
would have been easier for St. Hilary's to downplay the CYO involvement, but they were open
about the use, Chair Slavitz said the project could be smaller by doubling up uses and functions
of the buildings, He thought the CYO program should be eliminated, There should be air
conditioning and no windows in the gym, and limits on events, Commissioner Snow said the
gym size is fine, but it would be better if there was a modified schedule or the CYO program
was not implemented at this time, Commissioner Fredericks said it was not a good idea to
permit the gym and allow the CYO later. Commissioner Berger thought limiting the hours
would be a good compromise.
M/S Fredericks/Stein (5-0) to direct Staff to prepare a resolution of denial to be considered at
the September 13, 2000 meeting,
ADJOURNMENT
Having no further business, the Commission adjourned at 11:50 p,m,
HAIR
ission
ATTEST:
~.. ~.
J /
.~_cy/j / ~~
SCOTT ANDERSON, SECRETARY
MOO0809
TIBURON PLANNING COMMISSION
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EXHIBIT NO. S f. U if,
Summary of Planninl! Commission Discussion Rel!ardinl! St. Hilary's Expansion Application
The following issues were discussed in the Planning Commission's deliberations
regarding the application for the expansion of St. Hilary's Church and School (File
#19908). These deliberations occurred at public hearings for this project held on May 10,
June 28 and August 9, 2000. Where a majority opinion is indicated in this summary, at
least three, and sometimes more, members of the Commission had expressed this opinion
on the record.
CYO Activitv
The majority of the Planning Commission determined that the CYO use of the proposed
gymnasium would create unwanted impacts on the surrounding residential neighborhood.
In particular, the noise and traffic generated by CYO use of the gymnasium would occur
for eight months of the year during weekday evening and weekend hours which are
currently quiet times for the adjacent neighborhood. Consideration was given to limiting
the hours during which CYO practices and games could occur (such as no activities
beyond 6:00 or 6:30 p.m. on weekdays and no activities on Sundays), or to prohibiting
CYO tournaments at the gymnasium, but there was no majority opinion on such
limitations. Suggestions were made that an on-site demonstration ofthe potential noise
from gymnasium use would be helpful in evaluating potential noise impacts associated
with CYO activities.
Size and Scale of Pro DOsed Development
The majority of the Planning Commission determined that the proposed expansion was
contrary to the low density residential character of the surrounding residential
neighborhood. In genera~ the scale of the proposed project was feltto be too large, and
that efforts should be made to downsize some ofthe proposed buildings, A minority of
Commissioners felt that the overall physical scale of the project was not significantly
inconsistent with the level of development in the vicinity, and that any additional
questions regarding the size of the buildings could be addressed during the Design
Review process for these structures, but this was not the opinion of the majority of the
Commission. There were some concerns regarding the excess lot coverage proposed by
this application, but a majority of the Commission determined that this was a technical
issue that could be resolved by a lot line adjustment with the adjacent parcel owned by St.
Hilary's. Suggestions were made to reduce the size ofthe rectory and convent buildings,
and to align the convent building with the setbacks of other homes along Hilary Drive.
Some suggestions were also made to eliminate or drastically redesign the entry
monuments along Hilary Drive.
Gvmnasium
The majority of the Planning Commission determined that the size of the proposed
gymnasium should be reduced. Suggestions were made to either reduce the size of the
gymnasium to the minimum required for an elementary school or to replace the
Summary of Planning Commission Discussion Regarding St. Hilary's Expansion Application October 11,2000 1
EXHIBIT NO. q
f.. .L1:f ~
gymnasium with a multi-purpose room that could be used by the school but would not be
suitable for CYO basketball and volleyball games, Ifa gymnasium is permitted, the
structure should be air conditioned and should not have any operable windows, or any
windows facing the hill behind the gym.
Parking and Traffic
The Commission questioned whether the parking on the site would be adequate to handle
increased activity levels on the property, including, but not limited to, the CYO games.
There was no majority opinion of the Commission on the significance of increased traffic
disruption caused by CYO activities. Suggestions were made for the church to consider
some form of program to manage parking during periods of busy or overlapping events.
Summary of Planning Commission Discussion Regarding St. Hilary's Expansion Application October II, 2000 2
EXHIBIT NO. q
p/ yD;::~
TOWN OF TIBURON
MEMORANDUM
To:
From:
Subject:
Date:
TOWN COUNCIL ST. HILARY SUBCOMMITTEE
DANlELM. WATROUS, SENIOR PLANNER
ST. HILARY STATISTICAL COMPARISONS
OCTOBER 24, 2000
Councilmember Matthews has requested that I provide the following analysis of the statistical
comparisons prepared for the St, Hilary expansion project by the Church and by Wayne Howard:
St. Hilarv
The floor area shown for "Existing Facilities" on the table submitted by the Church is essentially
consistent with the figures submitted to the Town for the most recently revised plans. The floor
areas for the convent and portable classrooms are not currently shown on the submitted plans, as
these buildings are to be removed as part of the proposed project. The submitted plans indicate
28,391 square feet of existing buildings; the 8,883 square feet of convent and portable classroom
space increases the total to 37,274 square feet, as shown on the Church's table.
The area of the proposed facilities indicated on the table differs somewhat from that shown on the
most recently submitted plans. The floor area of the parish hall is shown on the submitted plans
as 4,700 square feet; the combined area of the parish hall and kitchen on the submitted table is
4,530 square feet. The combined floor of the new and proposed classroom buildings (9,000 +
17,196 = 26,196 square feet) shown on the submitted plans is greater than the 25,216 square feet
shown on the submitted table. The 1,150 square foot difference in the size of these structures
results in the difference between the 56,366 square foot total floor area indicated on the most
recently submitted plans and the 55,216 square feet of floor area indicated in the submitted table.
Wayne Howard
There are several errors in the summary of the most recently submitted plans to the Town (under
the column "6/28 Proposed SizelUse"), The floor area for the proposed convent is shown as
2,900 square feet, with an additional 575 square feet of garage space; the correct floor area is
2,325 square feet for the convent and 575 square feet for the garage. The floor area for the
proposed rectory is shown as 3,075 square feet, with an additional 575 square feet of garage
space; the correct floor area is 2,500 square feet for the rectory and 575 square feet for the
TOWN COUNCIL ST. HILARY SUBCOMMlTIEE ST. HILARY STATISTICAL COMPARJSONS OCTOBER 24, 2000 I
EXHIBIT NO.~
~. {OF t..-
garage. The existing rectory building, proposed to be converted into an office building, is shown
as 4,700 square feet; the correct floor area for this building is 4,395 square feet. The other
building floor areas are accurately summarized.
I have not analyzed the floor areas included in the summary of the plans originally submitted to
the Town (under the column "5/10 Proposed Size/Use"). However, the "Result of Revision"
colwnn incorrectly states that revised convent design would increase the project by 2,980 square
feet; the correct 2,900 square foot total for the convent and garage would decrease the project
size by 80 square feet. Similarly, the increased floor area as a result of the proposed rectory is
overstated as 3,650 square feet, instead of the actual proposed size 00,075 square feet,
The overall changes between the original and proposed plans (the "5/10" and "6/28" plans)
appear to be incorrectly summarized. In terms of new construction, the differences appear to be
as follows:
5/10 Plans
6/28 Plans
Classrooms 7,000 s,t:
Convent
Rectory
Choir room 2,600 s.t:
Parish hall
Parish hall (including
offices and convent) 10,518 s.t:
Gymnasium 9.700 s.t:
9,000 s.t:
2,900 s.t:
3,075 s.t:
4,700 s.t:
8.300 s.t:
Total:
29,818 s.t:
27,975 s.t:
The revised plans would result in a reduction of 1,843 square feet of floor area from the originally
submitted plans. If the choir room and youth facility is removed from the equation, as included in
the submitted summary, the remaining new buildings in the currently revised plans reflect an
increased floor area of757 square feet from the originally submitted plans. The figures within the
submitted summary incorrectly double-counted the garage space for the proposed rectory and
convent.
Councilmember Matthews also requested a copy of the "Summary of Planning Commission
Discussion Regarding St. Hilary's Expansion Application" which Staff prepared at the direction of
the Commission. The Commission intended this summary to amplifY the information included in
the adopted resolution denying the subject application, and directed that the summary be included
as an information item to the Town Council for use in its deliberations on this matter. The
information contained within the summary was collected from the minutes of the three Planning
Commission meetings devoted to this application. The summary was approved by the
Commission at its October 11,2000 meeting, and is attached.
TOWN COUNCIL ST. fllLARY SUBCOMMITTEE ST. HILARY STATISTICAL COMPARISONS OCTOBER 24, 2000 2
EXHIBIT NO. to
f, Z. oF' v
INITIAL STUDY
ENVIRONMENTAL CHECKLIST
1. PROJECT TITLE:
81. Hilary's Church Expansion; Conditional Use Permit File #19908
2. LEAD AGENCY NAME AJ.~ ADDRESS:
Town ofTiburon
1505 Tiburon Boulevard
Tiburon, CA 94920
3. CONTACT PERSON AJ.~ PHONE NUMBER:
Daniel M. Watrous
(415) 435-7393
4. PROJECT LOCATION:
761 Hilary Drive
Tiburon, California
5. PROJECT SPONSOR'S NAJ.'VIE AND ADDRESS:
Roman Catholic Archdiocese
c/o Father James Tarantino
761 Hilary Drive
Tiburon, CA 94920
6. GENERAL PLAJ.~ DESIGNATION:
Medium Low Density Residential (up to 1.1 dwelling units per acre)
7, ZONING:
RO-I (Single-Family Residential-Open - minimum lot size 40,000 square feet)
(!'iITIAL Sn;DY,~IITIGATED ~ECATIVE DECLARATION
FILE ;;!19911S
EXBffiITNO. 31
f I of 2.-3-
. I
412000
8. DESCRIPTION OF PROJECT:
- - ---- The applicant is -seeking approval of a conditional use permit to expand the facilities for
the existing St. Hilary's Church, The 7.27 acre property is currently developed with a
single-story church building; a single-story rectory; a two-story convent; a single-story
elementary school, with 8 classrooms, library, daycare center, administrative offices and
meeting facilities; and two one-story relocatable classroom buildings. Access to the
property is provided from both Hilary Drive and Rock Hill Drive.
The applicant proposes to construct the following new facilities:
A two-story, 9,954 square foot parish center and convent, and a 564
square foot two-car garage would be constructed toward the southeastern
corner of the site. A meeting hall would be developed on the upper level,
accessible directly from the parking lot. The convent on the lower level
would consist of living, dining and kitchen spaces, a chapel and library,
and three bedrooms and bathrooms. The attached garage would be located
below the convent, with direct access to Hilary Drive.
A 9,700 square foot, 30 foot tall gymnasium would replace the existing
convent and be situated toward the northeastern side of the property, to the
north of the existing school building, The gymnasium would be used for
basketball and volleyball games and practices.
A single-story 7,000 square foot addition would be constructed to the
north side of the. existing school building, This addition would contain
five classrooms and auxiliary space, The existing relocatable classrooms
would be temporarily moved to a location between the school and church
buildings in order to construct this addition,
A single-story, 2,600 square foot choir room and youth center facility
would be constructed between the school and church buildings. The
relocatable classrooms would be removed from the site once this addition
was constructed.
The expanded school and church facilities would be operated in a similar fashion to the
existing facilities on the site, with no changes proposed to the hours of operation or to the
school enrollment. The gymnasium is proposed to be utilized only for church and school
related functions, and would not be made available to other outside groups or individuals.
Most new activity on the site would be generated by the gymnasium, which would be
used predominantly on weekday evenings for volleyball and basketball practices, and
during the day on weekends for volleyball and basketball games.
The existing parking would be reconfigured from a predominantly tandem arrangement
to a more conventional series of angled and parallel parking spaces. The existing
F)0-IIBI':!.' NO.
:it
2 ~. z... oF"L,
INITIAL STUOY;)..JITIGATED NEGATI\-E DECL.-\R...\TION
FILE "19908
4/2000
driveway which provides ingress and egress from Rock Hill Drive would be modified to
allow ingress only, and a second driveway onto the street providing egress from the site
would be established to the east. These improvements would provide circulation to the
proposed gymnasium without using Hilary Drive.
Landscaping on the site includes improved areas around the existing buildings and
unirrigated grassland on the sloping hillside portions of the property. With the exception
of the proposed parish meeting center and convent, the existing hillside areas would not
be disturbed, The applicant proposes to remove 22 of the 59 existing trees on the site,
and to plant an additional 176 new trees on the property.
The proposed parish center and convent would be constructed southeast of a series of 10
homes on Hilary Drive at the southern end of the Hawthorne Terrace subdivision, Other
nearby homes are located northwest of the site along Rock Hill and Delmar Drives.
Residences along Via Paraiso West to the northeast are buffered by an unlfeveloped
hillside portion of the subj ect property.
9. SURROUNDING LAND USES At"ID SETTING:
North: Single-family residences (Hawthorne Terrace subdivision)
South: Single-family residences (along Tiburon Boulevard)
East: Single-family residences (Del Madera subdivision)
West: Single-family residences (Hawthorne Terrace subdivision)
10. OTHER PUBLIC GENCIES WHOSE REVIEW OR APPROVAL MAY
BE REQUIRED:
Marin Municipal Wa er District
Richardson Bay Sani ary District
Tiburon Fire Protecti n District
~Y~lJ:nT NO.J.L1. 3~ 2:'
rNITt\L STL'DYIMITiGATED :-.IEGATI 'E DECL.-\RATIQN
FILE" 19908
4/2000
3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below ( X) would be potentially affected by this
project, involving at least one impact that is a ''Potentially Significant Impact" as
indicated by the checklist on the following pages,
X Aesthetics Hazards & Hazardous Public Services
Materials
Agricultural Resources X Hydrology/Water. Recreation
Oualitv
X Air Quality Land Use/Planning TransportationIT raffic
X Biological Resources lYlineral Resources Utilities/Service
Svstems
Cultural Resources X Noise Mandatory Findings of
Sillnificance
X Geology/Soils Population/Housing
DETER'\'ffi'lA TION:
On the basis ofthis initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be re ared.
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A l'<ITTIGATED NEGATIVE
DECLARATION will be re ared.
I find that the proposed project iYlA Y have a significant effect on the environment, and an
ENVIRONNIENTAL IMPACT REPORT is re uired.
I find that the proposed project l'<lA Y have a "potential significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect (I) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONNIENT AL llvIP ACT REPORT is required, but it must
anal ze on! the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed in an earlier EIR or
~'EGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions
r rniticration measures that are im osed on the ro osed ro'ect. nothina further is re uired.
5ic.:;.
Date
~ t! F ilo<.W4J
For
S l&nature
D~l CL.-
Printed Name
f\. Wf'-TY<.o...lS
X
FY'-IIBI'!' NO. 11 t. 'i~F L
41;000 4
[NITIAL STUDY'MITIGATED NEGATIVE DECL.~.HION
FILE" 9908
Issues and Supporting Information Potentially t..ss than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitigation
. Inco;""n>1ed
I. AESTHETICS. Would the oroiect: .
a) Have a substantial adverse effect on a scenic vista? I T X j
b) Substantially damage scenic resources, including, but not limited X
to trees, rock outcroppiilgs, and historic buildings within a state
scenic highwav? .
c) Substantially degrade the existing visual character or quality of X
the site and its surroundimrs?
d) Create a new source of substantial light or glare which would X
adverselv affect day or nig:httime view,s in the area?
Discussion:
l.a, The proposed project would involve the construction of a parish center and convent building and a
gymnasium that would be visible from the adjacent residential neighborhood, but would be located on
an already developed site. The location of these buildings would not interfere with or have a substantial
effect on any scenic vista.
l.b The proposed project would remove 22 of the existing 59 trees on the site. The applicant proposes to
plant 176 trees on the site to replace the removed trees.
Recommended Mitigation Measure:
The following condition should be applied to construction on the subject site, and would reduce the impacts to
less than significant levels:
l.b.l. Prior to the issuance of grading or building permits for the buildings on the subject property, the
building design and landscaping of the property shall receive Site Plan and Architectural Review
approval pursuant to Section 4,02.00 of the Tiburon Zoning Ordinance, At least 176 trees shall be
planted in a landscaping design so as to minimize and effectively mitigate any visual impacts on the
surrounding neighborhood.
l.c. The proposed project would involve the construction of a parish center and convent building,
gymnasium, school addition and choir room and youth center facility on property currently developed
with a church, elementary school and attendant facilities. Although these new buildings would be
visible from other surrounding residential sites, the construction of these structures on this property is
not likely to have, in and of itself, a demonstrable negative effect on the visual character or quality of
the site or its surroundings. However, the specific placement, size, and appearance of the proposed
buildings and associated improvements should be thoroughly analyzed before final approval is given
for the construction of these structures.
.
INITI....L STL'DY MITIG....TED ~EGATlH DECL....R.'TION
FILE #19908
4i'::OOO
5
FYBIBI'I' NO.
il
7. )oF Z
Issues and Supporting Information Potentinlly Lds than I...sThnn No Impact
Significmt Signific.:mt SignifiC1llt
Imp~t With Impact
Mitipion
Incomor.1ted
Recommended Mitigation Measure:
The following condition should be applied to construction on the subject site, and would reduce the impacts to
less than significant levels:
J.c.J. Prior to the issuance of grading or building permits for the proposed buildings on this property,
the building design and landscaping of the structures shall receive Site Plan and Architectural Review
approval pursuant to Section 4.02.00 of the Tiburon Zoning Ordinance, The buildings and landscaping
shall be designed so as to minimize and effectively mitigate any visual impacts on the surrounding
neighborhood,
J.d. The construction of a parish center and convent, gymnasium and other structures on the subject
property could result in light and glare to surrounding residents near the site.
Recommended Mitigation Measure:
Refer to wfitigation Measure I. c.l.
2. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use
in assessing imoacts on agriculture and farmland. Would the proiect?
a) Convert Prime Farmland, Unique Farmland or Farmland of X
Statewide Importance (Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson X
Act contract?
c) Involve other changes in the existing environment which, due to X
their location or nature, could result in conversion of Farmland, to
non-agricultural use?
Discussion:
2.a. There is no farmland on the site or in the vicinity
2.b. The existing zoning of the property is Single-Family Residential Open (RO-I), and there are no existing
Williamson Act contracts, therefore the proposed project does not conflict with any agricultural zoning.
2.c. The project does not involve other changes in the existing environment which would result in
conversion of farmland to non-agricultural use.
r,..;ITIAL STl.'DY, \llTiG,-\TED :-JEGATIVE DECL.-\R.-\TION
FILE;; t 9908
4/::000
6
E::xB:IBIT NO. it p, (p OJ: '2
Issues and Supporting Information Potentially L~ss than Less Than No Impact
Significant Significant Significant
Impact With Impact
Mitig3tion
[ncomorued
3. AIR QUALITY: Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following determinations, Would
the proiect:
a) Conflict with or obstruct implementation of the applicable air X
auality plan?
b) Violate any air quality standard or contribute substantially to an . X
existinll: or oroiected air oualitv violation,
.
c) Result in a cumulatively considerable net increase of any criteria X
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receotors to substantial pollutant concentrations? X I I
e) Create objectionable odors affecting a substantial number of X
people?
Discussion:
3.a. The construction of a parish center and convent building, gymnasium, school addition and choir room
and youth center facility on the subject property would not conflict with or obstruct the implementation
of any applicable air quality plan.
3b Earth-moving and other construction activities on the site could result in short-term fugitive dust
impacts which could violate air quality standards.
Recommended Mitigation Measure:
The following condition should be applied to construction on the subject site, and would reduce the impacts to
less than significant levels:
3.b.!. The site shall be watered during construction to reduce the impacts of such dust to acceptable levels.
3.c. The construction of a parish center and convent building, gymnasium, school addition and choir room
and youth center facility on the subject property would not result in a cumulatively considerable net
increase of any criteria pollutant for which the project area is non-attainment under an applicable
federal or state ambient air quality standard.
3.d. An elementary school is located on the subject property, and could be exposed to in short-term fugitive
dust impacts which could affect this sensitive receptor.
r.;ITIAL STUDY ~IITIGATED "EGATIVE DECL\RATION
FILE .19908
4/2000 j
~yr..TIBIT NO. (
7
P. 701= '-
Issues and Supporting Information Potentially 1.= than 1.= Thu1 Nu lmp:1.Ct
Significant Significant Significant
Impact With Impact
:\oIitigntion
[ncornorated
Recommended Mitigation Measure:
Refer to lVlitigation Measure 3. b. 1.
3.e. The paving of the proposed driveway or other paved surfaces to support the proposed structures could
generate short-term impacts from asphalt odors, but Staff considers this temporary impact to be less-
than-significant,
4, BIOLOGICAL RESOURCES. Would the oroiect:
a) Have a substantial adverse effect, either directly or through X
habitat modifications, on any species identified as a candidate, .
sensitive, or special status species in local or regional plans, policies,
or regulations, or by the California Department ofFish and Game or
U S. Fish and Wildlife Service?
b) Have a substantially adverse effect on any riparian habitat or X
other sensitive natural community identified in local or regional
plans, policies, regulations or by the Califomia Department ofFish
and Game or U. S. Wildlife Service? .
c) Have a substantial adverse effect on federally protected wetlands X
as defined by Section 404 of the Clean Water Act (including, but not
limited to, marsh, vernal pool, coastal, etc.) through direct removal,
filling, hvdrological interruption., or other means?
d) Interfere substantially with the movement of any resident or X
migratory fish or wildlife species or with established native resident
migratory wildlife corridors, or impede the use of native wildlife
nurserv sites?
e) Conflict with any local policies or ordinances protecting X
biological resources, such as a tree preservation Dolicv or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation X
Plan, Natural Conservation Community Plan, other approved locai,
reo-ional. or state habitat conservation olanO
NTL.>.!. Sn:DY ~lITIGATED :-<EGATIVE OECL.\R.~TION
FILE #19908
4/2000 8
FYBIBIT NO. j,/ r. r;tF'
Issues and Supporting Information Potentially L= than L= Than ~oImp:1Ct
Signifi""'" Signific:mt SignifiCODl
Impact With Impact
Mitigation
Incornoruted
Discussion:
4.a, The subject property contains a developed center portion and several undeveloped hillside areas, Most
of the proposed construction would occur in areas that have previously been disturbed. The hillside
areas to be disturbed by the construction of the parish meeting center and convent and the choir room
and youth center facility are situated close to previously disturbed portions of the site, No species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department ofFish and Game or U. S. Fish and Wildlife Service are
considered likely to exist in these areas.
4.b. There are no known sensitive natural plant communities identified in local or regional plans, policies,
regulations or by the California Department ofFish and Game or u. S. Wildlife Service on the subject
property.
4.c. There are no federally protected wetlands on or near the project site.
4.d, There are no specifically identified wildlife corridors on the site, although deer and other wildlife utilize
this property and surrounding properties as a corridor. The proposed project would leave open areas at
the lower portion of the site and along the sides to allow this access to continue.
4.e. The proposed project would result in the removal of 22 of the 59 existing trees on the site, and the
planting of 176 replacement trees, Removal of these trees would require approval of a Tree Pennit in
conformance with the Tiburon Tree Ordinance or approval of a Site Plan and Architectural Review
application indicating the removal of these trees.
Recommended ~'litigation Measure:
Refer to iYIitigation Measure I.e. I.
4.f The proposed project would not conflict with the provisions of an adopted habitat Conservation Plan,
Natural Community conservation Plan, or other adopted local, regional or state Habitat Conservation
Plan, as none exists that include the project site,
.
5. CULTUR-\L RESOURCES. Would the Droiect:
a) Cause a substantial adverse change in the significance of a X
historical resource as defined in Section 15064.57 .
b) Cause a substantial adverse change in the significance of an X
archaeolollical resources oursuant to Section 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or X
site or uniaue geologic feature?
d) Disturb any human remains, including those interred outside of I X
formal cemeteries?
G'iITl..IJ. Sn.:OY:.fITIGATEO ~EGATIVE OECLAR.-'.TION
FILE #19908
4/:2000 9
EYBIBIT NO. 11 ? CfOF
Issues and Supporting Information Po~ntiaIly !.<ss than u:ssTI1a.n )/0 Impact
Significant Signific:l.Ot Signifi~
Impact With Impact
MitfgatiOD
Incornornted
Discussion: . - - --.---.--- - n . _. -"- - - --.- - ._.~- --- --.'... -----. .. --..--------
5.a. There are no known historical resources on the subject site.
.
5.b. There are no known archeological resources on the subject site,
S.c. There are no known unique paleontological resources or unique geologic features on the subject site,
S.d. There are no known human remains on the subject site.
6. GEOLOGY At"ID SOn..s. Would the project:
a) Expose people or structures to potential substantial adverse effects, including the risk ofloss, injury or death
involvinl1::
(i) Rupture of a known earthquake fault, as delineated on the most X
recent Alquist-Priolo Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other substantial evidence of .
a known fault? Refer to Division of Mines and Geology Special
Publication 42.
(ii) Strong seismic ground shaking? I X I I
.
(iii) Seismic-related ground failure, including liquefaction? I Ix
(iv) Landslides? X I I
(b) Result in substantial soil erosion or the loss of topsoil? IX I
(c) Be located on a geologic unit or soil that is unstable, orthat X
would become unstable as a result of the project, and potentially
result in on- or off-site landslide, lateral spreading, subsidence,
liquefaction or collaose?
(d) Be located on expansive soil, as defined in Table 18-a-B of the X
Uniform Building Code (1994), creating substantial risks to life or .
property?
(e) Have soils incapable of adequately supporting the use of septic X
tanks or alternative waste water disposal systems where sewers are
not available for the disoosal of waste water?
[)/1T1.-\L STCDY ,liTIGATED NEGATIVE DECLARATION
FILE <19908
41:000 1 0
EJGIIBIT NO..3Lr. iOo':
Issues and Supporting Information Potentially L<=ss than I-~ Than ~o Impact
Signific:uJ.t Significant Signific:ult
Impact With Impact
Mitigation
Incor'Pornted
Discussion:
6.a, A geological and geotechnical investigation was completed by Treadwell & Rollo (1999), and was
submitted to the Town as part of the application for the proposed project. This investigation,
henceforth referred to as the geological study, indicated that there are no known faults on the site, The
site lies 13 miles to the southeast of the San Andreas Fault and 15 miles to the west of the Hayward
fault. The geological study states that the site is subject to strong to very strong ground shaking during
severe earthquakes, The geological study indicated that materials susceptible to liquefaction were not
observed on the site. The geological study indicated that the presence of landslide deposits on the
upslope portions of the property on the site. The Safety Element of the Tiburon General Plan and the
geological study indicate the presence of Franciscan Melange soils on the site. The geological study
presents recommendations for improvements, design and construction considerations to address these
concerns,
Recommended Nliti~ation Measures:
The following conditions should be applied to construction on the subject site, and would reduce the impacts to
less than significant levels:
6.a.1. All improvements, including structures, fills, utilities and roads should be designed to resist
earthquake groundshaking. The latest seismic safety building and engineering techniques should be
employed in the design of all structures on the site.
6.a.2. Structures should be designed to accommodate settlement. When this is not acceptable, it will
be necessary to support improvements (structures, utilities, roads, etc.) on piers extending into firm
materials below fill.
6. a. 3. Portions oflandslides shall be removed and! or reconstructed as part of the grading and
construction of a proposed retaining wall at the northwest property line. For landslide areas upslope of
the proposed gymnasium, the Town Engineer shall require that either the slopes be reconstructed,
catchment structures constructed to control slide debris, or the landslides left in place with ongoing
maintenance performed for the landslides.
6.aA. The Town Engineer or Building Official shall review all other recommendations made within the
Geological and Geotechnical Investigation completed by Treadwell & Rollo (1999), Pages 21-29, and
detennine which recommendations shan be required for construction of improvements on the subject
property.
6.b. The proposed project would not substantially alter the topography of the site. Grading is proposed for
the construction of the new parish meeting center and convent and for the choir room and youth center
facility. No significant amount of topsoil would be removed from the site except to create these two
structures. Retaining walls would be constructed to minimize soil erosion.
6.c. The geological study did not indicate the possibility of subsidence of land or other unstable geologic
units or soils on this site other the landslide areas previously mentioned.
INITIAL STUDY;,IITIGATED ~EGATIVE DECLARATION
FILE '19908
41'2000
EYB!B!T NO,jL]. ,Lo
Issues and Supporting Information Potentially Less than Less Than No tmpact
Significant SignifiC01nt Signific;:mt
Impact With Impact
Mitigation
Incornora.tcd
6.d. The geological study did not indicate the presence of expansive soils on the site.
6.e. No septic systems or alternative waste disposal systems are proposed for this project.
7, HAZARDS AND HAZARDOUS MATERIALS. Would the oro'ect?
a) Create a significant hazard to the public or the environment X
through the routine transoort, use or disposal of hazardous materials?
. .
b) Create a significant hazard to the public or the environment X
through reascnably foreseeable upset and accident conditions
involving the likely release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous or acutely X
hazardous materials, substances, or waste within one-quarter mile of
an exiting or orooosed school?
d) Be located on a site which is included on a list of hazardous X
materials sites compiled pursuant to Gcvernment Code Section
65962.5 and, as a result would it create a significant hazard to the
oublic or the environment?
e) For a project located within an airport land use plan or, where X
such a plan has not been adopted, within two miles of a public airport
or public use airport, would the project result in a safety hazard for
oeoole residing or working in the project area?
t) For a project within the vicinity of a private airstrip, would the X
project result in a safety hazard for people residing or working in the
oroiect area?
g) Impair implementation of, or physically interfere with an adopted X
emergencv resoonse olan or emeraencv evacuation olan?
h) Expose people or structures to a significant risk ofloss, injury or X
death involving wildland fires, including where wildlands are
adjacent to urbanized areas or where residences are intermixed with
wildlands?
!:'iITLU SThDY,'.IITIGATED NEG.HIVE DECLARATION
FILE <19908
4/2000 12
EY8:IBIT NO..-.1Li. {2.~.
Issues and Supporting Information Potentially Loss than Loss Th= No Impact
Significmt Signific:w1 Signifi=t
Impact With Impact
Mitigation
Inco.....or.ncd
Discussion: .-- - ----- . - ... . -
7.a, The proposed project would not create a significant hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials, as no unusual use of hazardous materials are
anticipated as a result of this project.
7.b. The proposed project would not create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of hazardous materials into
the environment, as no unusual use of hazardous materials are anticipated as a result of this project.
7.c. The proposed project would not emit hazardous emissions and does not include the handling of
hazardous or acutely hazardous materials. St. Hilary's Elementary School is located on the subject site.
7.d. The project site is not included on a list of hazardous materials sites.
7.e. The project is not located within an airport land use plan or within two miles of a public airport or
public use airport, nor is the project in the vicinity of a private airstrip.
7.f The project site is not located in the vicinity of a private airstrip.
7.g. The proposed project would improve circulation onto and around the subject property, which would
Impair implementation of, or physically interfere with an adopted emergency response plan or
emergency evacuation plan,
7.h, The subject property is not adjacent to any wildland areas susceptible to wildland fires.
8. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or waste discharge X
requirements?
b) Substantially degrade groundwater supplies or interfere X
substantially with groundwater recharge such that there would be a
net deficit in aquifer volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-existing nearby wells
would drop to a level which would not support existing land uses or
planned uses for which permits have been granted)?
.
c) Substantially alter the existing drainage pattern of the site or area, X
including through the alteration of the course of a stream or river, in
a manner which would result in substantial erosion or siltation on- or
off-site?
d) Substantially alter the existing drainage pattern of the site or area, X
including through the alteration of the course of a stream or river, or
substantially increase the rate or surface runoff in a manner which
[loiITlAL STt.:DY.},UTIGATED :-IEGATrVE DECL.-\R.\TION
FILU19908
4/2000
13
Eyt:.IIBIT NO.~
P. t"? o;-U
Issues and Supporting Information Potentially L.:ss than Less Than ~o Impact
Significant Significant Signific:mt
Imp"'" With Impact
Mitigation
rncornor:J1ed
would result in floodinQ: on- or off site? I I I
---.-,.- ~
e) Create or contribute runoff which would exceed the capacity of X
existing or planned stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantiallv del!Tade water quality? I Ix
g) Place housing within a 100-year floodplain, as mapped on a X
federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation man?
h) Place within a 100-year flood hazard area structures which would X
imoede or redirect flood flows?
i) Expose people or structures to a significant risk ofloss, injury or. X
death involving flooding, including flooding as a result of the failure
of a levee or dam?
i) Inundation bv seiche, tsunami, or mudflow? IX
Discussion:
8.a. The construction of a parish center and convent building, gymnasium, school addition and choir room
and youth center facility on the subject property would not violate any water quality standards or waste
discharge requirements.
8.b. The construction of a parish center and convent building, gymnasium, school addition and choir room
and youth center facility on the subject property would not degrade groundwater supplies or interfere
substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level.
S.c. The proposed project would not significantly affect absorption rates, drainage patterns and the rate and
amount of surface runoff for the paved area of the future building sites and driveways, Drainage on the
site currently is collected on the site and is discharged from a piping system to an open channel just
south of the easterly end of Hilary Drive, where the water flows to Tiburon Boulevard, enters a culvert
then flows to Richardson Bay. The proposed project would not alter these existing drainage patterns
A hydrologic analysis prepared by Oberkamper & Associates, Civil Engineers (1999) indicates that the
ma.umum water flow at Tiburon Boulevard would increase from 20.8 cubic feet per second to 21.1
cubic feet per second. This increase in runoff is not significant and is well within the capacity of the
channel and culverts downstream from the site.
P.'iITl.\L STCDY\UTlGATED NEGATIVE DECL.-\lHTION
FILE '19908
4/2000
14
EYBIB!T NO...1L
e. I ~ Or '2..)
Issues and Supporting Information Potentially Less !ban Less Than No Impact
Signific:u1t Signific:uJ.t Sigriific:uJ.t
Impact With Impact
Mitigation
Incomorated
8.d, The proposed project would not significantly affect absorption rates, drainage patterns and the rate and
amount of surface runoff for the paved area of the future building sites and driveways, as noted in the
discussion for 8.c, above, The resulting changes in drainage improevrnents would result in less then
significant increases in runoff; and would not result in flooding on and off the site,
8.e. A hydrologic analysis prepared by Oberkamper & Associates, Civil Engineers (1999) indicates that the
maximum water flow at Tiburon Boulevard would increase from 20.8 cubic feet per second to 21.1
cubic feet per second, This increase in runoff is not significant and is well within the capacity of the
channel and culverts downstream from the site,
8.f Increased runoff from the site does have the potential for carrying pollutants into the drainage basins
below the site and ultimately into the bay.
Recommended Mitigation Measure:
The following condition should be applied to the project and would reduce the impacts to less than significant
levels:
8.f I. Project design and construction activities will utilize Best Management Practices as described in
the California Storm Water Best Management Practice Handbook for Construction Activity, March
1993.
8.g. The subject site is not within any 100-year floodplain.
8.h, The subject site is not within any 100-year floodplain.
8.i, The proposed project would not expose people or structures to a significant risk of loss, injury or death
involving flooding,
8.j. There is no known potential for tsunamis, seiches, or mudflows at the project site
9. LAt"ID USE A1"ID PLANNING, Would the proiect:
a) Phvsicallv divide an established community? X
b) Conflict with an applicable land use plan, policy or regulation of X .
an agency with jurisdiction over the project (including, but not
limited to the general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of avoiding or mitigating
an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural X
communities conservation olan?
GoIm,'J. sn'OY,MITIGATEO :-IEGATIVE OECLAR.UION
FILE" 9908
4/2000 1 5
EYJ-IIBIT NO.J.i.L!5' ~Fl
Issues and Supporting Information Potentially LA,. than 1.= Th= No Impact
Significant Signific:wt Signifi<=t
impact With impact
Mitigation
Inco;:"or.Ued
Discussion: - .. .
9.a. The proposed project would not result in a physical division of an established comniunitj,
9.b. The proposed construction of a pari~h center and convent building, gymnasium, school addition and
choir room and youth center facility on the subject property would be consistent with the current.
Medium Low Density Residential designation for this property contained within the Land Use Element
of the Tiburon General Plan,
9.c. The proposed project would not conflict with any Habitat Conservation Plan or Natural Community
Conservation plan, as none exists that apply to the project site.
10. MINERAL RESOURCES. Would the proiect:
a) Result in the loss of availability of a known mineral resource that X
would be of value to the region and the residents of the state?
b) Result in the loss of availability of a locally-important mineral X
resource recovery site delineated on a local general plan, specific
plan or other land use plan?
Discussion:
10.a. The project site is not known to contain any mineral resources which are important to the region or the
state.
10.b. The project site is not known to contain any locally-important mineral resources and none of the
resources are delineated on a local plan, specific plan or other land use plan.
11. NOISE. Would the proiect result in:
a) Exposure of persons to or generation of noise levels in excess of X
standards established in the local general plan or noise ordinance, or
applicable standards of other aizencies?
b) Exposure of persons to or generation of excessive groundborne X
vibration or groundborne noise levels?
.
c) A.substantial permanent increase in ambient noise levels in the X
proiect vicinity above levels existing without the proiect?
d) A substantially temporary or periodic increase in ambient noise X
levels in the project vicinity above levels existing without the
project?
e) For a project located within an airoort land use plan, or, where I X
(NlTIAL STI.:OY MlTIG...lt.TED :-.iEGATIVE DECLARATION
FILE <19908
41,000 .'XRIBT'T' NO. jJ16
E_____ -- f. 1'0 of-z.,}
Issues and Supporting Infonnation Potenti::uly L..:ss than Less Than No Impact
SignifiCJllt Signific:mt Signific:utt
Impact With Impact
Mitigation
Incornoratcd
such a plan has not been adopted, within two miles of a public airport
or public use airport, would the project expose people residing or -
working in the oroiect area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
x
Discussion:
11.a, An acoustical analysis was prepared for this project by Lumina Technologies (1999), This acoustical
analysis, henceforth referred to as the noise study, evaluated the potential noise generated by traffic and
other activities resulting from the new or expanded facilities on the site,
The noise study indicated that the existing off-site sound levels are at 53 to 55 CNEL, which is in
compliance with the 60 CNEL maximum allowed under the Noise Element of the Tiburon General
Plan. The proposed gymnasium was analyzed, and the off-site noise levels with the gym windows open
would increase to 54 to 57 CNEL. Noise would be decreased if air conditioning was installed for the
gymnasium and all windows kept closed during activities :nside.
The noise study determined that the proposed project would comply with the Tiburon noise standards
indicated within the Tiburon General Plan after construction is completed, but made several
recommendations regarding potential mitigation measures to be implemented as part of the project.
The existing uses on the site currently generate some additional noise (children arriving to school or
playing on playgrounds, talking in :he parking lot, car doors slamming) that does not significantly add
to the ambient noise for the neighborhood, but may be create land use compatibility concerns. The
proposed project would not significantly increase these background noises.
Recommended Miti~ation Measures:
The following condition should be applied to the project and would reduce the impacts to less than significant
levels: .
II.a.l. A new three foot (3 ') high perimeter berming or masonry wall shall be installed along the north
property line.
Il.a.2. No clerestory windows shall be installed for the gymnasium.
1I.a.3. The gymnasium ceiling shall be made of acoustical tile, or shall consist of 20 percent soft
material or a hanging panel. All interior gymnasium walls shall consist of 30 percent soft materials or
drapery.
EyqI1=<I'r NO.
:n
;I. 17 oF 2';'
[NITIAL STtJDY'~lITIGATED :-.JEGATIVE DECLARATION
FILE'I990S
4/2000
Issues and Supporting Information Pot~ly Less than Less Than ~o Impact
Signific:mt Significant Signific:un
fmpact With fmpact
Mitigation
Inc~or.:&ted
lIb The proposed project will result in a short-term increase in groundbome noise from grading and earth-
moving equipment and other normal residential construction activities,
Recommended Mitigation Measure:
The following condition should be applied to the project and would reduce the impacts to less than. significant
levels:
II. b .1. All construction activities shall comply with Tiburon building standards for hours of operatiOn.
Construction shall be limited to 7:00 a,m, to 5:00 p.m" Monday through Friday, and 9:30 a,m. to 4:00
p.m, on Saturdays. Work shall not be performed on Sundays or on holidays recognized by the Town of
Tiburon. Hours of operation, maintenance, and servicing of heavy equipment shall be limited to 8:00
a.m, to 5:00 p.m., Monday through Friday.
l1c, Construction which occurs during most daylight hours is not likely to result in a permanent increase in
ambient noise to significant levels for surrounding residences, although the location of the site above
nearby homes on Hilary Drive and Tiburon Boulevard could result in increased noise transmission to
homes below the site.
Il.d Construction which occurs during most daylight hours is likely to result in a temporary or periodic
increase in ambient noise to significant levels for surrounding residences, and the location of the site
above nearby homes on Hilary Drive and Tiburon Boulevard could result in increased noise
transmission to homes below the site.
Recommended Mitigation Measure:
Refer to NIitigation Measure II. b. I,
11.e. The project is not located within an airport land use plan or within two miles of a public use airport.
ILf. The project is not located within the vicinity of a private airstrip.
12, POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area, either directly X
(for example, by proposing new homes and businesses) or indirectly
(for example, through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating X
the construction of renlacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the X
construction of renlacement housing elsewhere?
Discussion:
[NITIAL Sn'DY"\.(ITIGATED :--JEGATIVE DECLARATION
FILE "1990S
4/1000
EXHIBIT NO.~
P. l~ b>==2.3
Issues and Supporting Information Potentially !.<ss th= ~ss Than ~o Impact
Signific:mt Significant Significant
fmpact With Impact
Mitigation
Incnrnorated
12.a. The construction of a parish center and convent building,
gymnasium, school addition and choir room and youth center
facility on the subject property would not induce substantial .
population growth in the area and not require any extension
of major infrastructure.
12.b. The proposed project would not directly nor indirectly
displace substantial numbers of existing housing, since the
only housing that currently exists on the site within the
existing convent would be replaced by housing within the
proposed new convent,
12.C. The proposed project would not directly nor indirectly
displace substantial numbers of existing housing, since the
only housing that currently exists on the site within the
existing convent would be replaced by housing within the
proposed new convent.
13. PUBUC SERVICES. Would the project result in substantial adverse physical impacts associated with
the provision of new or physically altered governrnent facilities, need for new or physically altered governrnent
facilities, the construction of which could cause significant environmental impacts, in order to maintain
accePtable service ratios, response times or other performance objectives for anv of the public services:
a) Fire protection? I I Ix I
b) Police protection? I I I IX
c) Schools? I I I Ix
d) Parks? 1 I I IX
e) Other public facilities? I T I X
Discussion:
13.a. The proposed project will not affect fire protection services.
13.b No law enforcement issues are foreseen for the proposed project,
13.c The project would result in the construction of a parish center and convent building, gymnasium, school
addition and choir room and youth center facility on the subject property. This increased level of
development would not have any effect on other public school services for the community.
13.d. The project would result in the construction of a parish center and convent building, gymnasium, school
addition and choir room and youth center facility on the subject property. This increased level of
development would not have anv effect on park services for the communitv.
r.-iITIAL SThOY. 'lITIGATED NEGATIVE DECLAR.~ TION
FILE #1990S
412000
19
E}[qIBIT NO. tl
p. I q l)/- 2-7
Issues and Supporting Information Potentially Lc:ss than Less Than :-.io Impact
Significant Signific:mt Significant
Impact With fmpact
Mitigation
Incoroorated
l3.e. There are no other public facilities that would be required or significantly affected by the development
of the proposed project,
14. RECREATION.
a) Would the project increase the use of existing neighborhood or X
regional parks or other recreational facilities such that substantial
phvsical deterioration of the facility would occur or be accelerated?
.
b) Does the project include recreational facilities or require the X
construction or expansion of recreational facilities which might have
an adverse phvsical effect on the environment?
Discussion:
14.a, The project would result in the construction of a parish center and convent building, gymnasium, school
addition and choir room and youth center facility on the subject property. This increased level of
development would not increase the use of existing neighborhood or regional parks or other off-site
recreational facilities such that substantial physical deterioration of the facility would occur or be
accelerated.
14.b The project would result in the construction of a parish center and convent building, gymnasium, school
addition and choir room and youth center facility on the subject property. This increased level of
development would not require the construction or expansion of recreational facilities which might
have an adverse physical effect on the environment.
The construction of the proposed gymnasium would add a new recreational facility to the Tiburon
Peninsula, which would provide beneficial recreational opportunities for the community.
15. TRAl'fSPORTATIONiTRAFFIC. Would the project:
a) Cause an increase in the traffic which is substantial in relation to X
the existing traffic load and capacity ofthe street system (i.e., result
in a substantial increase in either the number of vehicle trips, the
volume to capacitv ratio on roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of service X
standard established by the county congestion management agency
for designated roads or highwavs?
c) Result in a change in air traffic patterns, including either an X
increase in traffic levels or a change in location that results in
substantial safetv risks?
d) Substantially increase hazards to a design feature (e.g., sharp X
curves or dangerous intersections) or incompatible uses (e.". farm
~ITIAL Sn:DY \(ITlGATED :-JEGATIVE DECLARATION
FILU 1990S
4/2000
EYBIBITNO, 20 il
P. 2. 0 01: 2.3
Issues and Supporting Information Potentially L= than lAss Than No Impact
SignifiCOUlt Signific:un SignifiQllt
Impact With Impact
Mitigation
Incortlor.1ted
equioment )? I I
- . . - -. - ..-.. ..- . --". ---~_._-----_._-~---- ------ .-- _..-. --- - . _..-
e) Result in inadequate emergency access? Ix
f) Result in inadequate oarlonl/; capacity? Tx
g) Conflict with adopted policies or programs supporting alternative X
transoortation (e. a., bus turnouts, bicvcle racks)?
Discussion:
15.a. A focused traffic and parking analysis was prepared for this project by George Nickelson (1999), This
traffic and parking analysis, henceforth referred to as the traffic study, evaluated the traffic generated by
the proposed project, including the activities at the proposed gymnasium. The traffic study indicated
that the proposed project would not affect the traffic generated by the existing or expanded school or
church on the site. The level of traffic generated by the activities for the proposed gymnasium would
not cause a substantial increase in the existing traffic load or capacity of the street system in the vicinity
of the subject property.
IS.b. The traffic study indicated that the intersection of Tiburon Boulevard and Rock Hill Drive currently
operates at Level of Service (LOS) "An during the AivI and PM peak traffic hours. The traffic study
estimated the number of vehicle trips that would be generated by the proposed project, including
activities at the proposed gymnasium. The traffic study determined that the proposed project would not
cause the level of service for this intersection to drop below LOS "An
IS.c. The proposed project would not affect air traffic patterns.
IS.d. No sharp curves or other dangerous design features are proposed as part of the redesigned circulation
for the proposed project,
15.e. The proposed project would include the creation of a separate driveway exit onto Rock Hill Drive.
Both the new driveway and the modified existing entrance from Rock Hill Drive will proviae adequate
emergency access to the site. The reconfigured parking which would eliminate the existing tandem
parking arrangement would improve the abiliry of emergency vehicles to access all portions of the site.
15.f The traffic study indicated that the peak parking demand for the property would result in a need for
approximately 113 parking spaces on peak Sundays for church attendance. As 123 parking spaces are
proposed to be provided on the site, the proposed project would not result in inadequate parking
capacity
.
15.g. The proposed project would not conflict with adopted policies, plans or programs supporting alternative
transportation. There are no such requirements that would directly apply to the project itself, though
the Town ofTiburon encourages and supports alternative forms of transportation,
16. UTILITIES AND SERVICE SYSTEMS. Would the oroiect:
a) Exceed wastewater treatment requirements of the aoolicable I I X
[);ITI.~ STl.'DY1~I[TIG:\.TED NEGATIVE DECL-\.RATION
FlLE "1990S
4/2000
21
EY~IIBIT NO. 11
p. 2.l ~"2.3
Issues and Supporting Information Potentially L.:ss than L.;ss Than No Impact
Signific:mt Signific:mt Significant
Impact With Impact
Mitigation
Inco....orated
Regional Water Qualitv Control Board? I I I
b) Require or result in construction of new water or wastewater X
treatment facilities or expansion of existing facilities, the
construction of which could cause significant environmental effects?
.
c) Require or result in the construction of new storm water drainage X
facilities or expansion of existing facilities, the construction of which
could cause silU1ificant environmental effects?
d) Have sufficient water supplies available to serve the project from I X
existing entitlements and resources, or are new or expanded I
entitlements needed?
e) Result in a determination by the wastewater treatment provider X
which services or may serve the project determined that it has
adequate capacity to serve the project's projected demand in addition
to the provider's existing commitments?
f)) Be served by a landfill with sufficient permitted capacity to X
accommodate the proiect's solid waste disposal needs?
g) Comply with federal, state, and local statues and regulations X
related to solid waste?
Discussion:
16.a. The construction of a parish center and convent building, gymnasium, school addition and choir room
and youth center facility on the subject property would not exceed wastewater treatment requirements
of the Regional Water Quality Control Board,
16b The proposed project would not require or result in construction of new water or wastewater treatment
facilities or expansion of existing facilities, the construction of which could cause significant
environmental effects
16.c The proposed project would not require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which could cause significant
environmental effects.
16d Sufficient water supplies are available to serve the project from existing entitlements and resources, and
new or expanded entitlements are not needed.
rNITL-\L STtJDY,~IITIGATED :--JEGATTVE DECL.-\R.-\TlON
FILE #19908
4/2000
22
EXHIBIT NO.-=U
f. nor- l.-3
Issues and Supporting Information Potentially Less than Loss Than No Impact
Significant Significant Signific:mt
Im!>""t With Impact
Mitigation
Incornorat~
16.e. The proposed project would not result in a determination by the wastewater treatment provider which
would serve the project that it has adequate capacity to serve the project's projected demand in addition
to the provider's existing commitments,
16.f Refuse (including recyclable materials) from the proposed project would be collected by the !\Ifill
Valley Refuse Company and transferred to the Redwood Landfill located in Novato, which has a
remaining capacity of approximately 19.1 million cubic yards, This capacity is expected to be
sufficient, under current projections, for another 30 years, Thus, the proposed project's solid waSte
disposal needs would be accommodated,
16g. There are no unusual project circumstances or conditions that result in an expectation that the project
would not comply with federal, State, and local statutes and regulations related to solid waste.
17. .MAl'IDATORY FINDINGS OF SIGNIFICA1"lCE.
a) Does the project have the potential to degrade the quality of the X
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or endangered plant
or animal, or eliminate important examples ofthe major periods of
California historv or prehistorv?
b) Does the project have impacts that are individually limited, but X
cumulatively considerable? ("Cumulatively considerable" means
that the incremental effects of a project are considerable when
viewed in connection with the effects of the past projects, the effects
of other current proiects, and the effects of probable future proiects)? .
c) Does the project have environmental effects which will cause X
substantial adverse effects on human beings, either directly or
indirectlv?
Discussion:
17.a. The proposed project could not have the potential to degrade the quality of the environment, and
substantially reduce the habitat of wildlife species, as noted in the previous sections of this
environmental evaluation.
.
17.b. The proposed project could not have impacts that are individually limited, but cumulatively
considerable, as noted in the previous sections of this environmental evaluation.
17c The proposed project does not have the potential for environmental effects which will cause substantial
adverse effects on human beings, as noted in the previous sections of this environmental evaluation.
(:\ITI.-\L SL'l..:OY\lITfG:-\TED :-.JEG.-UIVE DECL.UATION
FILE ;J 19908
~J2000
23.-4 I
EXHIBIT NO.~
e. Z3 <..-,::2:
MITIGATION MONITORING PROGRAM
ST HILARY'S CHURCH EXPANSION
FILE # 19908
761 HILARY DRIVE
Aesthetics
Mitiszation Measure:
l.b.l. Prior to the issuance of grading or building permits for the buildings on the
subject property, the building design and landscaping ofthe property shall receive
Site Plan and Architectural Review approval pursuant to Section 4.02.00 of the
Tiburon Zoning Ordinance. At least 176 trees shall be planted in a landscaping
design so as to minimize and effectively mitigate any visual impacts on the
surrounding neighborhood.
Imolementation Procedure:
The Tiburon Design Review Board shall review the submitted landscaping plans to insure
that any visual impacts on the surrounding neighborhood are mitigated, The Building
Official shall not accept plans for building plan check nor issue building permits without
verification that the proposed building has received Site Plan and Architectural Review
approval by the Design Review Board,
Non-Compliance Sanction:
Building permits shall not be issued without proof of Site Plan and Architectural Review
approval; no fmal sign off if building and landscaping is not completed in compliance
with said approval; halt construction; fines.
Mitigation Measure:
l.c.1. Prior to the issuance of grading or building permits for the proposed
buildings on this property, the building design and landscaping of the structures
shall receive Site Plan and Architectural Review approval pursuant to Section
4.02.00 of the Tiburon Zoning Ordinance. The buildings and landscaping shall be
designed so as to minimize and effectively mitigate any visual impacts on the
surrounding neighborhood.
Imolementation Procedure:
The Tiburon Design Review Board shall review the submitted building and landscaping
plans to insure that visual impacts on surrounding residences are minimized and
effectively mitigated, The Building Official shall not accept plans for building plan
check nor issue building permits without verification that the proposed building has
received Site Plan and Architectural Review approval by the Design Review Board.
EXHIBIT NO. t.tj.
I f?, lOj<'
MITIGATION MONITORING PROGRAM
FILE #I99OS
412000
Non-Comoliance Sanction:
Building permits shall not be issued without proof of Site Plan and Architectural Review
approval; no final sign off if building and landscaping is not completed in compliance
with said approval; halt construction; fines,
Air Qualitv
Mititzation Measure:
3.b.I. The site shall be watered during construction to reduce the impacts of such
dust to- aeeeJttable levels.
Imolemcntation Procedure:
The Building Inspector shall observe the site during all inspections for evidence of
watering ar fugitive dust.
Nan-Camoliance Sanction:
Failure to comply with site watering requirements or observation of fugitive dust will
result in the issuanCe of correction notices, citations, a praject stop-work order, or other
available enforcement methods.
Geologv and Soils
Miti2ation Measure:
6.a.1. All improvements, including structures, fills, utilities and roads should be
designed to resist earthquake grottlldshaking. The latest seismic safety ltuilding alld
engineering teehlliqUes should be- employed ill the desigll of all structures Oil the site.
lmo1ementation Procedure:
Construction drawings submitted by applicant for building permit must show proposed
structural integrity reinforcements aceeptable to' the T awn Engineer and ather mechanical
and architectural reinforcements acceptable to the Building Official. Responsibility of
Building Official to' ensure plans contain this information and that structural integrity
reinforcements have been approved by the Town Engineer. Actual installation of
approved structural integrity measures and other mechanical and architectural
improvements shall be confirmed by the Building Official prior to final inspection and
sign off an the building and/or grading permit
Non-Compliance Sanction:
MITIGATION MONITORING PROGRAM
FILE # 1990S
EPITB!T NO.I-t.
2 f 1CJF~
41:'000
No issuance of building permit if structural integrity measures and mechanical and
architectural reinforcements are not shown on plans; no final sign off if these measures
and reinfU1 ""w~nts nut installed; halt c011>;11 <lCtion; fines.
Mitilzation Measure:
6.a.2. Structures should be designed to accommodate settlement. When this is not
acceptable-, it will be rteeeSSary to support improvements (structures, utilities, roads,
etc-.} 0It piers extending into firm materials below fill.
Implern<:ntation Procedure:
Construction drawings submitted by applicant for building permit must show proposed
structural integrity reinforcements aeeeptable to the Town Engineer and other mechanical
and architectural reinforcements acceptable to the Building Official. Responsibility of
Building Official to ensure plans contain this infurmation and that structural integrity
reinforcements have been approved by the Town Engineer. Actual installation of
approved structural integrity IDeasllTes and other mechanical and architectural
improvements shall be confirmed by the Building Official prior to final inspection and
sign off on the building and/or grading permit
Non-Compliance Sanction:
No issuance of building permit if structural integrity measures and mechanical and
architectural reinforcements are not shown on plans; no final sign off if these measures
and reinforcements not installed; halt construction; fines,
Mit~tion Measure:
6.a.3. Portions of landslides shall be removed and/or reconstructed as part of the
grading and coltstruetion of a proposed retaining wan at the northwest property
line. For landslide areas upslope of the proposed gymnasium, the Town Engineer
shan require that either the slopes be reronstrneted, eatenment strnetUre5
constructed to control slide debris, or the landslides left in place with ongoing
maintenanee performed for the laltdslides.
Implementation Procedure:
Construction drawings and grading plans submitted by applicant for building permit must
show proposed landslide repairs and/or reconstruction aeeeptable to the Town Engineer
and other reinforcements acceptable to the Building Official. Responsibility of Building
Official to ensure plans contain this information and that landslide improvements have
been approved by the Town Engineer. Actual landslide repair and/or reconstruction and
installation of other approved improvements shall be confirmed by the Building Official
prior to final inspection and sign off on the building and/or grading permit
MITIGATION MONITORING PROGRA.',!
FILE # I990S
H'}TJ:!IBIT NO.I~
J 9. '3f)Ff"
412000
.;!'
Non-Comoliance Sanction:
No issuance of building permit if landslide repairs and/or reconstruction and other
reinfurcements are not shown on plans; no final sign off if these measures and
reinfOlcea..e1l:ts not installed; halt coasuuction; fines,
Mititzation Measure:
6.a.4. The Town Engineer or Building Official shall review all other
recommendations made within the Geological and Geotechnical Investigation
completed by Treadwell & Rollo (1999), Pages 21-29, and determine which
recommendations shall be required fur eonstruction of improveDteltts 0It the sub-ject
property.
Implementation Procedure:
Construction drawings and grading plans submitted by applicant for building permit must
show proposed geological improvements acceptable to the Tiburon Town Engineer.
Responsibility of Building Official to ensure plans contain this information and that it has
been approved by the Town Engineer. Actual implementation of required geological
improvements shall be confirmed by the Building Official prior to final inspection and
sign off on the building and/or grading permit.
Non-Compliance Sanction:
No issuance of building permit ifrecommended geological improvements area not shown
on plans; no final sign off if required improvements not implemented; halt eonstruction;
fines.
Hydralol?vand Water Duality
Mitigation Measure:
S.!.I. Project design and construction activities will utilize Best Management
Praetiees ti described in the California Storm Water Best Manllgcmeltt Practice-
Handbook fur Construction Aetivity, March 19A}J.
Implementation Procedure:
BMP program to be approved by Town Engineer prior to issuance of building or grading
permits. Implementation ofBl\t1P program shall be by the contractor, under review of the
Town Engineer.
Non-Comvliance Sanction:
MITIGATION \<IONITORrNG PROGRAM
FTLE # 19908
4/2000
E1C..HIBIT No.I"fk- (
~. 4~~
4
Failure to comply with the approved construction BMP's will result in the issuance of
correetion notices, citations, a project stop-work order, or other available enfurcement
methods.
Noise
Mititzation Measure:
ll.a.l. A new three foot (3') high perimeter benning or masonry wall shall be
imtalled aloltg tlte Ito-rth property liIle.
Implementation Procedure:
The Tiburon Design Review Board shall review the submitted site and landscaping plans
to insure that the three foot (3') high perimeter berming or masonry wall is shown to be
installed along the north property line, The Building Official shall not accept plans for
building plan check nor issue building permits without verifIcation that the proposed wall
has received Site Plan and Architectural Review approval by the Design Review Board.
Non-ColIIDliance Sanction:
Building permits shall not be issued without proof of Site Plan and Architectural Review
approval; no final sign off if waH is not completed in compliance with said approval; halt
CUlbtruction; fines.
Mititzation Measure:
l1.a.2. No- eleresto-ry wiltOOws shall ~ imtalled for the gymltltSittm.
Implementation Procedure:
The Tiburon Design Review Board shall review the building floor plans and elevations
plans to insure that no clerestory windows shall be installed for the gymnasium. The
Building Official shall not accept plans for building plan check nor issue building permits
without verifIcation that the proposed building has received Site Plan and Architectural
Review approval by the Design Review Board.
Non-ColIIDliance Sanction:
Building permits shall not be issued without proof of Site Plan and Architectural Review
approval; no final sign off if building and landscaping is not completed in compliance
with said approval; halt construction; fines.
Mititzation Measure:
MITIGATION MONITORING PROGRAM
FILE # 19908
~yPTBIT NO. e4l1...--
5 f. ')C~&
41200(}
1l.a.3. The gymnasium ceiling shall be made of acoustical tile, or shall consist of 20
percent soft material or a hanging panel. AU interior gymnasium walls shall consist
of 3& percent soft materials or drapery.
IIlIDlementation Procedure:
The Building Official shall review the submitted building plans to insure that the
gymnasium eeiling shall be made of acoustical tile, or shall consist of 2(} pereent soft
material or a hanging panel, and that all interior gymnasium wa1ls shall consist of 30
percent soft materials or drapery, The Building Official shall not accept plans fur
building plan check nor issue building permits without verification that the proposed
building complies with this requirement.
Non-CoIlIDlianee Sanction:
Building permits shall not be issued without proof of compliance with this requirement;
no final sign off if building is not completed in complianee with said approval; halt
COllStr llCtion; fines.
Mitit?ation Measure:
1l.b.I. All construction activities shall comply with Tiburon building standards for
hours of ope-ration. Construction shall be limited to 7:00 a.m. to 5:00 p.m., Monday
through Friday, and 9:30 a.m. to 4:00 p.m. on Saturdays. Work shall not be
performed on Sundays or on holidays recognized by the-Town of Tibttron. ROlIn of
operation, maintenance, and servicing of heavy equipment shall be limited to 8:00
a.m. to 5:00 p.m., Monday through Friday.
Implementation Procedure:
Ensure contractor and any sub-contractors are aware of the Town's limited construction
hours, including those for use of heavy equipment. Building Inspector shall ensure that
these appear on the job card. Building Inspector and Police Department to enforce this
measure.
Non-Complianee Sanction:
Police Department and/or Building Inspector to issue citations and/or halt construction.
'P:yqrB!'!' NO.l1(.
~. locf ~
6
MlTIGA nON MONITORING PROGRAM
FILE # 1990S
412000
TOWN OF TIBURON
LAND DEVELOPMENT APPLICATION
RECEIVED
TOWN OF TIBlJRON
~ '1...;,,0
OCT 2 5 1999
TYPE OF APPLICATION
'f- Conditional Use Permit
o Precise Development Plan
o Conceptual Master Plan
o RezoninglPrezoning
o Zoning Text Amendment
o General Plan Amendment
o Design Review (Majorl
o Design Review (Minor)
o Variance
o Sign Permit
o Tree Permit
o Underground Waiver
o Ten;.tive SUbdIVisiOOlEWlflTMJ;j1i.g~MENT
o Final SubdivisiJ;QMMUNlTY 0
o Parcel Map
o Lot Una Adjustment
o Certificate of Compliance
o Other
APPLICANT REQUIRED INFORMATION
SITE ADDRESS: '1(..1 IIILARY Dft\\Jr-:.
PARCEL NUMBER: 3T-:l.,~-1l ~13 ,~)-^^I-OG.
PROPERTY SIZE:
ZONING:
') . 'l'1 Ac-u.s
RO-I
OWNER OF PROPERTY: Rnl"'\ A J...I C""..ATllnU..-.: AIll:J.IOIDr.:.t:"'i=' ~ FA.. ::JAiI"\.e.s 'A~I.-.Jo
MAILING ADDRESS: 7{./ I-J1l AR'f 0",1\1..
CITY/STATE/ZIP: '11B\J~N c..A 'l'i'lAO
PHONE NUMBER: 'i3.S"-I/J.i FAX "i3,,-16b..
APPLICANT: (Other than Property Owner) TOM. tJ, /\,.\i!:,.lToN
MAILING ADDRESS: '11" ="tJN LAM'"
CITY/STATE/ZIP: "-!DVATo . c.A '/Ljq<j'1
PHONE NUMBER: 89,,-0'U,),: FAX 816-0'1C,':'l
ARCIIITECTIDESIGNER/ENGINEER: CAs;; AJ>r u nll:c.....<;
MAILING ADDRESS: 103'\ PoLl"- .<;TI>. P..I<:T
CITY/STATE/ZIP: SAN FRA"Ir' t<;r.o C-A
PHONE NUMBER: _,'\1- ,'leD '
'I'i 10'1
FAX _, '1- :\9D'1
Please indicate with an asterisk (*) persons /0 whom correspondence should be sent.
BRIEF DESCRIPTION OF PROPOSED PROJECT (attach separate sheet If needed):
SIi.I!.. PIt",:r!!.rT Dll.."Sc,rUP7,'o,,1
I, the undersigned owner (or authorized agent) of the property herein described, hereby make application for
approval of the plans submilted and made a part of this application in accordance with the provisions of the Town
Ordinances. and I hereby certify that the information given is true and correct to the best of my knowledge and
belief. '
.'
I understand that the requested approval is for my benefit (or that of my principal). Therefore, if the Town
grants the approval, with or without conditions, and that action is challenged by a third party. I will be
responsible for defen~ing against this challenge. I therefore agree to accept this responsibility for defense at the
request or the Town and also agree [0 defend, indemnify and hold the Town harmless from any costs, claims or
liabilities arising from the approval, including, without limitation, any award of attorneys fees that might result
from the third party challenge.
Signature:~
(If other tl owner. must have leuer rom owner)
~
Date:
cP /:J.J/ ~ ;;
DO NOT VtlRrrEBELOWTHIS LINE
DEPARTMENTAL PROCESSING INFORMATION
Fee Deposit: ~3(P3'O=-
I
Receipt #.:J~()7~1
BylJf-
Application No.: Iqq~
Date Received:~"L~~Received By:
Date Deemed Complete: - -La.. e{)
Acting Body:
pcJ
Conditions of Approval or Cc.mmonts:
Action:
Resolution or Ordinance #:
EXHIBIT"NO~
p, l of l..l
..,.
ENVIRONMENTAL DATA SUBMISSION FORM
I. Owner:
St, Hilary Church
761 Hilary Drive
Tiburon, CA 94920
Telephone: 435-1122
Fax: 435-1862
RECEiVED
TOWN OF TlBURON
OCT 25 1999
A. PROJECT INFOR.'\tfATION
DEPARTMENT OF
COMMUNfTYDEVELOPMENT
2. Applicant and Person Preparing this Submission:
Tom W. Newton
Planning Advisory Corporation
715 Sun Lane
Novato, CA 94947
Telephone 898-0962
Fax: 898-0963
3. Project Number:
4. Assessor's Parcel Numbers: 55-253-11 & 18,55-221-06
5 Type of Approval: Conditional Use Permit
6. Location of Project: East end of Hilary Drive off Rock Hill Road
7. Size of Subject Property: 7.27 acres
8. Present Use of Site and Structures: The site is the home of a Catholic parish and is
developed with a church, rectory, convent, and an elementary school. For further
particulars, please refer to the Project Description submitted with the Conditional Use
Permit Application.
9. Existing Zoning, General Plan Designation, Etc,: The property is zoned RO-I, with a
General Plan designation of Medium Low Density Residential. The parish is operating
under an existing use permit first granted by the County of Marin on November 10, 1952.
Subsequent use permits have been granted since that time to allow the various uses that
currently are in operation on the site.
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EXHIBIT NO. g [j
p. 2- or- 2.(
10. General Description of Project: The intent of the St. Hilary Project is to construct a parish
center to consolidate meeting space for the various parish functions and the parish offices
as well as house the parish convent and to construct a school gymnasium at the site of the
existing convent building. Please refer to the Project Description submitted with the
Conditional Use Permit Application for details of the Project, Also submitted with the
Conditional Use Permit Application are all plan drawings for the site plan, landscaping,
traffic circulation and parking and hydrology improvements. The amount of area covered
by structures is
II. Other Agencies and Town Departments Which Require Approvals Are: Architectural
Design Review and Building Permits.
12. Location Map: The property abuts Rock Hill Road on the west and Hilary Drive on the
east. Both streets are shown on the Conditional Use Permit Site Plan.
B. ENY1RONN~NTALSETTING
I. Topography: St. Hilary's facilities are located on a graded plateau. Level site asphalt
areas are shared and used for recreational playgrounds, vehicular circulation and parking.
Hilary Drive extension located on the parish property is a turf open space area. which is
used for recreation and educational instruction. Uphill or north of the Hilary Drive
extension is a grassland slope of trees and rock boulders That slope is approximately I to
I on average. Behind the school, church and convent buildings, a hillside slope extends up
to the parish property line with average slopes ranging from 2 to I to virtually level along
the property line.
2. Geology: Please refer to the Geotechnical Report prepared by Frank Rollo, Jr
3. Air Quality: There are no air pollutants or odors being generated by the proposed project.
4. Hydrology: All on-site drainage and up-slope off-site drainage is being collected and
placed into a closed system discharging into the city's downstream storm drain system.
Construction of buildings over presently paved areas will have no affect on the amount of
runoff. The flow at Tiburon Boulevard will be increased from 20.8 cubic feet per second
to 21. I cubic feet per second. That increase in insignificant Please refer to the Hydrologic
Analysis by Oberkamper & Associates, Civil Engineers..
5. Water Quality: Percolation rate is unknown as well as depth of ground water is unknown.
There are no wells being proposed with the St. Hilary project as all of the area is served by
domestic water supplied by IYIMWD. The quality of surface water runoff will not be
lessened by the St. Hilary project inasmuch as no new or increased parking demand is part
of the project.
2
EXHIBIT NO. .jJ [ ~
p,~or-2..l
6. Biology: Identification of all trees by type is shown on the Landscape Plan prepared by
Smith & Smith, Landscape Architects. There are no known habitats of endangered fauna.
7. Noise: Please refer to the Acoustical Analysis prepared by Lumina Technologies,
8. Visual/Scenic Resources: The St. Hilary Parish site is not a scenic resource identified in
the Tiburon General Plan, Potential sun glare from the gymnasium windows will be
mitigated by the proposed window light baffles along the building's southern exposure.
Due to the north up-slope of the property, no sun shadows will be cast on adjacent
properties.
9. Grading: The St. Hilary project proposes a balanced cut and fill for the proposed
improvements. Please refer to the Preliminary Grading and Drainage Plan prepared by
Lee Oberkamper, Civil Engineer.
10. Archaeological/Cultural Resources: This is not an area of archaeological sensitivity, and
there are no known archaeological sites within 300 yards. The St. Hilary Parish site as
well as the surrounding area are all developed sites and, therefore, an archaeological
reconnaissance was not undertaken.
11. Population and Housing CharacteristicS: The surrounding area is developed with single-
family detached homes.
12. Circulation: Please refer to the Traffic Analysis prepared by George Nickelson, Traffic
. Engineer.
13. Public Service and Utilities: All public services and infrastructure currently serve the
existing site development. No uses are being proposed which would require additional
servlces.
14. Health and Safety:
a) There are no flammable or explosive materials to be located on the site as a result of
this project,
b) There are no high fire hazards such as stored flammables or brush piles located either
on or near the St. Hilary Parish.
c) There are no proposed use storage or production of hazardous materials in the S t.
Hilary proposal.
d) All waste products will be disposed of through existing sanitary sewer service and trash
collection services.
e) There are no potential hazardous emission sources in the proposed project.
,
J
RYB:IBIT NO. ~ L3
~. '-l OF 2 (
C. INfPACTS
Potential impacts as a result of the proposed project are:
I. Traffic circulation along Hilary Drive and parking in the vicinity of the proposed new
gymnasIum.
2. Noise emanating from the proposed new gymnasium.
3. Light glare from windows in the proposed new gym and the parish center.
4. Increased storm water runoff from the proposed new parish center.
D. MITIGATION MEASURES AND ALTERNATIVES
I. lVlitigation measures that have been incorporated into the project design are:
a) A new driveway at Rock Hill Road west of the proposed new gymnasium will provide
a one-way ingress and egress circulation system to serve activities at the gymnasium.
This circulation system will eliminate the need for visitors to the gymnasium to utilize
Hilary Drive, thereby lessening potential impacts of increased vehicular trips on Hilary
Drive. The addition of parking facilities directly adjacent to the gymnasium will
eliminate the need for parking in areas which may conflict with other uses on the parish
site.
b) An acoustical analysis of the proposed new gymnasium has concluded that the noise
level at the closest residential units will not exceed 59 CNEL. The standard contained
in the Tiburon General Plan is nO more than 60 CNEL. Therefore, the proposed
gymnasium as currently designed meets the Tiburon noise level standards
Additionally, the acoustical analysis states that if inoperable windows were installed,
the CNEL would not exceed 57. The current proposal provides for inoperable
windows along the south side of the gymnasium Therefore, the noise level at the
closest residential units on the south side of the gymnasium will not exceed 57 CNEL.
c) Light glare baffles are proposed to be installed on the gymnasium windows along the
south side. The baffles will reduce any sunlight glare and internal light glare which may
impose on the residents along Hilary Drive. Regarding the parish center, the portion of
the building which is oriented toward the Hilary Drive residence is the convent, which
is a residential use. The number of windows on that side of the building has been
minimized and, as a residential use, will be compatible with the adjacent residential
uses.
d) Roof water and additional hard surface runoff from the new parish center will be
contained on site and directed into a closed storm drain system which discharges into
the town's storm drain system. Additionally, existing runoff from uphill properties
currently passing through the S t. Hilary site will be intercepted and directed into a
4
EXEITBIT NO.~
e, 5DF Ll
closed system discharging into the town's storm drain system, Therefore, an overall
improvement to the existing storm water runoff will be realized.
2. Alternatives: The only alternative to the proposed project appears to be no project at all.
With no project, there would be no potential impacts.
E, CERTIFICATION
1. I hereby certifY that the statements furnished above and in the attached exhibits present the
d'ata arid information required for this initial evaluation to the best of my ability and that
the facts, statements and information presented are true and correct to the best of my
knowledge and belief
Date /0 /7-. 5" i 44
, I
l~~~ L' "L"
Signed
t .....-..:
5
EymB!T NO. #'L3
p. (o~21
ST. HILARY CONDITIONAL USE PERl."llT
PROJECT DESCRIPTION
1/25/00
RECEIVED
JAN 2 5 2000
Introduction:
PLANNING DEPARTMENT
TOWN OF TIBURON
This proposed use permit for the 81. Hilary's Church campus located at 761 Hilary Drive is to
allow removal of the existing convent structure and portable school classrooms and to allow the
construction of a new parish center and convent building, a gymnasium, additional permanent
classrooms, a choir room and youth center and certain site work to improve circulation, parking,
drainage, hardscape and landscaping.
The project property contains 316,50 I sq, ft. ofland (7.27 acres) and is currently developed with
several buildings from the 1950's and 60's. They are:
. A single-story 6,800 sq. ft, church with mezzanine,
. A single-story 4,396 sq.ft. rectory(including 3 car garage below).
. A two-story 6,900 sq. ft. convent.
. A single-story 17,196 sq. ft, elementary school with 8 classrooms, daycare, library,
administrative offices and meeting facilities.
. Two relocatable classrooms containing 1,920 sq. ft..
Proposed new facilities are:
. A two-story 9,954 sq.ft. parish center and convent with a 564 sq.ft. 2 car garage below.
. A 9,700 sq. ft. gymnasium,
. A single-story 7,000 sq. ft. school classrooms addition.
. A single-story 2,600 sq. ft, choir room and youth center facility.
Buildings:
The proposed new facilities are described as follows:
Parish Center and Convent Facilities
As proposed, the two-story parish center features a parish meeting hall and kitchen on the upper
level with parish offices and convent on the lower level. The upper level floor area is 5,792 sq.ft.
while the lower level contains 1,957 sq.ft, of office space and 2,205 sq.ft.ofconvent space. The
upper level meeting hall is divisible into three smaller meeting rooms and is accessible directly
from the parking area outside the upper level. The convent on the lower level consists of living,
dining and kitchen spaces, a chapel and library, and three bedrooms with full baths. The attached
garage is located below the convent with direct access from Hilary Drive.
EXEDBIT NO. 5'" /3
P. 70FLl
Several site locations were considered for placement of this structure, The proposed location was
deemed most appropriate because of geotechnical constraints, bay views, user access and facility
function. Because the convent is a residential use, it has been located closest to the Hilary Drive
residential neighborhood. The parish center assembly spaces are located and have views away
from the residences along Hilary Drive. The fonn/shape of the building is based on the natural
site contours which will minimize disturbance of the natural slope and soils conditions.
Appropriate landscaping will be provided to complement the structure as it meets with the site
contours. Parking is provided at each level, and vertical circulation is provided by means of
exterior stairs and an elevator.
Proposed exterior materials are decorative masonry units in light, warm earth tones and painted
aluminum window and storefront frames with tinted glazing. The flat roof structure will have a
decorative gravel finish over a built-up roofing assembly.
Gymnasium
The existing convent will be removed in order to position the single-story 9,700'sq. ft, gymnasium
in the proposed location, This placement was selected to prevent intrusion to the residences
along Hilary Drive that have a significantly lower finished floor elevation than the gymnasium as
well as to keep the structure a respectful distance away from Rock Hill Drive.
The gym will provide 112 seats for both spectators and team ensembles. The 8,633 sq. ft. floor
contains a single basketball court, which can be used perpendicular for two practice courts. Rest
rooms and storage support spaces are also provided. In addition to use of the gymnasium by the
St. Hilary School students, Catholic Youth Organization (CYO) team games will be held during
the basketball season from November through March. The games are normally held on Saturdays
from 8:00 AM to 6:00 PM. Some games will be held on Sunday afternoons from 12 noon to 6:00
PM, All CYO teams are composed of third through eighth grade students, Normal attendance at
these games consists of families and friends of the two teams,
The gym will also be used for CYO Volleyball in September and October. During that time, there
will be two teams practicing on weekdays l\vice a week from 3:30 PM to 6:30 PM. Games are
played on Saturdays from 10:00 Ai\il to 4:00 PM,
The finished roof is held to the 30-ft, height limitation, allowing 5 feet for the structural framing
system and 25 feet between the gym floor and the underside of the structure, The height of the
existing convent at this location is very close to this 30-ft, height limitation.
Clerestory aluminum windows are provided along the Southeast, Southwest and Northwest sides
for day lighting and ventilation. In consideration of noise intrusion to the adjacent residences,
operable windows are only located on the Southeast and Northwest sides. Light baflles are
provided outside all clerestory windows to prevent solar glare to the interior and the limited
potential for interior light infringement on the neighbors during early evening hours
2
EyqIBIT NO. IF 13
p. 8"01-2 l
Other proposed exterior materials are decorative masonry units in light, warm earth tones and a
flat roof structure with a decorative gravel finish over a built-up roofing assembly.
Existing heavy vegetation along the property line between the gymnasium and Hilary Drive
residences substantially screens the structure from the neighborhood and is a significant factor in
reducing light interference, This will be supplemented with additional landscaping/trees along the
Southwest side of the new facility.
School Classrooms
The single-story school addition contains 5 classrooms and auxiliary spaces within 7,000 sq. ft.
One classroom will be used as a kindergarten and daycare facility. The addition will be located
between the existing school facility and the new gymnasium, providing continuity among the
school functions. The element connecting the new and existing classrooms will serve as a new
point of entry for the schooL
The existing relocatable classrooms will be relocated to construct the additional classrooms. They
will be sited between the existing church and school buildings temporarily until the choir room
and youth center are constructed.
The new building form, height and style will blend with the existing school while updating the
architectural character of the campus, Exterior materials are Portland cement plaster painted to
match the existing facilities and aluminum framed windows.
Additional landscaping will soften the edge between the parking lot and the entire school while
providing solar protection and shade for the students.
Choir Room and Youth Center
Although not a part of the church's current capital campaign and fund raising efforts, ultimately
the relocatable classrooms will be removed from the site and a new single-story 2,600 sq. ft. choir
room and youth center facility will be constructed between the church and school buildings.
Site Improvements:
Traffic Circulation
The Use Permit Site Plan proposes a new driveway at Rock Hill Drive just west of the gymnasium
parking area. The purpose of this new driveway is to provide improved circulation for
gymnasium activities so that visitors may enter from Rock Hill into the area adjacent to the
gymnasium and exit onto Rock Hill at the new driveway. This will eliminate the need to use
Hilary Drive to gain access to the gymnasium during activities. For further particulars, please
refer to the Focused Traffic and Parking Analysis prepared by George W. Nickelson, Traffic
Engineer.
3
'H:J('-IIBIT NO.
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of-2 (
Parking
Peak parking demand for St, Hilary Parish is 113 and occurs on Sunday morning during church
services. The proposed site plan provides for 123 open parking spaces and 5 garage spaces which
exceeds the peak demand. For further particulars, please refer to the Focused Traffic and Parking
Analysis prepared by George W. Nickelson, P.E., Traffic Engineer dated January 25,2000.
Landscaping
Currently, the planted and irrigated landscaping consists of shrubs, ground covers, perennials, and
trees that are limited to perimeter planters by the school, convent and church buildings, Turf
areas are located at the rectory and playground at the Hilary Drive entry. All existing hillside
slopes consist of unirrigated grasses, ground covers and trees.
The proposed landscape plan retains the unirrigated hillside grassland landscape that is seasonally
maintained. Additionally, irrigated ornamental landscape areas shall be planted around the Parish
Center at Rock Hill and Hilary Drive entries as well as by the ParkinglRecreational open space
perimeters.
Landscape planning concepts include the preservation of the existing hillside evergreen tree
screens. These tree screens filter off-site downhill views to the existing parish facilities from the
northeastern property edge. Through the tree clusters and turf overlook areas at the Parish
Center, views continue to feature the expansive Bay horizon, A building perimeter landscaped
sidewalk system Iinks all adjacent activities, paths and courtyards accessing open space and
recreation oriented areas. Deciduous shade trees along curbs separate walkways from parking
areas and turf overlooks, These trees shall cool the classrooms, provide area comfort, create
friendly walking environments and properly scale the community of buildings around the paved
open spaces of ParkinglRecreation,
On the upper plateau's western edge at the ParkinglRecreation area, appropriately planted
deciduous and evergreen trees help reinforce existing downhillluphill tree screens and separates
the site from downhill residences. A low vine-covered fence shall continue to aesthetically secure
the Parking !Recreation open space "hardscape" environment.
Of the 59 existing trees, 22 are proposed for removal to make way for the proposed site
improvements. Many of those 22 trees are horticulturally distressed, multi-stemmed and
disfigured. The loss of 22 trees will be offset by the placement of 176 new trees throughout the
site resulting in a net increase of 154 new trees,
The Parish Center's slope landscape design will encourage open space access and will create a
visual landscape aesthetically rich in composition with horticulturally interesting canopy trees and
spreading ground covers.
To announce entry into the facility, Rock Hill and Hilary Drive will also be designed and planted
around entry monuments.
4
EYLIIBITNO. $l3
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Hydrology
All on-site drainage and off-site up-slope drainage is being coUected and placed into a closed
system which discharges into the Town's down stream storm drain system. Please refer to the
Hydrologic Analysis prepared by Oberkarnper & Associates, Civil Engineers,
5
E2C~IIBI'!' NO. ~ 1:7
r < II of L. {
..
Saillt HilaJ:Y Clntreh
761 HI~RY DRIVE. TIBURON. CAUFORNrA 94920. PHONE 415/435.1122. FAX 415/435.1862
October 19, 1999
RECEiVED
TOWN OF TISURON
OCT 2 5 1999
Mr, Scott Anderson, Planning Director
Town of Tiburon
1505 Tiburon Blvd,
Tiburon, CA 94920
DEPARTME1\fr OF
COMMUNITY DEVELOPMENT
Re: Use of Space at St. Hilary Parish
Dear NIr. Anderson:
To aid the Town's review of our Conditional Use Permit, I thought it would be helpful if
I provided you with this overview of St. Hilary Parish operations and our need to
undertake the requested site improvements.
Roman Catholic parishes are owned and operated by the Archdiocese of San Francisco
under the auspices of the Roman Catholic Archbishop, a Corporate Sole. Throughout the
. Archdiocese, parishes generally operate under the same philosophy. Vihile there is often
cross-parish co-operation and sharing, they are mostly self-contained with regard to
activities and with regard to finances. Due to the breadth of services and programs that
are inherent to most parishes, facilities are rarely rented to outside enterprises. I do not
foresee any change in that philosophy here at St. Hilary.
St. Hilary has operated as a local religious entity since 1888. In 1951, St. Hilary became
a parish and has been at its present site since 1954 when the new church building opened,
As a senior resident of this neighborhood, the parish has operated in good faith at the
service of its own parishioners who live in Tiburon, Belvedere, and Strawberry, Since
1963, St. Hilary has also served its parishioners and the local community by operating an
elementary school, kindergarten through 8th grade.
Over the years, like any other institution, the parish has had busy and slow periods
depending upon the local demographics. Currently, our parish consists of over 800-
registered parish families and/or individuals. Our school has an enrollment of277
students.
Space issues have always been a problem at St. Hilary. Further, with the obvious
changes that have taken place in education and given the need for much more space in all
of our schools, public and private, space issues have become even more crucial at the
parish. The constant sharing of our only multi-purpose space for parish and school
STRAWBERRY
BELVEDERE
EY8IBITNO. ~ 13
p, tz... or-: z t
TlBURON
programs and activities has, over the years, made parish life difficult at best, The need
for a new parish center is necessary to ensure that our school has enough space to meet
the current demands of educational programs and to ensure that our parishioners have the
necessary space to meet the demands of all of our current parish programs. Accordingly,
most of what will take place in the new parish center are gatherings, meetings and
programs that already happen at the parish. What will be eliminated is the constant
"break down and putting back up" of the few available spaces in our school that need to
be made committed educational areas for our children.
St. Hilary is committed to the principles of Catholic education which encompasses the
whole of human life - spiritual, intellectual, aesthetic, cultural and psychological
including physical and social development. Building a gymnasium is a direct response to
. our parents and youth who are desperate for both outdoor and indoor areas for youth
activities. The gymnasium will complete our mission to the youth in our school and
parish by providing an area that will meet their needs both physically and spiritually.
Further, most of the parish offices are currently housed in the parish rectory. The rectory
was not originally designed to accommodate the needs and demands of contemporary
parish life. Parish staff is in need of office space that takes into account privacy and
provides a meeting area other than the priests' living quarters. The priests of the parish
are in need of living space that also affords privacy, which is not the case given the
offices located within the rectory. The parish center will somewhat relieve the present
crowded situation, .
Our parish operates seven days a week, usually from early morning until 9:00 p.m to 10
p.m. almost every day, twelve months a year. It has done so for decades, \Vhile the
parish certainly has an impact on the local neighborhood, we beiieve that impact is a
positive one.
St. Hilary Church has been a part of the fabric of the peninsula for over one hundred
years as demonstrated by our collaboration with the local community to ensure that
Old St. Hilary become the foundation of the Belvedere-Tiburon Landmarks Society.
St, Hilary has always striven to be a good neighbor, The local community has grown and
changed to meet the challenges of the times; our parish community must do the same.
Our proposal will upgrade the parish facilities from where they began in the early 1950's
and will provide us with improved function space to continue what has already been
going on in our parish community for decades. We believe that our local neighborhood
and the TiburonlBelvedere community overall will clearly benefit from facilities that
make our parish a vital entity for the next century.
Sincerely,
~l:::: ~
Pastor
EYT-IIBIT NO.~~
p, (:, Or Z I
January 17,2000
RECEIVl
St Hilarv Church
Additional information re1!ardin1! use of facilities
JAN 2 5 2000
PLANNING DEPARTME,
TOWN OF TIBURON
Regarding item #7, the use of our parking lot by members of Community
Congregational Church and/or other entities, I have stated in the past that we
will continue to be open and willing, when it is feasible, to allow parking on
our property when such parking does not infringe with our own use.
However, such use can only happen by permission for each occasion. Our
own regular schedule of events will not allow for an on-going open use
agreement.
It has always been our hope and desire to be a help to the neighborhood in
alleviating some of the parking concerns with regard to our neighbor Church
on Rock Hill Dive,
Respectfully yours,
tP,
Reverend James"T. Tarantino
Pastor, St. Hilary Church
EXHIBIT NO. '[3
p, /4. of2..(
~.itect~
~~S
January 17,2000
RECEIVED
JAN 2 5 71100
Mr. Daniel Watrous, Senior Planner
Planning Department
Town of Tiburon
1505 Tiburon Boulevard
Tiburon, California 94920
FLANNING DEPAfi'iMENT
TOWN OF TIBURON
_____.__.__..........:1
Re: Conditional Use Permit No. 19908 for expansion ofSt. Hilary's Church located at 761 Hilary
Drive
:J
Dear Mr. Watrous:
The following information is provided in response to your initial review of the application, Specifically,
we are responding to Item Nos. 4 and 5.
Item :"10, 4 - A detailed phasing plan for the project needs .to be included within the project description.
At this time it is the intention of the parish to develop and construct the new facilities consisting of the
parish center and convent, gymnasium, and classrooms in a single phase. Currendy it is anticipated that
consttuction will begin in the first quarter of2001 and will be completed in approximately t2 months,
Wark will include the site improvements indicated on the master plan drawings.
Funds for consttuction of the new choir room and youth center are not a part of the current capital
campaign and fund raising efforts, A schedule for development of the choir room and youth center has not
been detennined as this would be a future phase,
Item :"10.5 - An analysis of other alternative building sites and why these locations were rejected needs to
be included in the project description,
During the site planning process, CASE Architects evaluated four schemes for locating the new facilities,
A site plan drawing for each of these schemes is attached,
Scheme 1
In this scheme the existing convent remains, two additional portable classrooms are installed, a new
gymnasium is located in the North comer of the property, and the parish center is sited in the proposed
master plan location.
o It was determined that the location of the gJm1Il"Sium in this scheme would significandy impact the
neighbors and Rock Hill Drive.
o The programmed relocatable classrooms were too temporary looking and did not fit into the site
planning well.
o The suggested shape and form of the parish center is not compatible with the natural site contours,
Scheme 2
In this scheme, the existing convent is demolished and a new convent is located in the Southwest comer of
the site, two additional portable classrooms are instaned, a new gJm1Il"Sium is located in the vicinity of the
existing convent. and the parish center is sited in the proposed master plan location.
EXHIBIT NO. 913
UJ. I)- OF 2 ( 1033 POLK sr
San Francisco, CA 94109
ph: 415.351.3900
fax: 4L5.35t.390':
lVlr. Daniel Watrous
January 17, 2000
Page 2
.
The location of the gymnasium in this scheme has less of an impact on the co=unity.
The progra=ed relocatable classrooms were too temporary looking and did not fit into the site
planning well.
The suggested shape and form of the parish center is not companble with the natural site contours.
The new convent location has an impact on some of the neighbors' bay views.
.
.
.
Scheme 3
In this scheme, the existing convent is demolished and a new convent is located in the Southwest corner of
the site, the existing portable classrooms are replaced with a permanent structure consisting of six
classrooms, a new gymnasium is located in the vicinity of the existing convent, and the parish center is
sited between the existing church and school facilities, The new gymnasium and classrooms are attached to
the existing school, creating a single eclucational unit
.
The location of the gymnasium has less of an impact on the co=unity.
The location afme parish center has significant safety implications because of unstable soil conditions.
The project geotechnical engineer has recommended that there should be no new building in the area
adjacent to and behind the existing church. Excavation into the slope in that area could adversely
impact the site and off-site improvements.
The location of the parish center is not conducive with its function as it is removed from the center of
the campus and parking is not readily accessible.
The new convent location has an impact on some of the neighbors' bay views.
.
.
.
Scheme 4
In this scheme, the existing convent is demolished and a new convent is located in the Southwest corner of
the site, the existing portable classrooms are replaced with a permanent structure consisting of six
classrooms, a new gymnasiwn is located in the vicinity afthe existing convent, and the parish center is
sited in the proposed master plan location. The new gymnasium and classrooms are attached to the existing
school, creating a single educational unit.
.
The new convent location has an impact on some of the neighbors' bay views.
The siting of the parish center is nearly dead center in the middle of the property, just about equal
distance from all surrounding residences,
The suggested shape and form of the parish center appears large and does not take the hillside slope
and contours into account.
.
.
The revised scheme submitted is close to Scheme 4. However, it is more articulated to work within the
height restrictions and existing hill contours. In addition, this scbeme includes the new convent within the
parish center strUcmre. removing it from the adjacent residences.
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ST. HILARY CONDITIONAL USE PERMIT
PROJECT DESCRIPTION
6/15/00
RECEIVED
JUN 1 9 2000
Introduction:
PLANNING DEPARTMEN
TOWN OF TIBURON
This proposed use permit for the St, Hilary's Church campus located at 761 Hilary Drive is to
allow removal of the existing convent structure and portable school classrooms and to allow the
construction of a new parish center, convent building, a gymnasium, additional permanent
classrooms, a new rectory and certain site work to improve circulation, parking, drainage,
hardscape and landscaping.
The project property contains 316,501 sq, ft. ofland (7,27 acres) and is currently developed with
several buildings from the 1950's and 60's, They are:
. A single-story 6,800 sq, ft, church
. A I Y:z story 4,396 sq, ft. rectory (including 3 car garage below),
. A two-story 6,900 sq. ft, convent
. A single-story 17,196 sq, ft, elementary school with 8 classrooms, daycare, library,
administrative offices and meeting facilities
. Two relocatable classrooms containing 1,920 sq. ft.
Proposed new facilities are:
. A single-story 4,700 sq. ft, parish center.
. An 8,300 sq, ft. gymnasium.
. A single-story 9,000 sq, ft, school classrooms addition.
. A single-story 2,900 sq. ft. convent residence including a 575 sq, ft, garage.
· A single-story 3,075 sq. ft, rectory residence including a 575 sq, ft, garage,
Buildings:
The proposed facilities are described as follows:
Parish Center
As proposed, the single-story parish center features a parish meeting hall with a stage, kitchen and
restrooms, The building is located between the existing church and elementary school. Total new
floor area is 4,700 square feet,
Convent
The proposed convent is a single-story single family home with 3 bedrooms 3 Y:z baths and a two-
car garage with direct access from Hilary Drive, Because the convent is a residential use, it has
been located closest to the Hilary Drive residential neighborhood.
I
EXHIBIT NO,-E-
f. loPf.3
Parish Offices
The existing rectory will be converted to accommodate the parish offices, The conversion will
consist of some interior remodeling following completion of the new rectory.
Rectory
A new 3,075 sq, ft, rectory will be located directly across from the existing rectory. As proposed
it is a single-story 2 bedroom 3 bath single-fami1y home with a two-car garage below.
Gymnasium
The existing convent will be removed in order to position the single-story 9,700 sq. ft. gymnasium
in the proposed location between the existing school and the new school classrooms. This
placement was selected to minimize intrusion to the residences along Hilary Drive and to
maximize structure's distance from Rock Hill Drive,
The gym will provide 112 seats for both spectators and team ensembles, The 8,300 sq. ft. floor
contains a single basketball court, which can be used perpendicular for two practice courts.
Restroom and storage support spaces are also provided, In addition to use of the gymnasium by
the St. Hilary School students, Catholic Youth Organization (CYO) team games will be held
during the basketball season from November through March. The games are normally held on
Saturdays from 8:00 AM to 6:00 PM. Some games will be held on Sunday afternoons from 12
noon to 6:00 PM. Basketball practices will occur in the gym on weekdays between 3:30 PM
and 8:00 PM. All CYO teams are composed of third through eighth grade students. Normal
attendance at the games is composed offamily members and friends of the two teams.
The gym will also be used for CYO Volleyball in September and October. During that time, there
will be two teams practicing on weekdays twice a week from 3:30 PM to 6:30 PM, Games are
played on Saturdays from 10:00 AM to 4:00 PM. No other regular uses of the gym are
anticipated,
The finished roof ridge is held to the 30-ft. height limitation, The roof then slopes down to a 14-
foot height at the eave line. The height of the existing convent at this location is very close to the
Town's 30-ft. height limitation.
Clerestory aluminum windows are provided along the northeast and northwest sides for day
lighting and ventilation. In consideration of noise intrusion to the adjacent residences, operable
windows are only located on the Southeast and Northwest sides.
Other proposed exterior materials are wood and exterior plaster and a sloped roof structure with
asphalt shingles.
Existing heavy vegetation along the property line between the gymnasium and Hilary Drive
residences substantially screens the structure from the neighborhood and is a significant factor in
2
EXHIBIT NO. I t.f
p. 2oFf/3
4r
reducing light interference. This will be supplemented with additionallandscapingltrees along the
Southwest side of the new facility.
School Classrooms
The single-story school addition contains 5 classrooms and auxiliary spaces within 9,000 sq. ft.
One classroom will be used as a kindergarten and daycare facility. The addition will be located
adjacent to the northwest side ofthe new gymnasium off the Rock Hill Drive end of the property.
The new building form, height and style will blend with the existing school while updating the
architectural character of the campus. Exterior materials are Portland cement plaster painted to
blend with the existing facilities and aluminum framed windows.
Additional landscaping will soften the edge between the parking lot and the entire school while
providing solar protection and shade for the students.
Site Improvements:
Traffic Circulation
The Use Permit Site Plan proposes a new driveway at Rock Hill Drive just north of the new
classrooms addition and adjacent parking area. The purpose of this new driveway is to provide
improved circulation for gymnasium activities so that visitors may enter from Rock Hill into the
parking area and then exit onto Rock Hill at the new driveway. This will eliminate the need to use
Hilary Drive to gain access to the gymnasium during activities. For further particulars, please
refer to the Focused Traffic and Parking Analysis prepared by George W. Nickelson, Traffic
Engineer.
Parking
Peak parking demand for St. Hilary Parish is Il3 and occurs on Sunday morning during church
services. The proposed site plan provides for 124 open parking spaces and 4 garage spaces,
which exceed the peak demand. For further particulars, please see the Focused Traffic and
Parking Analysis prepared by George W. Nickelson, P.E., Traffic Engineer dated 1/25/00 and the
supplemental review dated June 8, 2000.
Landscaping
Currently, planted and irrigated landscaping consists of shrubs, ground covers, perennials, and
trees that are limited to perimeter planters by the school, convent and church buildings. Turf
areas are located at the rectory and playground at the Hilary Drive entry. All existing hillside
slopes consist of unirrigated grasses, ground cover and trees.
The proposed landscape plan retains the unirrigated hillside grassland landscape that is seasonally
maintained. Additionally, irrigated ornamental landscape areas shall be planted around the Parish
Center at Rock Hill and Hilary Drive entries as well as by the ParkinglRecreational open space
perimeters.
3
Ex..FIIBIT NO. lLf
r. .3 L)F 1(3
Landscape planning concepts include the preservation of the existing hillside evergreen tree
screens. These tree screens filter off-site downhill views to the existing parish facilities from the
northeastern property edge. Through the tree clusters and overlook areas between the new
rectory and new convent, views continue to feature the expansive Bay horizon. A building
perimeter landscaped sidewalk system Iinks all adjacent activities, paths and courtyards accessing
open space and recreation oriented areas. Deciduous shade trees along curbs separate walkways
from parking areas and turf overlooks. These trees shall cool the classrooms, provide area
comfort, crate friendly walking environments and properly scale the community of buildings
around the paved open spaces ofParkinglRecreation.
On the upper plateau's edge at the ParkinglRecreation area, appropriately planted deciduous and
evergreen trees help reinforce existing downhill/uphill tree screens which separates the site from
downhill residences. A low vine-covered fence shall continue to aesthetically secure the
ParkinglRecreation open space "hardscape" environment.
Of the 59 existing trees, 22 are proposed for removal to make way for the proposed site
improvements. Many of those 22 trees are horticulturally distressed, multi-stemmed and
disfigured. The loss of22 trees will be offset by the placement of 176 trees throughout the site
resulting in a net increase of 154 new trees.
The Parish Center's slope landscape design will encourage open space and will create a visual
landscape aesthetically rich in composition with horticulturally interesting canopy trees and
spreading ground covers.
To announce entry into the facility, Rock Hill and Hilary Drive will also be designed and planted
around entry monuments constructed of wood with identifYing signage.
Hydrology
All on-site drainage and off-site up-slope drainage is being collected and placed into a closed
system which discharges into the Town's down stream storm drain system. Please refer to the
Hydrologic Analysis prepared by Oberkamper & Associates, Civil Engineers.
4
EXHIBIT NO. 14-
~. L{ OFt3
LATE MAILIL
Saitlt Hilary CltuICh
761 HILARY DRIVE. TlBURON, CALIFORNIA 94920' PHONE 4151435-1122' FAX 415/435.1862
June 28, 2000
Mr. Scott Anderson, Planning Director
The Town ofTiburon
1505 Tiburon Blvd.
Tiburon, CA 94920
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Dear Scott,
In response to your request for additional information regarding existing and proposed
uses ofthe facilities at St. Hilary, I have attached a detailed list of the groups and
activities. It is my understanding that this information will be used as "baseline
characteristics" for existing uses and "proposed characteristics" for projected uses. The
lists will give the Staff and Commission an indication of the level of current usage and as
proposed under the Master Development Plan.
St. Hilary Parish currently serves as the focal point for the entire Tiburon peninsula for
most of its primary activities. This area of service is larger when taking into consideration
the school and CYO (Catholic Youth Organization) activities. The Parish currently has
1022 registered parishioners. This number includes individuals, couples and families
therefore the actual number of individual parishioners is far greater than the number of
registrants.
The Parish typically has four Masses per weekend with an average total attendance of
660 persons (October 1999 data). This is an average of 165 attendees per Mass. Holy
Days (ie: Christmas and Easter), holidays (ie: Mothers Day) and special events (ie:
Children's Masses) typically draw more attendees. In addition the Parish conducts
religious ceremonies such as weddings, funerals and baptisms that may draw greater (or
fewer) people to the site at times other than the regularly schedule Masses.
The Parish school currently has an enrolhnent of 277 students, with a capacity for 350,
from 189 families. The school serves families from Tiburon, Mill Valley, Sausalito,
Marin City, Corte Madera, Larkspur and San Rafael. The regular school session begins
in late August and runs through June. School related activities draw people to the site as
early as 7 AM and as late as 10 PM. The highest impact periods are around 8 AM and 3
PM when the regular school day begins and ends. The school operates an extended care
program which is available from 7 AM until 8 AM and again from 3 PM until 6 PM.
Enrollment in extended care program is over 100 students, but typically averages 30-40
students per day.
STRAWBERRY
BELVEDERE
EXHIBIT NO. Lc.{
p. GDPl3TIBURON
The Parish also runs an active CYO program for Basketball, Volleyball, Cross Country
and Track. Currently there are approximately 375 students in grades three through eight
participating in CYO activities beginning in September and running through June.
Approximately 40% of the participants in the basketball program are St. Hilary students
and 60% from other schools in the community.
The only change in use proposed by the Master Development Plan is the availability of
the gymnasium for basketball and volleyball after school and on weekends. Basketball is
by far the bigger program. The basketball season runs November through March. The
anticipated schedule for basketball is from 3:30 PM until 9 PM on weekday afternoons
and evenings for practices and from 9 AM until 4 PM on Saturdays, and from 2 PM until
6 PM on Sundays for games. The gymnasium will accommodate only one game at a time
which typically runs for less than one hour. Basketball teams typically have no more than
ten players per team.
The list of programs, activities and groups that operate out ofSt. Hilary are attached. As
you can deduce from the lists St. Hilary is an active parish with activities occurring
continuously from early in the morning until late in the evening every day of the week.
St. Hilary has been a vital part of the Tiburon peninsula for over 112 years and the
proposed Master Plan will allow the Parish to continue it's services to the community
more efficiently.
Sincerely,
~~!ry-
Chairman, St. Hilary Building Committee
EXHIBIT NO. let
p, & Cf=' [ 3
Current St. Hilary Parish Groups and Organizations
Rite of Christian Initiation for Adults: This program provides adults with instruction
in the Catholic faith. This program serves those interested in converting to Catholicism as
well as Catholics who want to know more about their faith. This group meets in the
evening once a week for nine months of the year.
25 to 30 Persons.
Rite of Christian Initiation for Children: This programs provides religious education
for children to learn about the Catholic faith and prepares them for baptism and
confirmation. This group meets once a week for nine months of the year.
12 to 15 Persons
Confirmation Program: This program provides more comprehensive religious
education for youngster preparing for their confirmation faith in God. This group meets
weekly for nine months of the year.
45 Persons
School of Pastoral Leadership: This is an adult education program which offers classes
in the Catholic Faith, Bible Study, Spirituality, Prayer and Pastoral Ministry. Meets
weekly for twenty four weeks of the year in the evening.
Approximately 75 Persons.
Religions Education Program: Provides weekly instruction in the Catholic faith to
public school children in grades one through eight. Classes meet weekly after school.
100 Persons. .
Liturgy of the Word for Children on Sunday mornings during 9:00 am Mass.
40 to 50 Persons.
Parish Choir: Rehearsals are once a week in the evening and the choir participates in
one or more Masses on the weekend. Additional rehearsals are held during the
Christmas and Easter seasons.
30 Persons
Parish Children's Choir: Meets once a week after school and on Sundays throughout
the year.
School Advisory Board: Acts as an advisory counsel to the school principal and pastor
on issues relating to the operation ofthe school. This groups meets once a month
throughout the school year.
14 Persons
Catholic Youth Organization (CYO): A parish program dedicated to serving all the
young people living on the Tiburon peninsula and the students involved in St. Hilary's
School and religious education programs. This includes basketball, volleyball and track
and field. These programs run throughout the school year after school and on weekends.
EXHIBIT NO. (L{-
F. l Dt={3
The CYO Board meets monthly during the week (in the evening).
Board Meetings are 15 to 20 Persons
Extended Care: This is a before and after school program that runs continually
throughout the school year. This program provides a safe environment for children of
working parents.
Computer Club: The computer lab is open to students in grades four through eight from
3:15pm until 4:00pm on Tuesdays and Thursdays. Space is limited to seventeen students.
Dolphin Newspaper: This is the school newspaper published by the students of
St. Hilary. Student volunteer efforts are conducted after school throughout the school
year.
Enrichment Program: Provides extracurricular courses approved by the school and
offered to children on campus after school.
Over 125 children participate.
Eucharistic Ministers and Lectors: Meet several times a year for training and refresher
courses on Saturday mornings.
90 Persons
Marriage Preparation Program: This program prepares engaged couples for the
Sacrament of Matrimony.
Number of Persons Varies.
Baptism Program: This program prepares parents and godparents for the Sacrament of
Baptism. Baptisms are usually held on weekends throughout the year either during mass
or as a separate ceremony. The preparation program is held once a month on Sunday
afternoon.
Number of Persons Varies.
Men's Club: A service, social and fundraising organization open to all men of the
Parish. The Men's Club organizes such events as the Super Bowl Party on a Sunday
afternoon in January (average attendance 60 persons), Valentine's Day Dinner and Dance
on a Saturday night in February in the evening until midnight (average attendance 75
persons), Pancake Breakfast on a Sunday morning in November after the 9:00am Mass
(serving approximately 150 persons).
Women's Club: A service, social and fundraising organization open to all women of the
Parish. The Women's Club provides volunteers to the Tiburon Thrift Shop, assists in
various outreach programs, sponsors ladies luncheons and the parish wide St. Patrick's
Day luncheon. Monthly morning meetings.
25 to 30 Persons
2
EXHIBIT NO. N
~. 8 f:Fl3
Outreach Program: A program coordinated by the parish to help those in need,
especially in southern Marin. Ongoing programs include: a continuous food collection
and delivery program; providing Christmas food baskets for 175 families; Adopt a
Family focuses on individual families in need; parish representatives to St. Vincent de
Paul assist individuals and families in locating housing, financial assistance and
counseling; participating in an inter faith group that addresses the current social justice
issues and their impact on our community. Monthly steering committee meetings
(mornings).
20 Persons
Student Outreach: This group provides outreach services and holds monthly
organizational meetings after school during the school year.
32 Persons
Southern Marin Deanery Action (SOMDA): A group of six Southern Marin Parishes,
including St Hilary, which together assist the people of Marin City with tutoring,
parenting classes, an after school food program, clothing, furnishings and equipment
donations. Organizational meetings are held on a monthly basis in the evening.
13 Persons
Parent Guild: The Guild has a board of officers elected annually by the school parents
and various committees. Meetings are held throughout the school year both during and
after school hours and less frequently during the summer. The main function ofthe
Parent Guild is to raise funds for the school.
50 to 60 Persons
Parish Council: The Parish Council serves as an advisory council to the pastor on the
general operation ofthe parish. Meetings are held monthly and occasionally on the
weekend.
30 Persons
Parish Finance Council: The Parish Finance Council serves as an advisory council to
the pastor on the financial matters of the Parish. The Finance Council meets once a
month on a weekday evening.
8 Persons
Thursday Morning Prayer Group: Parishioners who gather weekly on Thursday
mornings at the church to offer prayers in a communal setting. Meetings are weekly
throughout the year.
15 Persons
Eucharistic Adoration Group: Continuous adoration in our Chapel from 9:00am to
9:00pm. There is also a 25 hour Vigil on the First Friday of each month.
20 Persons
EXHIBIT NO. ILf
f, 9DFf3
3
Rainbow Kids: A support program open to St Hilary students who have experienced the
loss of a loved one through divorce, illness or death. Groups meet weekly under the
supervision of adults.
lOP ersons
Student Conncil: The student government body for St. Hilary School. Council members
meet weekly throughout the year after school.
lOP ersons
Liturgy Committee: Meets weekly in the morning to plan the liturgies.
8 Persons
Renew 2000 Committee: Small faith sharing groups who meet in parishioners homes to
renew their faith for three six week sessions per year. The planning committee meets
weekly during the sessions.
6 Persons
Associates of the Sisters of the Holy Faith: Meet monthly in the evenings for faith
sharing and community building.
13 Persons
Grief Ministry: Meets monthly in the morning for those who have suffered the loss of a
loved one.
8 to 10 Persons
Brownie Scouts: Troops of first, second and third grade girls who meet monthly after
school to learn scouting skills and values.
50 to 60 Persons
Altar Servers: Training sessions are held periodically after school for groups of five to
ten.
60 Persons
Mathletes: A math club for St. Hilary students where they compete in math
tournaments with other schools.
12 Persons
EXHIBIT NO. N
p, {Do-=-t3
4
Mass Schedule:
School Schedule:
School Assemblies:
Back to School
Night:
Book Fair:
St Hilary Parish Events and Functions
The regular Mass schedule is as follows:
Weekdays @ 8:15 AM
Saturday Mornings @ 9:00 AM
Saturday Evenings @ 5 PM
Sundays Mornings @ 7 AM, 9 AM and II AM
Holy Day Mass schedules vary; i.e. additional services are
scheduled during lent and other major holy days.
The school year generally begins in late August and runs through
mid-June. Students arrive starting at 7 AM with school beginning
at 8 AM. Regular school classes end at 3 PM with after school
activities continuing to 6 PM.
Scheduled Monday mornings for all students to review activities in
the school and plans for the week. Attended by all students and
faculty.
Over 300 Persons
This annual event for parents occurs in early September on a
weekday evening from approximately 6:30 to 10 PM.
Approximately 400 Persons
This is an annual event that occurs over a two week period during
the spring. Open to all parishioners, school families and the
public.
Annual School Fnndraiser: This event is currently held offsite due to the school's use
of our parish hall. Organizational and planning meetings are held
throughout the year leading up to the event. These meetings are
generally held after school and on weekday evenings.
Building Committee: This committee is charged with the responsibility of overseeing the
entire development of the proposed Master Plan. Meetings are held
at least weekly in the afternoons and on Saturday mornings.
14 Persons
Capital Campaign
Committee:
This committee is responsible for managing all aspects of the
capital campaign required for the Master Plan.
10 to 15 Persons
EXHIBIT NO. tlf
P. U of 13
Christmas Pageant:
Grandparents Day:
Dads and Donuts:
Halloween Parade:
Silver Tea:
Conference Weeks:
Catholic Schools
Week:
Guest Speaker
Assemblies:
Annual Christmas play performed by students for parents,
grandparents and faculty.
400 Persons
An annual social event in which students' grandparents are invited
to the school to share in the learning experience and the celebration
of the Eucharist.
Over 200 grandparents attended
An annual event where fathers of students are invited to meet
socially with their sons and daughters and faculty.
100 Persons
A parade held annually prior to Halloween in which students are
encouraged to wear costumes and parents are invited to witness the
parade around the school yard.
350 Persons
A tea hosted by Parish adults for the Sister of the Holy Faith
including those who live in the convent. The Tea is held on
campus and is attended by parishioners and friends.
150 Persons
Held three times a year this two week long event offers an
opportunity to formally meet with faculty to discuss student
progress. Meetings are held after school until 8 PM. Meetings are
attended by all parents and faculty.
A week set aside each year to commemorate the role of Catholic
Schools. Usually held in February, the week is a nationwide
observance that includes parish seminars, student assemblies, and
curriculum that reflect the theme. Functions are attended by
students, faculty and parents.
Generally held four times per. year on weekday evenings these
assemblies provide a speakers forum on a wide range of topics
relating to the educational process. The assemblies are open to
parents, parishioners, faculty and students.
50 Persons
EXHIBIT NO.~
41, 12.- eFl??
2
Continental
Breakfasts:
Music Concerts:
Lenten Suppers:
Advent Faire:
A social gathering immediately following Sunday masses. These
gatherings are attended by Parishioners attending Sunday Masses.
100 to 150 Persons
Generally held on Sunday afternoons these concerts are attended
by parishioners and friends from around the county.
75 to 100 Persons
Held each year on Wednesdays during Lent these suppers are open
to all Parishioners.
75 to 100 Persons
Held annually during the Christmas season this event provides an
assortment of items for sale to Parishioners and friends.
School Talent Show: Held in the spring this event showcases the talents ofSt. Hilary
students in a variety of artistic venues.
Two performances with a total of 500 persons
School Plays:
Plays are performed by students from all grades periodically. The
plays are attended by parents, grandparents, faculty and friends.
Principal's Address: During May the school principal addresses all parents on the state
of the school and provides information on important events or
changes in the school. This address is attended by parents of the
entire student body.
Jr. High Valentine An evening event for grades six, seven and eight untill0:00pm.
Dance: 100 Persons
First Eucharist:
Confirmation:
Weddings:
Funerals:
A Mass for the children who are celebrating their First
Communion generally occurs on Saturday morning in the spring.
350 Persons
A Mass for. those receiving the sacrament of Confirmation
generally occurs in December.
350 Persons
Weddings are performed for parishioners on weekends and are
attended by friends and families of the bride and groom.
Funerals are held as required for parishioners. Funerals are
generally held on Monday through Saturday and are attended by
family and friends of the deceased.
3
EXHIBIT No.K
p, l:SoF(3
June 12, 2000
RECE~VED
JUN I 3 2000
Mr. Daniel Watrous, Senior Planner
Planning Department
Town of Tiburon
1505 Tiburon Boulevard
Tiburon, California 94920
PLAf.;NING D~PABTflAtN r
To:,'m 0,": "{:5L::,:(j!-j
d
Re: Conditional Use Permit No. 19908 for St. Hilary Church located at 761 Hilary Drive
Dear MJ. Watrous:
J
This letter is provided as a supplement to our letter dated 6/1/00 and it provides additional
information regarding the existing site, the original proposed master plan drawings dated 1121100
and the proposed revised site plan dated as submitted on 5/30/00.
Original Master Plan
This plan consists of removing the existing convent structure and re10catable classroom buildings;
and the construction of a new parish center and convent facility, a new gymnasium, additional
classrooms, and a new choir room and youth center. The proposed 10,518 square foot, two-story
parish center and convent structure was to be located on the hillside between the access road off
Hilary Drive and the upper campus parking lot. The 9,700 square foot gymnasium and 7,000
square foot classrooms were located to the North of the existing school building with the new
classrooms connecting to the existing school. The future 2,600 square foot, single-story choir
room and youth center were located between the existing church and school facilities.
The intention of the parish was to develop and construct the new facilities consisting of the parish
center and convent, gymnasium, and classrooms in a single phase. A schedule for development
of the choir room and youth center had not been determined as this project is not included in the
current fund raising efforts.
Proposed Revised Master Plan
The proposed new plan, as submitted 5/30;00, consists of removing the existing convent structure
and relocatable classroom buildings; the construction of a new parish center, a new gymnasium,
additional classrooms, a new convent and a new rectory; and renovation of the existing rectory
for parish offices. .
A 4,700 square foot, single-story parish center is located between the existing church and school
buildings, roughly in the area where the choir room and youth center were to be located in the
original master plan. The new structure would be attached to the South side of the school. The
school facilities will be renovated so that spaces and functions can be shared.
A downsized 8,300 square foot gymnasium and the 9,000 square foot classroom addition are still
single-story structures located to the North of the existing school building. However, the
positioning of the two facilities has been reversed. The gymnasium is adjacent to the existing
school - pulling the structure further away from Rock Hill Drive.
Ex..FIIBIT NO. 1!-1S-
f. ( of 2...
pb: 415.351.390(
fax: 415.351.390~
1033 POLK Sl.
San Francisco, CA 941m
Mr. Daniel Watrous
June 12,2000
Page 2
A new 2,900 square foot, single-story convent residence, including a 575 square foot garage and a
new 3,075 square foot, single-story rectory residence, including a 575 square foot garage located
on a lower level from the main residence are proposed. They are to be located on the hillside
between the access road off Hilary Drive and the upper campus parking lot. The convent is
adjacent to the South side of the existing residences on Hilary Drive. The rectory is positioned on
the South side of the interior hillside directly across from the existing rectory.
Implementation of the proposed new master plan will possibly require some phasing of
construction activities. At this time the parish has not developed a more specific phasing plan.
The following table indicates the difference between the square footage of the existing, original
submittal and the proposed revised plans.
~
I
I
I
Existing Site Plan
S uare Foota e Com arison
I Original Proposed Master
Plan
Proposed Revised Master
Plan
Exisrin Facilities
School
i Church
,
Rectory
Parish Offices
Convent
Ponable Classrooms
Subtotal 1
,
New Facilities I
i Parish Center I
i Convent i
17,196
6,800
4,395 I
-0-
7,059
1,824
37,274
17,196 17,196 i
6,800 6.800 I
---'
4.395 I -0-
-0- 4.395 '
-0- 3 -0- 3
-0- 3 .0- J
28,391 28,391
4,700
2,325
-0-
-0-
7,749
2.205
Convent Garaee i -0- I 564 575 I
Gymnasium I -0- I 9,700 8,300 I
Classrooms I -0- I 7.000 9,000 I
Choir Room & Youth I I I
I -0- 2,600 -0- ,
I Center ,
I ,
I Rectory
Recto Gara e
-0-
-0-
Subtotal I -0-
Total, 37274
Includes existing garage on lower level.
2 Square footage of existing rectory building including garage on lower level. The existing rectory is to be converted to
parish offices, -
Existing convent and portable classrooms are to be demolished or removed.
-0-
-0-
29,818
58 209
2,500
575
27 975
56 66
The revised master plan proposes a total increase of 19,092 square feet in the gross building area.
Please let me know if you have any questions or need further clarification.
Sincerely,
~
~
on Case, AIA
CASE Architects
EXHIBIT NO. ~{5"
\>. 2-- OF 2-
George W. Nickelson, P.E.
Traffic Engineering. Transportation Planning
January 25, 2000
Mr. Tom Newton
Planning Advisory Corporation
715 Sun Lane
Novato, CA 94947
RECEIVED
FE.B 2. 4 lOOO
p\.ANNING DEPARTMENT
TOWN OF T\8URON
Subject:
Focused Traffic/Parking Analysis for Proposed Expansion of Facilities at St.
Hilary's Church in the Town of Tiburon
Dear Mr. Newton:
I am pleased to submit this letter report summarizing a focused traffic/parking analysis for the
proposed improvement of facilities at St. Hilary's Church off of Rock Hill Drive in the Town
of Tiburon (see Figure 1 for site plan). Our report outlines the project plans, discusses the
potential increase in site traffic and identifies existing and projected parking conditions.
PROJECT PLANS
Based on discussions with you, Father Tarantino of the Church and the project architect, we have
identified the facilities included with the proposed improvement project as follows:'!>
.
The addition of a 9,700 sq.ft. gym to accommodate existing school needs as well as youth
basketball practices/games.
The addition of 7,000 sq.ft.of classroom space (replacing 1,920 sq.ft. of portable
classrooms).
E;'<pansion of the Church sanctuary to include a 2,600 sq.ft. choir practice/youth meeting
area.
The addition of a Parish Center including 7,749 sq. ft. of Parish Hall/offices and a 2,205
sq. ft. convent (replacing a 6,900 sq.ft. convent building).
.
.
.
Although the overall project would result in an increase in Church building area, on-site uses
would not substantially change. The added classroom space would allow smaller class sizes and
no appreciable increase in students is expected. The choir practice area/youth meeting area and
chapel would merely serve existing Church activities which now must meet in other smaller and
less efficient Church rooms. The Parish Center would accommodate the existing convent and
would provide designated space for Parish members to congregate after services and for
occasional special meetings. Currently, special meetings are held in the school library , but this
room is not efficient for such activities due to its small size and the presence of book shelves and
EYR'IB!T NO.t (p
f t 01-'8'
1901 Olympic Boulevard' Suite 120 . Walnut Cre~k. CA 94j96 . (925) 93j.jOP . FAX (925) 93j.2247
~,
"'..:"-
- -
=..--...
19;
rfi
FIGURE 1
E'V'F-TTBT'T NO.~
_-L~_ - f. 2-cF l?
January 25, 2000
Mr. Tom Newton
Page 3
furniture. As this discussion suggests, the primary purpose of the Church expansion would be
to serve the existing Parish needs.
The only additional use planned for the Church is the gym. The gym's primary purpose is to
accommodate indoor activities for students of St. Hilary's School. Currently, the school is
conducting all sports activities on outdoor courts. The gym would also be used by local youth
basketball and volleyball teams who would practice on weekday evenings and have games on
weekends. The volleyball season would only occur in September/October while the basketball
season would occur November-March. The most active non-school use of the gym would be by
the youth basketball program and this analysis has focused on these activities. The gym would
have two practice courts which could accommodate two basketball team practices per hour. The
gym would have one full court, accommodating one game each hour on weekends.
The project also involves a redesign of the Church parking areas. The current striped Church
parking is limited to a grid pattern of tandem type spaces directly opposite the Church sanctuary.
All other parking is unmarked. The proposed project provides a total of 123 independently
accessible striped surface parking spaces on both the upper (main) level and the lower level of
the Church campus. An additional 3 garage spaces would serve the rectory, and the convent
would include 2 garage spaces, bringing the total parking supply to 128 off-street spaces. The
Church's upper level access would change slightly with one-way inbound travel at the current
access and one-way outbound travel near the proposed gym.
EXISTING TRAFFIC CONDITIONS/PROJECT TRAFFIC EFFECTS
.
Existin!( Traffic Conditions
Existing traffic data has been obtained from new AM peak, afternoon peak and PM peak counts
conducted at the Tiburon Boulevard/Rock Hill Drive intersection. m Because the proposed gym
is expected to be most active during weekday evening periods, the PM peak counts were
conducted between 5:00 and 8:00 PM.
The signal controlled intersection of TiburonJRock Hill operates at Level of Service (LOS) "A"
during all three of the analyzed peak hours (LOS definitions and calculation are attached as
appendices). Field observations indicate satisfactory operation with the exception of AM peak
hour queuing problems for the southbound left-turn from Tiburon Boulevard onto Rock Hill
Drive. During brief portions of the AM peak hour, these left-turn vehicles extended back out
of the left-turn lane.
The hourly volumes on Rock Hill Drive (east of Tiburon Boulevard) are as follows:
FY'-:IIB!"!' NO.\ Co
~. '2> oy&-
January 25, 2000
Mr. Tom Newton
Page 4
. 366 Ai"1 peak commute hour (7:30-8:30 AM) vehicles
. 241 afternoon peak hour (2:30-3:30 PM) vehicles
. 72 PM peak hour (5:00-6:00 PM) vehicles
The AM and afternoon peak hour volumes primarily reflect trips to/from St. Hilary's School and
another area pre-school. These hourly volumes are within the capacity of a two-lane street.
Proiect Traffic Effects
The additional classroom space will allow smaller classes with no change in school enrollment
expected. Even with the classroom expansion, it is not anticipated that there would be any
additional school staff.
The youth center/choir meeting room and chapel addition to the sanctuary would allow existing
Church activities to continue in more accommodating and efficient spaces. No additional Church
traffic is expected with these components of the project.
The Parish Center/Convent building would accommodate existing convent needs and Church
meetings which now occur elsewhere on the Church campus. In particular, Church meetings
must now be held in either the school library or the sanctuary and these facilities are not designed
for this use. No added traffic is expected to be generated by these facilities.
The gym's use by school students would clearly not affect traffic flows.
On weekday evenings, basketball practices would be expected to occur in the gym between 3:30
and 8:00 PM. With an overlap between arriving and departing teams, the following maximum
hourly traffic would be expected:
. 2 teams arrive x 8 playersl2 players per car x 50% remain during practice =
. x 50 % drop-off
. 2 teams depart x 8 players/2 players per car x 50% depart after practice =
x 50% pick-up
4 in/ 0 out
= 4 in/ 4 out
o in! 4 out
= 4 in/ 4 out
12 in!12 out
On weekends (typically all day Saturday and Sunday afternoon), one basketball game each hour
could be accommodated in the gym with the following maximum hourly traffic:
. 2 teams arrive x 8 players/1.5 players per car = 11 in/ 0 out
. 2 teams depart x 8 players/1.5 players per car = 0 in/lI out
11 in/11 out
The weekday ma."dmum hourly trips generated by the gym would be added to the existing traffic
Ej(HIBIT NO.t(t?
p, ttOF <?'
1 anuary 25, 2000
Mr. Tom Newton
Paae 5
_._.____ = ___ ____~___. __n_.___. _ _.._
volumes on Rock Hill Drive between the Church access and Tiburon Boulevard. If all of these
trips pass through the Tiburon Boulevard/Rock Hill Drive intersection, the PM peak hour
operation would remain at LOS "A". The volumes on Rock Hill Drive would remain well within
the roadway's capacity.
As outlined above, the proposed project would not affect the existing school enrollment/activities
or the existing Church activity. The project would not be expected to impact existing AM and
afternoon peak hour traffic conditions.
EXISTlNG AJ.'ID PROJECTED PARKlNG SUPPLYIDEMAJ.'ID
Existing Parkinz Conditions
The Church's current typical parking demand has been established from on-site parking surveys.'"
These data have provided information on the demand during a typical weekday (primarily
associated with the school) as well as the Sunday morning demand. Toe weekday mid-day
demand was surveyed at 44 vehicles. During a Sunday morning, the parking demand peaked at
113 vehicles. It is noted that the Sunday morning survey was conducted on Mothers Day,
traditionally a peak day for Church attendance. A St. Hilary representative has indicated that
with typical Sunday morning masses, parking demand is in the range of 80-90 cars. '" Thus, the
surveys conducted for this study represent a "worst case" condition.
Currently, the Church parking includes both striped and unmarked spaces. The current design
provides a less than ideal parking supply since not all spaces are independently accessible.
Proposed Parkinz
The Church campus would have a new parking plan as part of the project and the ability to
absorb the existing and increased parking demand has been assessed in this task.
As shown on the site plan (Figure I), the Church would have a newly designed parking layout
with 123 independently accessible spaces on both the upper main area of the Church and the
lower area below the proposed new Parish Hall (plus 5 garage spaces serving the rectory and
convent). Of this total, 31 spaces would be provided west of and in close proximity to the
proposed new gym.
The Sunday morning parking demand for the Church would not be expected to increase, and as
noted above, the surveyed demand represents peak worst case conditions. Thus, the 123 new
spaces would meet the pea.l( 113 car Sunday morning demand.
EyqIBIT NO.\Co
p. 5i>F~
~.
January 25, 2000
Mr. Tom Newton
u~age 6 _
The weekday mid-day demand associated with the school and other Church activities (currently
44 spaces) is not expected to increase. Clearly, this demand would remain well within the new
parking supply.
The parking demand for the new gym has been calculated on the basis of the expected gym use.
(obtained from discussions with Pather Tarantino of the Church). The peak parking demand
associated with the gym would occur during Saturday and Sunday afternoon games. Based on
the trip generation calculation, the peak parking demand during the overlap period between
games would be 22 cars. This demand could readily be accommodated within the proposed
supply. The potential total peak parking demand would occur on those Sundays when the
demand from a 12:00 noon basketball game would overlap with the demand from the 11:00 Ai\-!
mass. The 22 car demand from the game and the 80-90 car demand associated with a typical
mass could be readily accommodated in the proposed 123 space lot. Even if additional spectators
attended the games, there would be available parking in close proximity to the gym.
Consideration has also been given to special event parking needs. During all of 1999, the church
had only 8 weddings, and most of these weddings did not occur dUring the basketball season.
Although the church does not collect attendance records for weddings, wedding guest parking
would likely be no more than 80-100 cars (160-200 people in attendance with 2 people per car),
allowing space for basketball game parking. In any event, the potential for overlap demand
between weddings and basketball games is minimal. Funerals are typically on weekdays, and
would not be expected to conflict with gym parking demand.
CONCLUSIONS
Tne new St. Hilary's Church facilities would primarily serve the needs of the existing Parish
members and school. It is expected that most of the new facilities would not measurably change
the current Church traffic or parking demand. The new gym would generate new trips and
parking demand during weekday evening practices and Saturday/Sunday games. However, the
new trips would not measurably affect current traffic flow conditions and the parking demand
could readily be accommodated within the proposed expanded parking capacity.
The project would not affect AM arid afternoon peak hour traffic conditions. However, in
response to an existing AM peak hour queuing problem, the following measure is suggested:
. the southbound left-turn lane from Tiburon to Rock Hill and the northbound left-turn lane
from Tiburon to the tennis club could be combined into a two-way-left-turn-lane (TWLTL).
This TWL TL would have a combined length of about 260 feet. This length could mitigate
the problematic AM peak hour queue for left-turns from Tiburon to Rock Hill. During the
very brief AM peak school period, left-turns into the tennis club were minimal. Tne
EXHIBIT Nol (0
fl. 6 of S"
January 25, 2000
Mr. Tom Newton
Page 7
TWLTL would be available for left"turils into Rock Hill and left-turns into the tennis club,
and the combined lane length would be adequate for the left-turn needs at these intersections.
I trust that this report responds to your needs. Please call me with any questions or if further
input is required.
Sincerely,
~~
.I
v
George W. Nickelson, P.E.
EXHIBIT NO. t C,
f. .., OF- g'
Janua.i)' 25,2000
Mr. Tom Newton
Page 8
References:
(1) Telephone discussion on June 18, 1999.
.\
(2) Traffic counts by George W. Nickelson, P.E. on June 23, 1999 and December 15, 1999.
(3) Parking surveys by George W. Nickelson, P.E. on April 19 and May 10, 1999.
(4) Memo from Mr. Bill Tiedje, St. Hilary's Church to George W. Nickelson, February 23,
2000.
EXHIBIT NO.ib-
.p( S-oF~
George W. Nickelson, P.E.
Traffic Engineering. Transportation Planning
June 8, 2000
"""':.-"",..,~ '-D
,l~~.....j '\~J';'~:Cft:j'
..:5s- "\"y 2__ ~ $ .lo..-.
JUN 2 1 2000
Mr. Tom Newton
Planning Advisory Corporation
715 Sun Lane
Novato, CA 94947
FLC:..'::;,,'_'C c:<:,';:'3T:':~['IT
T'~.';;:'.! ;~:= '>~;:~IJ:'I
Subject:
Review of Revised Site Plan and Supplemental Traffic Dola for the Proposed
Expansion of Facilities at St. Hilmy's Church in the Town of Tiburon
Dear Mr. Newton:
We have reviewed the most recent site plan (dated May 30,2(00) for the proposed St. Hilary's
facilities. The plan provides the same basic circulation pattern and has maintained the proposed 124
on-site parking spaces (plus 4 staff spaces in a garage).
The revised plan appears to provide adequate internal circulation characteristics. We have applied a
vehicle turning template (for a large passenger vehicle) on the plans and find that the vehicle could
readily negotiate the potential on-site turning paths. As outlined in our original report, the proposed
124 spaces (excluding 4 garage spaces) would be ample for the typical peak Sunday morning parking
demand. Even with a possible overlap from a late morning mass and a 12 noon basketball game, the
124 space parking supply would be satisfactory.
With regard to traffic data, we have conducted all new traffic counts at TiburonlRock Hill during the
AM, Mid-Day and PM peak periods. Comparisons between this new data and traffic counts conducted
in 1999 are presented in Table I attached. As indicated, the most recent counts are very comparable
to the counts conducted in 1999. All of the volume differences are within the typical daily fluctuations
that would be expected on these streets.
1 trust that this supplemental review responds to your questions. Please call me with any further
questions or comments.
Sin,:eIY,
l;iC~ '-it; 2J{~,j;?2"J--
George W. Nickelson, P.E.
attachment:
Table I
E;n:-IIBIT NO. .~ 17
f, ,oF'Z-
lQOl Olvrnnir Rrmlp,,~rrl . "nit". t,n . W~lnllt rrPp!r rtJ. OA,O" . fO"),\ 01.'\_,01 A . J::A V to"),\ 01.c;;:~..,..,,,'7
TABLE 1
COMPARISON OF TRAmc VOLUME DATA
IN THE ST. HILARY'S CHURCH AREA
Location/Condition Mav 2000 Volumes June & Dee 1999 Volumes
AM Peak at Tiburon/
RockHill 1,709 1,680
AM Peak on Rock Hill 329 366
Mid-Day Peak at Tiburon/
RockHill 1,646 1,668
Mid-Day Peak on Rock Hill 280 241
PM Peak at Tiburon/
RockHill 1,506 1,543
PM Peak on Rock Hill 120 72
EXHIBIT NO.~
~. z-aP 2-
3un-16-00 lO:42A Tom W. Newton
PAC
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06/25/99
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TOTAL .clUNE.rO.CAPACITT RATIO:
INTERSECTION ~EVEL Of S~RVICE;
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EXHIBIT NO.1JL.
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Jun-16-00 lO:43A Tom W. N&wton
PAC
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.............-=~..................w;.a~.~......~~~=.::==~ss......~s.....
TOTAl VDlUMf-TO-CAP~CITY RATIO:
iNlERSECTION ~(Vll OF sERviCE:
0.47
.
;;;==~=~=:=~~...~~~====.======~======2========~~==S~..S~=====........
I ADJUSfEO '01 lIGHT TURN ON aED
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415-B9B-0962
P.03
EXHIBIT NO. If!.
~. z D~L(
Jun-16-00 10:43A Tom W. Newton
PAC
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P.04
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STP.EET NA!"1'F.:
o TliRU 1'1 RURO";
'3'1 LEF'!'
'i ') 5""' .^ '1 3 <6
SIG WARRAN'r-~:
u:rb=N, Ru....;l'
::~~~~~~::==~~~==~~~==~-~
v/r:"
llATIO
CRITICAL
Vie
0.03,4
0.3866
C _ 38V;;
. ---------..--- ..----..
Q. ynJ
0.08H
o 080
0.0080
J.0215
0.:'2:5
~=~~s.~a~_..;:===;~-~=~_===~
0.4':1
!\
-------_.. .------------.
-----.-----------.-------------
~...;=====~~~~~=sa~~~~7~=.==
" At'.}US7ED p"OR ~IGHT TURN 0:-.1 H~D
I:'lT~~;':'HI !..ARY, vOL-~'l'HILAX. ::~.p-,.
EXHIBIT NO.~
? 3 oF Y
~un-16-00 10;43A Tom W. Newton
PAC
415-898-0962
P.05
.CCTALClS Sortware ver. 2 _ 35 by TJlCM '1'ranspC'lrtatioTl Consultant.s
~~~======~=========;=z=~=========....~===~~~====~===~=====~========~..~=
12/30/99
CQndi t ion: EX1 s'r !NQ AFTBRNOON PE.'-K
=======.~====~~==========;=~=&=~=====~._.~====~=~===~=.==~;=====~======~
TIBURON
Peak Ho~r AFTZR~OCN
INTERSEOTION 1 ROCK HILL/TtBURON
Co"nt D"e.. 1V1S/9~ Tim.. 2:30-3:30
CCTA METHOD
~. - .~. -- --- -~ ~,-----_.. - --' - - ---------- ~-----_. - - - ---- - .------.- -..' ..--
LEF"I' 0
THRU 0
RIGHT 0
N
W . E
S
RI<..1HT 'rHRU LEF"I' 3-PHASE StGNAL
0 629 99
I I
I I
< - -- " ... ) Spli e? N
0.0 C.O 1.0 1.0 1.0 17 RIGH'!'
STREET NAME:
-, 0.0 (NO. OF LANES) 0.0<--- 0 THRU TIBURON
0.0 0.0 1.0 1.0 1.0 7.6 LEI''!'
< - -- ---)
'J I I I v
I I SIC WARRANTS:
0 798 39 Urb-N, a~r=a
LEF"T THRU RIGHT Sp:it? N
STREET NAME; ROCK HILL
MOVEMENT
=======,:===~=======~.=_.....a.========~..~~:===~~__1:~========~___~====
OIlPACITY
ORIGINAL
VOLUME
vie
RATI ,0
CRITICAL
VIC
AD.1VSTED
VOLUME'
- - - - - - - - . .. - - - - - - - - - - - - . .. - - . - - . - - - - - . - . - - .. - - - - - - - - . - - - - - - - - - - - - - - - - - - - - - .
ND RIGHT (R)
THRU (T)
39
798
17 ;10
1720
o . 0075
0.461 C
1) '"
7g8
0.4640
- - - - - . - . - - - - - - - - - - - - . .. - - - - - - - - - . - - - - - - - - . - - - - - - - - - . - - . - - - - - - - - - - . - - - - - - -
0,0576
S5 THRV (T)
LEFT (L)
629
99
1720
1720
0.3657
o . 0576
629
99
.o. . . . - - - - - - - - - - . ., - - - - - - - - - - - - - - - - - - - _. - - - -. - - - - . - - - - - - - - - - - - - - - - - - - - -. ..
0.0',51
we RIGaT (R)
LEFT (L)
77
25
o *
2&
0.0000
0,01 S l.
1720
1720
~=====~=======~~=:===========:======.-.~=====~=~~===:===~~~~:~:~-====.:~
0.54
II
':'OTAu vOLl.'ME-TO-CAPAC:.ITY RA'~'lO:
rNTERSEC~ION LEVEL OF SERVICE:
==~===:~~=====~====~===============~~~=~=====~__.======-~~===~Z~====-~=~
. AD~JSTED FOR RIGHT ~URN ON RED
INT~::;THILARY.VOL=STH:'LPX,CAP=
"'X:9:IBIT NO.eg
1>. L/ OJ:: L(
.'~ -~i~~'~~ __" .'b
::J..:..O.....jb::Jb...:4
'-, l.'-'L::' .~I J
-........::IC- 1;.1....
INTERseCTION TURN MOVEMeNT COUNT SUMMARY
Intersection Adobe Rd at Corona Rd
Date; f./I '!J I DO Time Period 7;00-9;00
PEAK HOUR SUMMARY
Rock Hill It
I
I i
I NORTH
0 I
28 43 I 87
I 1
.J .. L.:
- 853 t..
EO
-------l -- 825
37 - ~ G
921 ....
--------
0 ..
964 --.
Tiburon Boulevard I
:~ i
0 I 0 0
~ 1 0
I
I
I
Turn Movements (by 15 minute segmental
ROCK Hill Tiburon Boule'Iard Rock Hill Tiburon Boulevard
Time S8R SBT SBL WBR WBr WBL NBR NBT NSL ESR EST EBL Total
7:00-7:15 1 0 1 1 127 0 0 0 0 0 105 5 240
7:~5-7;30 3 0 1 3 100 0 0 0 0 0 144, 5 256
7:30-7:45 4 0 3 3 149 0 0 0 0 0 147' 3 309
7:45-8:00 8 0 4 6 208 0 0 0 0 0 199' 2 427
800.8:15 7 0 14 26 250 0 0 0 0 0 206' 12 515
8: 1 5-8:30 3 0 11 16 1S7 0 0 0 0 0 252 8 477
8.30-845 16 0 a 5 196 0 0 C 0 0 219: 12 456
8.45-9:00 2 0 10 3 192 0 0 0 0 0 244: 5 456
Peak Hr 28 0 43 50 825 0 0 0 0 0 921: 37 1904
8 00-9:00
CRANE TRANSPORTATION GROUP
f:)$: Ce:'~' .??:,: ~j
T~,:,... . 'i_,).- ..-''''''
EX-BIBITNO. ~lcr
? f Of" L.
JUN 1 9 2000
PLANrmKi Dt?"'R"T\~E;1 i
:TCWN OF T!6U~.Gi J
06/16/2000 18:38
5102365624
C COLE CTG
PAGE 03
;
...; -. --. ..-...- .--"
INTERSECTION TURN MOVEMENT COUNT SUMMARY
Intersection Rock Hill at Tlb\lron Boulevard
Date: ~11-r{)Q Time Period .Ii:OO - 6:00
PEAK HOUR SUMMARY
Reck. Hili ~
I
I i
I NORTH
0 I
28 14 I 56
I
.J . L.:
.... 1031 't.
25
--_..---- ....- 1003
...
31 -' t 0
694 -.
--------
0 -l-
708 ~
Tiouron Boulevard I
:~ i
0 0 0
I 0
~
Turn Movements (by 15 minute segments)
Rock Hill Tiburon Boulevard Rock Hill Tiburon Boulevard
Time: SBR S8T SBL WBR weT Il'iBL N8R NBT N8L EBR EST EBL T:J~al
4'00-4:15 7 0 6 7 283 0 0 0 0 0 168: 11 482
4.15-4:30 8 0 4 9 267 0 0 0 0 0 160: 10 458
4:30-4:45 8 0 1 4 260 0 0 0 0 0 181: 5 459
445-5:00 5 0 3 5 193 0 0 0 0 0 185 5 396
5:00 - 5: 15 9 0 5 7 187 0 ,0 0 0 0 .190. 6 404
515-530 7 0 6 8 184 0 0 0 0 0 176 4 385
5 30-5:45 6 0 2 4 185 0 0 0 0 0 18t; 9 390
545-6:00 1 0 0 3 160 0 0 0 0 0 183 5 352
Peak Hr 28 0 14 25 1003 0 0 0 0 0 694 31 1795
4:00-5:00
CRANE TRANSPORTA TrON GROUP
R';-.........~:"...""
. '- 1, .~ O!- : . -: ~,...... ~ "
..~_."--_..-.:.-...',,.;
EXHIBIT NO. ~l'f
P. 2 c::F L
: JUN 1 9 2000
I
i PLAr4~~l~;l~ '''-:'T:'!:PT;':':::'jT
Tm"~rJ L.- ; :i:lliRC;'1
COMPARISON OF TRAFFIC VOLUME DATA
IN THE ST. HILARY'S CHURCH AREA
Location/Condition
June. 13.2000 Mav 17. 2000 June 23.1999 December 15. 1999
AM Peak at
Tiburon Boulevard and
Rock Hill Drive
1,833
1,709
1,680
AM Peak on
Rock Hill Drive
158
329
366
Mid-Day Peak at
Tiburon Boulevard and
Rock Hill Drive
1,646
1,668
Mid-Day Peak on
Rock Hill Drive
280
241
PM Peak at
Tiburon Boulevard and
Rock Hill Drive
1,753
1,506
1,543
PM Peak on
Rock Hill Drive
98
120
72
EXHIBIT NO. ~ z.o
TOWN OF TIBURON
1505 TIBURON BOULEVARD . TIBURON . CALIFORNIA 94920 . (415) 883.9200
FAX (415) 883-2763
OFFICE OF TIlE TOWN ENGINEER
Irving L. Scbwartz
MEMO
April 26, 2000
TO:
Dan Watrous
IF":;~,......."-
i..',-
,
Irving Schwartz, Town Engineer
9r-
tl.PR 2 8 2000
cc:
FROM:
PlFT~:~;,.'~J:' -1:~U;,v;J
SUBJECT:
Conditional Use Permit 19908
St. Hilary's Church Expansion
Our File No. 6940-P I
.;- -".;....;_'.'_;...'V...'6_,..?;........__..:IVJI'I7_,/A""'/I/I/#_/*'__/_..___~/__~/__-,-~_/____/_'''''''''/'___/I/_..,/_'/;/f'_I/'''''__'''':'.<''/-''.,,.,.._o....,~~
I have reviewed the plans for the St. Hilary's Church expansion and have one primary area of
concern. It deals with traffic circulation. A new driveway is shown on Rockhill Drive that
apparently will be used as an exit from the parking area The existing driveway from Rockhill Drive
is shown with an arrow indicating that it is an entrance. However, there is a note stating "one-way
drive when cars are parked". If the nine parking spaces along the existing entrance driveway are
necessary, then I believe either the driveway should be signed as a one-way driveway for entrance
only, or in the alternative, the driveway widened to 28 feet total width.
The new exit driveway onto Rockhill Drive is shown as an exit only, with about a 14-foot width.
It is noted, however, that most of the parking spaces between the new gymnasium and this driveway
are accessed in a direction from Rockhill Drive. Either the parking in this parking area should be
reconfigured, or the driveway widened to 20 feet to allow for two-way traffic. It is my preference
that the driveway be widened to twenty feet.
It is recommended that concurrent with the first Building Permit application for the improvements
proposed, that a detailed, parking, signing and striping plan be submitted for the entire site.
CORROSPOJOB
6940.p.l.watrous.pennit.19908.doc
H'l("LTI"'RI'!' NO..k-
:
Acoustical
Analysis
for
st. Hillary's Church
Tiburon, California
Prepared for
st. Hillary's Church
June 28, 1999
Revised July 26, 1999
Prepared by:
Lumina Technologies
P.O. Box 9509
Santa Rosa, CA 95405
(707) 544-5615
RECEIVED
TOWN OFTlBURON
OCT 2 5 1999
DEPARTMENT OF
COMMUNrTY DEVaOPMENT
#20988
EXHIBIT NO~
-fl. (bF-)
1. . EXISTING SETTING
The subject site is located at the existing St. Hillary's Church in
the City of Tiburon, California. The project is a modification of an
existing church facility complex including a gymnasium. Intervening
terrain presently blocks and significantly reduces site exterior
noise at nearby and adjacent residential uses, relati ve to noise
emanating from site activity. The topography in this vicinity has
value of sound level reduction by attenuating some of the noise
generated on site.
The charter for this investigation addresses an evaluation of the
exterior sound levels on site and at adjacent residential areas and
mitigation suggested to reduce sound levels. Interior acoustics are
examined,to an extent possible at this stage of design.
Noise sources primarily contributing to the existing noise
environment on the project site include motor vehicle traffic on
Tiburon Boulevard. The existing church noise contributes an hourly
level of no more than 3 dB and a CNEL level of no more than 2 dB. In
addition, distantly, other local roadways and land uses contribute
small amounts of noise to existing on-site and vicinity sound levels.
For purposes of evaluation against standards, the CNEL descriptor
used in the standards was utilized to describe existing sound levels
in accordance with typical diurnal traffic trends and sound level
statistical distributions. The existing sound levels on site are in
the range of 53 to 58 CNEL, with the higher sound levels occurring on
the south side of the property. Existing sound levels at residences
to the north are 53 to 55 CNEL.
It should be noted that the sound levels generated by the church
complex are only a small fraction of ambient sound at adjacent
residences; nevertheless, mitigation is proposed herein.
ADolicable Reaulations and Guidelines. The original authority for
provision of quiet residential environments lies in the Federal Noise
Control Act of .1.972 which laid the ground work for protection of
public health and welfare with regard to acoustics. Sound levels
attained under the Noise Control Act of 1.972 were not intended to
reflect technical or economic feasibility. The U.S. Department of
Housing and Urban Development considers 65 dBA Ldn (WhiCh unit is
closely equivalent to the CNEL unit) as the highest acceptable
exterior sound level for residential exteriors, although with special
mitigation, levels between 65 and 75 dBA Ldn can be acceptable under
certain conditions. Ldn is a day/night weighted 24 hour sound level
with nighttime noise being weighted higher. Interior HUD standards
call for achieving a sound level not to exceed 45 dBA Ldn' with
special emphasis upon a quiet environment for bedrooms. Approval of
any project with exterior sound levels in the 65 to 75 dBA Ldn range
must come from the Regional HUD Administrator if HUD funds or
approvals are involved. The Ldn and CNEL averaging systems account
for the greater annoyance potential of nighttime noise by weighing
nighttime sound levels greater than daytime levels.
EXHIB!TN~
1 p. 2--0P~
The City of Tiburon General Plan sets forth noise and land use
compatibility standards. For residential uses the Tiburon standards
designate levels of 60 CNEL or less as normally acceptable. The
normally acceptable category implies that conventional construction
techniques are acceptable with no special provisions for exterior
building skin insulation or glazing. The analysis herein .is such
analysis required by the city.
State of California standards are not applicable (e.g., Title 24 of
the state Uniform Building Code.)
2. IHPACTS
City of Tiburon standards will be met after the proposed development
is constructed. Future sound levels following the proposed
construction and through the Year 2020 at nearest residences to the
project site are predicted to remain approximately at current levels
but increased in some locations by one to two dB. The prediction is
based not only upon the increase in traffic volumes due to area
traffic growth but also with increased phase in of a quieter vehicle
fleet, especially regarding diesel trucks. Future sound levels on
the site would be in the range of 55 to 59 CNEL with the highest
sound level occurring along the south side and exposure. If air
condi tioning existed, under closed window conditions, the highest
off-site sound levels will be 54 to 57 CNEL. The slight increase in
sound levels at nearby residences is due primarily to open window
operation of the gymnasium facility.
Certain construction noise may be expected to arise on a result of
construction stages of the proposed project. These increased sound
levels may be expected to endure for approximately three to five
months to include site preparation and actual construction phases.
Sound levels generated at nearby residential uses can be expected to
be limited to daytime levels and not expected to add more than four
CNEL to the daily level at adjacent residences while construction is
underway.
3. MITIGATION MEASURES
The following mitigation measures are recommended:
(a) New north perimeter (3 feet high) berming or masonry walling
along the north property line. (OPTIONAL: not required to meet
city standards).
(b)
No clear story should be designed on the north or south sides of
the gymnasium.
Gymnasium ceiling should be of acoustical tile or alternatively
of 20 percent soft material or hanging panel. Gymnasium walls
should have 30 percent soft material or drapery.
(c)
(d)
Limit any future construction hours from 7 a.m. to 6 p.m. to
minimize intrusion into nearby residential areas.
EXHIBIT NO..zz..
r. '5 DVS'"
2
4. somm LEVEL GLOSSARY
The A-weighted decibel scale (dBA) compensates for human perception
of sound by discriminating against frequencies in a manner
approximating the sensitivity of the human ear. Since the human ear
is not equally sensitive to sound at all frequencies, the' dBA
frequency dependent rating scale has been devised to relate noise to
human sensitivity.
Loq, the equivalent energy sound level, is the average
acoustic energy content of sound during a given time
interval. Thus, the Loq of a time-varying noise and that
of a steady noise are the same if they deliver the same
acoustic energy to the ear during exposure regardless of
day or night.
L~, the day night average sound level, is a 24-hour average
l.q with a 10 dBA value added to noise during the hours of
10:00 p.m. to 7:00 a.m. to account for the greater
nighttime sensitivity of most people.
CNEL, the community noise equivalent level, is similar to
Ldn, but in addition to the 10 dBA nighttime penalty, a five
dBA penalty is added to sound levels during the evening
period between 7:00 p.m. and 10:00 p.m. CNEL and Ldn are
often used interchangeably, because their numerical values
are usually quite close for typical environmental noise
conditions.
5. EXCLUSIONS AND LIMITATIONS
The following items are excluded or limited from the herein report:
(a) No representation is made regarding defects in materials or
workmanship brought into the job site after the date of this
report.
(b) No provision is made herein for land use or transportation
changes made in the future which are not pursuant to the City of
Tiburon General Plan and CALTRANS plans now existent.
(c) No provision is made for major changes in future motor vehicle
fleets or future speed limit changes.
(d) No statement is implied herein that sound levels inside adjacent
units from intruding noise will be inaudible.
(el Use of this report is authorized only to st. Hillary's Church.
3
EXHIBIT NO..zt:-
- p, LI. OF :;;-
- ~
6.
REFERENCES
California state Uniform Building Code, Title 24.
City of Tiburon, General Plan and Residential Noise Guidelines.
LAC Noise Control Manual.
Lumina Technologies, Computer Model for Sound Propagation from
Roadway Sources, P. O. Box 9509, Santa Rosa, CA 95405, (707)
544-5615.
The Federal Noise Control Act of 1972.
The Noise Guidebook, U.S. Department of Housing and Urban Development
(HUO) U.S. Government Printing Office 1995.
USGS Topographic Survey data, (1999).
7. PREPARER INFORMATION
This report was prepared under the professional superv~s~on of
Dr. C. Michael Hogan. Staff support was provided by Ms. Shirlee
Johnston.
4
EXHIBIT N(yz..."1-.
P, 5DPS-
Acoustical
Analysis
RECENED
JUN 2 1 2000
Revised and Updated
for
PLANr!:'~;G C~?A,~Pi:E~n
lO\','.\; C,: :2:'::::~ji-j'
st. Hilary's Church
Tiburon, California
Prepared for
st. Hillary's Church
June 17, 2000
Prepared by:
Lumina Technologies
P.O. Box 9509
Santa Rosa, CA 95405
(707) 544-5615
#20988A
Ex..BIBIT No13
'P, l if'S:-
1. EXISTING SETTING
The subject site is located at the existing st. Hillary's Church in
the City of Tiburon, California. The project is a modification of an
existing church facility complex including a gymnasium. Intervening
terrain presently blocks and significantly reduces site exterior
noise at nearby and adjacent residential uses, relative to noise
emanating from site activity. The topography in this vicinity has
value of sound level reduction by attenuating some of the noise
generated on site.
The charter for this investigation addresses an evaluation of the
exterior sound levels on site and at adjacent residential areas and
mitigation suggested to reduce sound levels. Interior acoustics are
examined to an extent possible at this stage of design.
Noise sources primarily contributing to the existing noise
environment on the project site include motor vehicle traffic on
Tiburon Boulevard. The existing church noise contributes an hourly
level of no more than 3 dB and a CNEL level of no more than 2 dB. In
addition, distantly, other local roadways and land uses contribute
small amounts of noise to existing on-site and vicinity sound levels.
For purposes of evaluation against standards, the CNEL descriptor
used in the standards was utilized to describe existing sound levels
in accordance with typical diurnal traffic trends and sound level
statistical distributions. The existing sound levels on site are in
the range of 53 to 58 CNEL, with the higher sound levels occurring on
the south side of the property. Existing sound levels at residences
to the north are 53 to 55 CNEL. Existing sound levels at residences
to the south are 54 to 57 CNEL. Additional on site sound tests were
taken on June 8, 2000 specifically to look at playground sounds
generated. Those sound levels were measured at 59 dBA (L,0) at both
north and south residential property lines during the peak play
period.
It should be noted that the sound levels generated by the church
complex are only a small fraction of ambient sound at adjacent
residences; nevertheless, mitigation is proposed herein.
ADDli~Ahle Regulations and Guidelines. The original authority for
provision of quiet residential environments lies in the Federal Noise
Control Act of 1972 which laid the ground work for protection of
public health and welfare with regard to acoustics. Sound levels
attained under the Noise Control Act of 1972 were not intended to
reflect technical or economic feasibility. The U.S. Department of
Housing and Urban Development considers 65 dBA L"" (Which unit is
closely equivalent to the CNEL unit) as the highest acceptable
exterior sound level for residential exteriors, although with special
mitigation, levels between 65 and 75 dBA L= can be acceptable under
certain conditions. L= is a day/night weighted 24 hour sound level
with nighttime noise being weighted higher. Interior HUD standards
call for achieving a sound level not to exceed 45 dBA L=, with
special emphasis upon a quiet environment for bedrooms. Approval of
any project with exterior sound levels'in the 65 to 75 dBA L= range
EXHIBIT NO.--i3
p, 2- ct:=5
must come from the Regional HUD Administrator if HUD funds or
approvals are involved. The L= and CNEL averaging systems account
for the greater annoyance potential of nighttime noise by weighing
nighttime sound levels greater than daytime levels.
The City of Tiburon General Plan sets forth noise and land use
compatibility standards. For residential uses the Tiburon standards
designate levels of 60 CNEL or less as normally acceptable. The
normally acceptable category implies that conventional construction
techniques are acceptable with no special provisions for exterior
building skin insulation or glazing. The analysis herein is such
analysis required by the city.
state of California standards are not applicable (e.g., Title 24 of
the state Uniform Building Code.)
2. IHPACTS
City of Tiburon standards will be met after the proposed development
is constructed. Future sound levels fOllowing the proposed
construction and through the Year 2020 at nearest residences to the
project site are predicted to remain approximately at current levels
but increased in some locations by one to two dB. The prediction is
based not only upon the increase in traffic volumes due to area
traffic growth but also with increased phase in of a quieter vehicle
fleet, especially regarding diesel trucks. Future sound levels on
the site would be in the range of 55 to 59 CNEL with the highest
sound level occurring along the south side and exposure. If air
conditioning is provided, under closed window conditions, the highest
off-site sound levels will be 54 to 57 CNEL, a change of no more than
one to 'two decibels from present. The above projections include
consideration of new rooftop air conditoning equiptment, which
equiptment is not expected to add more than .5 CNEL to ambient sound
levels. It is assumed that the sound rating of any new air
conditioning units will be rated not to exceed 60 dB at a reference
distance of 20 feet.
Certain construction noise may be expected to arise on a result of
construction stages of the proposed project. These increased sound
levels may be expected to endure for approximately three to five
months to include site preparation and actual construction phases.
Sound levels generated at nearby residential uses can be expected to
be limited to daytime levels and not expected to add more than four
CNEL to the daily level at adjacent residences while construction is
underway.
3. MITIGATION MEASURES
The following mitigation measures are recommended:
(a) Gymnasium ceiling should be of acoustical tile or alternatively
of 20 percent soft material or hanging panel. Gymnasium walls
should have 30 percent soft material or drapery.
2
E:'U-HBIT NO.2.-~
p, '~OFf:
(b) Limit any future construction hours from 7 a.m. to 6 p.m. to
minimize intrusion into nearby residential areas.
4. SOUND LEVEL GLOSSARY
The A-weighted decibel scale (dBA) compensates for human perception
of sound by discriminating against frequencies in a manner
approximating the sensitivity of the human ear. Since the human ear
is not equally sensitive to sound at all frequencies, the dBA
frequency dependent rating scale has been devised to relate noise to
human sensitivity.
L..., the equivalent energy sound level, is the average
acoustic energy content of sound during a given time
interval. Thus, the L... of a time-varying noise and that
of a steady noise are the same if they deliver the same
acoustic energy to the ear during exposure regardless of
day or night.
L~, the day night average sound level, is a 24-hour average
1... with a 10 dBA value added to noise during the hours of
10:00 p.m. to 7:00 a.m. to account for the greater
nighttime sensitivity of most people.
CNEL, the community noise equivalent level, is similar to
L~, but in addition to the 10 dBA nighttime penalty, a five
dBA penalty is added to sound levels during the evening
period between 7:00 p.m. and 10:00 p.m. CNEL and Ldn are
often used interchangeably, because their numerical values
are usually quite close for typical environmental noise
conditions.
5. EXCLUSIONS AND LIMITATIONS
The following items are excluded or limited from the herein report:
(a) No representation is made regarding defects in materials or
workmanship brought into the job site after the date of this
report.
(b) No provision is made herein for land use or transportation
changes made in the future which are not pursuant to the city of
Tiburon General Plan and CALTRANS plans now existent.
(c) No provision is made for major changes in future motor vehicle
fleets or future speed limit changes.
(d) No statement is implied herein that sound levels inside adjacent
units from intruding noise will be inaudible.
(e) Use of this report is authorized only to st. Hillary's Church.
3
~XHIBIT NoR
P.L/-cFS-
6.
REFERENCES
California State Uniform Building Code, Title 24.
City of Tiburon, General Plan and Residential Noise Guidelines.
IAC Noise Control Manual.
Lumina Technologies,
Roadway Sources,
544-5615.
Computer Model for Sound Propagation from
P. O. Box 9509, Santa Rosa, CA 95405, (707)
The Federal Noise Control Act of 1972.
The Noise Guidebook, U. S. Department of Housing and Urban Development
(HOD) U.S. Government Printing Office 1995.
USGS Topographic survey data, (1999).
7. PREPARER INFORMATION
This report was prepared under the professional supervision of
Dr. C. Michael Hogan. Staff support was provided by Ms. Shirlee
Johnston.
4
EXHIBIT NO-:Z--~
f,5DF'~
L E WIT Z AN D ASS 0 C I AT E S I NC
AUDIOVISUAL AND ACOUSTICAL. CONSULTANTS
July 10,.2000
RECEIVED
JUL 1 2 2000
Dan Watrous, Senior Planner
Town Of Tiburon
1505 Tiburon Blvd.
Tiburon, CA 94920
PLANNING DEPt.R iiv;col\i r
TOWN OF TIBURON
Subject:
761 Hilary Drive, Conditional Use Permit #19908
Dear Dan:
I have reviewed the acoustical analysis for St. Hilary's Church prepared by
Lumina Technologies and dated (revised) July 26, 1999 which you sent to me.
Executive Summary
The analysis and recommendations are appropriate for this project. I agree with
the impact assessment and recommended mitigations. I have no further
mitigation measures to offer. I agree that the Applicable Regulations and
Guidelines will be met from the standpoint of noise.
Discussion
I have the following comments on individual sections of the report.
Section 1 - Existino Settino
I visited the site to get a feel for the topography and existing ambient background
noise level. I observed that the residences to the north are considerably down
hill from the Church. I agree that this would noticeably reduce sound levels
emanating from the Church depending on the extent to which the edge of the
parking lot breaks line-of-sight between the residences and the new gym. If the
neighbors cannot "see" a window, the sound levels from the new building will be
noticeably less than if line-of-sight existed.
I did not go down to the neighbor's back yard, nor do I have a site plan section,
but the benefit of terrain to form a natural berm or barrier and break line-of-sight
appears to be present. This may explain the proposed mitigation of only 3 feet of
barrier. This may be all that is necessary to completely break line of sight from a
residence that is already well below the noise source location.
1505 Bridgeway, Suite 128
Sausalito. CA 94965
415.332.3434
Fax 415.332.6340
emall@lewitz.com
EXHIBIT NO. 'At
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Dan Watrous
July 10, 2000
page 2
Lewitz and Associates Inc.
Applicable Reoulations and Guidelines
Keep in mind that the applicable criteria are expressed in terms of a 24 hour
average. Intermittent, transient noise events tend to wash out of the 24 hour
average. While these might still be audible on an instantaneous basis, they do
not impact this kind of long term criteria. This is perfectly acceptable. Most noise
criteria (including those applicable to the Town of Tiburon) are designed to
address louder, more continuous noise levels that those expected from this
project.
Section 3 - Mitioation Measures
In addition to the mitigation measures proposed, you mentioned that the project
might now be proposed to operate with air conditioning and windows closed. If
this is true, it would mitigate the noise more than any of the other 4 measures
proposed and should be considered in that light.
Section 5 - Exclusions and Limitations
It is important that the neighbors understand item (d). As stated, the noise level
generated at the Church may be audible. The combined effect of the proposed
mitigation is intended to reduce the intruding noise levels to a minimum given
that the applicable criteria have been met.
Please do not hesitate to call me if you have any further questions.
Sincerely,
LEWITZ AND ASSOCIATES INC.
~I/./~~
Joel A. Lewitz, P.~ J
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GEOLOGICAL AND GEOTECHNICAL
INVESTIGATION
Saint Hilary's Church and School
Tiburon, California
St. Hilary's (:hurch
Tiburon, California
25 October 1999
Project No. 2569.01
Environmental and Geotechnical Consultants
EXHIBIT NO.~
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TABLE OF CONTENTS
1.0 INTRODUCTION ...............................................................................................................1
2.0 PROPOSED DEVELOPMENT...........................................................................................1
3.0 SCOPE OF services .............................................................................................................3
4.0 INVESnGA nON ...............................................................................................................4
4.1 Aerial Photograph Review ........................................................ ...............................4
4.2 Geologic Reconnaissance ............ ............................ ................. ..... ....... ...................4
4 .3 Test Borings.............................................................................................................5
5.0 REGIONAL GEOLOGY .....................................................................................................6
6.0 REGIONAL SEISivIT CITy..... ........ ... .... ............. ..... ................. ....... .... .... ........ ............ ........6
7.0 SITE CONDITIONS.. ...... ....... ... ..................................... ... .............. ... ...... ..... ......................9
7.1 Site History .............................................................................................................. 9
7.2 Surface Conditions .................................................................... .............................11
7.3 Site Geology................ ............... ........ ................................................................... .12
7.4 Subsurface Conditions ...........................................................................................1-1
8.0 DISCUSSION Al'iD CONCLUSIONS .............................................................................15
8.1 Geologic Hazards ...................................................................................................15
8.2 Seismic Hazards .....................................................................................................16
8.2.1 Ground Shaking .........................................................................................16
8.2.2 Liquefaction ...............................................................................................16
8.2.3 Differential Compaction ............................................................................16
8.2.4 Fault Rupture .............................................................................................17
8.2.5 Slope Deformation .....................................................................................17
8.3 Surface Water and Groundwater............................................................................17
8.4 Landslides ..............................................................................................................18
8.5 Foundations and Settlement...................................................................................18
8.6 ConstrUction Considerations ..................................................................................18
8.6.1 Parish Hall..................................................................................................19
8.6.2 Gymnasium ................................................................................................19
8.6.3 General...... ................... ........ ........ ............. ....... ...... ............ ....................... .20
9.0 RECOMl\1ENDA nONS ...................................................................................................21
9.1 Site Preparation and Grading .................................................................................21
9 .2 Foundations.............................................. ..................................................... ......... .23
9.3 Retaining Walls................ ...... ............................................................................... .23
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TABLE OF CONTENTS (Coot.)
9.3.1 General Design Criteria .............................................................................23
9.3.2 Gymnasium Wall (North) ..........................................................................25
9.4 Slab-On-Grade Floors ............................................................................................26
9.5 Pavement Design .................................................~.......................,.........................27
9.6 Drainage Control.................,.......................................................................,..........28
9.6.1 SUrface Drainage........................................................................................28
9.6.2 Subsurface Drainage ................................................~.................................28
9.7 Seismic Design.......................................................................................................29
10.0 LLJvfIT A TI ONS ..................................................................................................................29
FIGURES
APPENDIX A - Log of Test Borings, Soil Classification Chart and Physical Properties Criteria
for Rock Descriptions)
DlSTRlBUTION
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Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figures A-I
through A-II
Figure A-12
Figures A-13
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LIST OF FIGURES
Site Location Map
Plan Showing Existing' Site Conditions and
Proposed Development
Geologic Reconnaissance and Boring Location Map
Regional Geology Map
Active and Potentially Active Fault Map
Interpretive Geologic Cross Section A - A'
Interpretive Geologic Cross Section B - B'
Typical Deep Drain Detail
APPENDIX A
Logs of Borings B-1 through B-Il
Classification Chan
Physical Properties Criteria for Rock Descriptions
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GEOLOGICAL AJ"ID GEOTECHNICAL INVESTIGATION
Saint Hilary's Church and School
Tiburon, California
1.0 INTRODUCTION
This report presents the results of our geological and geotechnical investigation for' the proposed
additions to Saint Hilary's Church and School in Tiburon,Califomia. The site is located at
765 Hilary Drive, just east of Rock Hill Drive, approximately 3/4-mile northeast ofTiburon
Boulevard as shown on Figure 1.
The Saint Hilary's campus is bounded by undeveloped hilly terrain to the north and east, private
properties to the south and Rock Hill Drive and private properties to the west as shown on
Figure 2.
The project team is comprised of: I) Saint Hilary's Church and School (o\O<ner), 2) Pelfini
Associates (construction manager), 3) PAC (land development consultant) 4) Case Architects
(architects), 5) Murphy Burr Curry, Inc. (strucrural engineers). 6) Oberkamper & Associates
(civil engineers), 7) Gilpin Geosciences, Inc.ITreadwell & Rollo, Inc. (geological and
geotechnical consultants), 8) Smith & Smith Architects (landscape architects), and 9) Cahill
Contractors (general contractors). Throughout the course of our investigation. information was
presented to the team as it became available.
2.0 PROPOSED DEVELOPMENT
Current plans include constructing several new strucrures including a parish hall, gymnasium.
classroom building, and choir room/youth center building. Specifics to each structure are:
Parish Hall- The new concrete parish hall will be a semi-circular, two-story building with
maximum plan dimensions of approximately SO by 140 feet. It will be benched into the slope
south of the existing church. The lowest finished floor will be at roughly Elevation 72 feet,
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Mean Sea Level (msl)1 corresponding to a ma.'ilinum cut of 14 feet in the slope (relative to the
upper parking lot, which is at about Elevation 86 feet). We understand the lowest floor will
consist of structural wood or concrete slab-on-grade.
Gvmnasium _ Tne gymnasium will be constructed in the northwest area of the site' currently
occupied by a portion of the convent, playyard and hillside slope. It will be a high, one-story
building and have plan dimensions of approximately 95 by 105 feet. The fInished floor will be
concrete slab-on-grade at roughly Elevation 86 feet requiring a cut of approximately 10 to 12
feet into the existing hillside. The north wall of the gymnasium will be designed to retain the
cut.
Classroom Building: _ The new classroom building will be constrUcted adjacent to the east side
of the planned gymnasium and will be one story high with plan dimensions of 80 by 120 feet.
This structure will be built in the area of the existing convent and portable classroom buildings.
which will be demolished and removed. No major cuts are anticipated.
Choir Room and Youth Center - The choir room and youth center will be built in the flat area
between the existing church and elementary school building. It will be one story. of wood-
framed construction and have plan dimensions of about 40 by 65 feet.
Site grading will include a new private access road from Rock Hill Drive, new surface parking
areas and landscaping. In addition, retaining walls on the order of 4 to 6 feet high will be
constructed near the new parish hall and gymnasium.
Locations of the proposed structures and the existing site conditions are shown on Figure 2.
We understand the project ",ill be constructed in two phases. Phase 1 includes constructing the
parish hall, choir room/youth center, and reconfiguring the existing surface parking. Phase 2 will
Elevations referenced in this report are in feet. Mean Sea Level (msl) datum.
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consist of demolishing and removing the existing convent and portable classrooms and
constructing the new gym:rfasium and classroom building.
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Phase 2 will also include the construction of new retaining wall along the north property line
(adjacent to the gymnasium), and grading for the new private access to Rock Hill Drive at the
north end of the campus.
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3.0 SCOPE OF SERVICES
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The geological and geotechnical investigation was performed in accordance with our revised
proposal dated 11 February 1999. The scope of our services consisted of: I) gathering and
reviewing available geologic and geotechnical information including review of historic aerial
photographs for the site and site vicinity, 2) performing a geologic site reconnaissance.
3) logging the conditions exposed in eleven borings, 4) performing engineering studies and
5) developing conclusions and recommendations regarding:
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. soil. groundwater and bedrock conditions
. regional geology and seismicity
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. appropriate foundation type( s)
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. design criteria for the recommended foundation type(s)
. estimates of total and differential foundation settlement
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. subgrade preparation for slab-on-grade floors
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. 1997 Uniform Building Code lateral force factors and site soil factor, "S"
. lateral earth pressures for retaining walls
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. geologic hazards
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. excavation and shoring criteria
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. criteria for placement and quality of fill, including suitability of on-site soil for use as
engineered fill
. pavement design, and
. construction considerations.
During the course of the investigation, we attended several meetings with the design and
construction team to discuss geotechnical and geological issues. During the meetings. we
reviewed two locations on the campus for the new parish hall. Discussion and conclusions
regarding the geology of the entire development are provided in this report; however,
recommendations are presented for the selected building location only.
4.0 INVESTIGATION
Investigation of the site for this study included reviewing aerial photographs, performing a
geological reconnaissance, and exploring the subsurface conditions by drilling and logging test
borings. All three tasks are discussed in the remainder of this section.
4.1 Aerial Photograph Review
To aid in the interpretation of the site geology and to identify geologic units, landsliding and the
history of the site development, our geologist (Gilpin Geosciences) reviewed 13 sets of aerial
photographs dated between 1946 and 1996. Standard aerial photograph review and
photogeologic mapping techniques such as tonal contrasts, abrupt changes in topographic slope,
and variations in site conditions were used in evaluating site conditions. A list of aerial
photographs reviewed is included in the references.
4.2 Geologic Reconnaissance
Geologic reconnaissance mapping of the site and site vicinity was performed on 25 March and
IS May 1999. Geologic mapping was performed using a topographic survey base map of the site
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and site vicinity prepared by Oberkamper & Associates. dated 1 March 1999. Upslope areas, not
included on the Oberkamper drawing (no base map), were mapped on a topography map adapted
from the San Quentin 7.5 minute Quadrangle prepared by the United States Geological Survey
(USGS).
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4.3 Test Borings
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We drilled and logged II test borings at the site on 22 and 23 June 1999. The borings,
designated as B-1 through B-II, were advanced to depths ranging from approximately 7 to 41.5
feet below the existing ground surface using aCME 75 truck-mounted drill rig equipped with
hollow-stem augers. The approximate locations of the test borings are sho"'TI on Figure 3.
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During the drilling, our geologist logged the materials encountered and obtained samples for
visual classification. The logs of the borings are presented on Figures A-I through A-II in
Appendix A. The materials encountered were classified according to the soil classification
system described on Figure A-12 and the physical properties criteria for rock descriptions
described on Figure A-13.
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Two split-barrel samplers were employed to obtain soil samples: I) a Sprague and Henwood
(S&H) with a 3.0-inch outside diameter and 2,43-inch inside diameter. and 2) a Standard
Penetration Test (SPT) sampler with a 2.0-inch outside diameter and I.5-inch inside diameter.
Samplers were driven using a 140-pound, above-ground automatic hammer falling 30 inches.
The blow counts required to drive the S&H sampler the final 12 inches of an I8-inch drive were
corrected to standard SPT N-values and are presented on the boring logs.
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The borings were backfilled with neat cement grout upon completion of drilling as required by
the Marin County Environmental Health Department.
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5.0 REGIONAL GEOLOGY
The site is within the Coast Range geomorphic province that is characterized by northwest-
trending valleys and ridges. Folds and faults that resulted from the collision of the Pacific
(Farallon) and North American plates and subsequent strike-slip faulting along the San Andreas
Fault Zone control the geology. Bedrock underlying the general region is primarily melange
(sheared rock) of the Franciscan Complex.
The Franciscan complex is a disrupted assemblage oflarge and small inclusions of various hard
rock types embedded in a fine-grained matri.x of intensely sheared and crushed rock material.
Inclusions of coherent rocks in the melange matrix may range in size from an inch to several
miles. Sandstone and shale are the most abundant inclusion type, with lesser amounts of
conglomerate. serpentine, calcium-silicate rock, schist, and other metamorphic rocks.
Regional geologic mapping by Rice et aI (1976) shows the site vicinity to be primarily underlain
by landslide deposits and Franciscan Complex-melange as shown on Figure 4. Landslides are
common in melange and generally consist of a chaotic mixture of soil and rock materials
transported downslope. Franciscan sandstone, greenstone and chert is mapped locally in the area
generally as tectonic inclusions in a matrix of melange.
6.0 REGIONAL SEISl\'llCITY
The coastal areas of North em California are seismically active, and it can be expected that the
site will experience periodic minor earthquakes and possibly a major earthquake (moment2
magnitude 7 or greater) on one of the nearby active faults during the life of the project. The
seismicity in the Tiburon area is related to the activity on the San Andreas system of active
2
Moment magnitude is a measure of the average characterisitcs of a faulting event (slip and rupture
area), historically (globally) ranging from 0 - 9.7.
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faults. The faults in this system are characterized by right-lateral, strike-slip movements
(movement is predominantly horizontal).
Other major active faults in the area are the San Gregorio, Hayward, and Calaveras Faults.
These and other active3 or potentially active4 faults of the region are shown on Figure 5. For
each of the active faults, the distance from the site and estimated maximum Moment
magnitudes.6 event are summarized in Table 1.
TABLE 1
Regional Faults and Seismicity
Approximate
Distance from Direction Max
Fault Segment Site (km) from Site '4
Magnitude"
San Al1dreas (1906 Event) . 13 NW 7.9
San Andreas (Peninsula) 14 SW 7.0
San Andreas (Southern Santa Cruz Mountains) 89 S 7.0
Hayward (North) 15 E 6.9
Hayward (South) 35 SE 6.9
San Gregorio 16 SW 7.3
Healdsburg-Rodgers Creek 25 N 7.0
Concord-Green Valley 39 NE 6.9
Greenville 48 SE 6.9
Calaveras (North of Calaveras Reservoir) 39 E 6.8
Calaveras (South of Calaveras Reservoir) 79 SE 6.2
3
Active faults are defined as those exhibiting either surface ruptures, topographic features created by
faulting, surface displacements of geologically Recent (younger than about 11,000 years old)
deposits, tectonic creep along fault lines, and/or close proximity to linear concentrations or trends of
earthquake epicenters.
Potentially active faults are those that have evidence of displacement of deposits of Quaternary age
(the last 2 million years).
Maximum Magnitude Earthquake (Moment magnitude), from Probabilistic Seismic Hazard
Assessment for the State of California by the California Department of Conservation, Division of
Mines and Geology, Open File Report 96-08.
Moment magnitude is an energy-based scale and provides a physically meaningful measure of the
size of a faulting event. Moment magnitude is directly related to average slip and fault rupture area,
4
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_.Since 1800, four major earthquakes have been recorded on the San Andreas Fault. In 1836 an
earillquake with an estimated maximum intensity of VII on the Modified Mercalli (Ml'v1) scale
(Figure 5) occurred east of Monterey Bay on the San Andreas Faule. The estimated Moment
magnitude, Mw. for this earthquake is about 6-1/4. This earthquake was previously thought to
have occurred on the northern portion of the Hayward Fault. In 1838, an earthquake occurred
with an estimated intensity of about VIII-IX (MM), corresponding to a Mw of about 7-1/2. The
San Francisco Earthquake of 1906 caused the most significant damage in the history of the Bay
Area in terms ofloss oflives and property damage. This earthquake created a surface ruprure
along the San Andreas Fault from Shelter Cove to San Juan Bautista approximately 430
kilometers in length. It had a maximum intensity of XI (?vUvl), a Mw of about 7.9, and was felt
560 kilometers away in Oregon, Nevada, and Los Angeles. The most recent earthquake to affect
the Bay Area was the Lorna Prieta Earthquake of 17 October 1989, in the Santa Cruz Mountains
with a Mw of 6.9.
In 1868 an earthquake with an estimated maximum intensity of X on the MM scale occurred on
the southern segment (berween San Leandro and Fremont) of the Hayward Fault. The estimated
Mw for the earthquake is 7.0. In 1861, an earthquake ofunknov.TI magnitude (probably a M" of
about 6.5) was reported on the Calaveras Fault. The most recent significant earthquake on this
fault was the 1984 Morgan Hill earthquake (Mw=6.2).
Recent seismic activity in Northern California has led seismologists to update predictions for the
next major earthquake in the Bay Area. In 1999, the Working Group on California Earthquake
Probabilities (WGCEP) at the U.S. Geologic Survey (USGS) predicted a 70 percent probability
of a magnitude 6.7 or greater earthquake occurring in the San Francisco Bay Area by the year
2030 (WGCEP, 1999). More specific estimates of the probabilities for different faults in the Bay
Area are presented in Table 2.
7
Toppozada. T.R. and Borchardt G,. Re-Evaluation of the 1836 "Hayward Fault" and the 1838 San Andreas
Fault Earthquakes. Bulletin of Seismological Society of America. Volume 88, Number I. February 1998.
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.. _.. __ .TABLE2_
WGCEP (1999) Estimates of30-Year Probability (2000 to 2030)
. of a Magnitude 6.7 or Greater Earthquake
Fault Probability
(percent)
Hayward-Rodgers Creek 32 .
San Andreas 21
Calaveras 18
San Gregorio 10
Concord-Green Valley 6
Greenville 6
Mount Diablo 4 !
No active faults, or extensions of active faults, have been mapped as passing through or near the
site.
7.0 SITE CONDITIONS
The information presented in this section of the report is based on our interpretation of aerial
photographs, our geologic recOlUlaissance and the results of our subsurface investigation.
7.1 Site History
. In the early 1900's, the site and site vicinity consisted of an undeveloped southwest-facing slope.
An incised drainage swale extended down the slope, rougWy bisecting the current Saint Hilary's
property .
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In the early 1950's, grading was performed on the slope to create level pads (cut/fill pads) for the
construction of the existing residences along Hilary Drive adjacent to the site. Limited grading
was performed and the church was built on the southeastern portion of the site between 1950 and
19588.
Fill was placed across the incised drainage swale creating a building pad for the school. Cuts up
to 20 feet high were excavated along the rear (north and northeastern side) of the site. Most of
the aerial photographs reviewed indicate poor drainage conditions and soil creep on the
downslope of this pad. Cracks observed in 1990 photographs parallel to the downslope edge of
the parking area correspond to the area of poor drainage on the slope. From review of the 1963
and 1968 photos, it appears that some repair activity took place at the toe of the fill slope
between those years.
The drainage swale underlying this fill pad continues upslope and offsite to the north/northeast.
This area is characterized by poor drainage, a hummocky ground surface, and landslide activity.
Presently, the existing offsite drainage is collected into a two-foot diameter culvert inlet at the
north property line of the site (Figure 3). Two 6-inch diameter outlet pipes are exposed just
upslope of this inlet. A 5 to 10 feet deep slump landslide is mapped in a cut slope across this
drainage. Bedrock is exposed in the cut slope to the northwest and southeast of this drainage.
indicating the area was filled as part of the uphill developments.
In the 1950, 1958 and 1963 photographs, several small debris flows were observed off site just
north of the northwest portion of the site. One of these debris flows appeared to have reactivated
after 1958 but prior to 1963. The debris flow extended from near the future cui de sac of Via
Paraiso Court to the site. A second, smaller debris flow was present just to the southeast in the
1963 photographs.
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The existing church does not show up in the 1950 aerial photographs but is observed in the 1958
aerial photographs.
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Slope failuresw.er~ iden~fi:d ~ the1950 photograph onthe cut slope uphill of the residences on_
Hilary Drive_ Most of this slope appears to have been reconstructed between 1970 and 1979 as
revealed by the photograph taken at that time.
Similar to other sites on the west facing slope of the Tiburon Peninsula, this site lies on an
ancient deep-seated bedrock landslide. The slide limits are characterized by the anomalous
topography and drainage associated with the small hill on which the church was built in 1958.
The deposit consists of a bedrock block underlying the present school and church buildings. The
onsite filled drainage probably forms the northwest boundary to this deposit. The deposit
extends across slope for 500 to 600 feet to the southeast, offsite (Figure 4). The source of the
bedrock block is likely at the top of the ridge above Via Paraiso.
7.2 Surface Conditions
The existing church and school site is approximately eight acres in area and is on the southwest
facing slope of Ring Mountain south of Rock Hill Drive. The site is a relatively flat pad. which
varies from approximately Elevation 80 to 86 feet at the east and west ends, respectively. The
site is accessed from the east end of Hilary Drive and from Rock Hill Drive, as shown on Figures
2 and 3. A slope with an inclination of approximately 24 to 39 degrees separates the upper pad
from the extension of Hilary Drive below.
Several one-story buildings, an asphalt parking lot, two access roads and several play yards
occupy the site. Saint Hilary's Church is on the east side of the campus. Each structure is of
wood-framed construction with shallow foundation systems and concrete. slab-on-grade floors.
Most of the area surrounding the buildings is paved for parking and play except where portable
units have been installed for added classrooms.
Five private properties abut a portion of the south side of the site (Lots 7-11. see Figures 2 and
3). The slope behind these residences and the slope on site that separates the upper asphalt pad
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(parking lot) from the road (extension of Rock Hill Drive) is approximately 10 and 15 feet high
and is inclined between 28 and 31 degrees.
Behind the Saint Hilary's buildings is a cut slope that is roughly 15 to 25 feet high and has a
slope angle of22 to 34 degrees. Above the cut slope, the hillside rises towards the northeast at
an angle of about 15 to 26 degrees. As discussed earlier, directly behind the elementary school is
a filled drainage swale; surface water is collected in drainage pipe(s) that appears to daylight at
the intersection of Hilary Drive and the site. Severa11andslides are visible on the natural slope as
shown on Figure 3.
Phreatophytes (water-loving plants) are growing at several locations on the site and site vicinity.
including: I) the cutslope. above the church. 2) the base of the fill slope at the southwest corner
of the site, 3) the bench upslope of the present classroom building. and 4) the north end of the
site in the Rock Hill Drive cut slope.
7.3 Site Geology
Geologic units underling the site include fill, colluvium. landslide debris. and Franciscan
Complex-melange. The approximate limits of the geologic units are shO'ATI on Figure 3.
Fill (Of) consisting of weathered bedrock and soil with some organic debris was encountered
during our field investigation. Fill material is identified based on the presence of manmade
debris and/or organics within the soil and is predominantly in the area of the former swale.
B lading of the access roads has resulted in the placement of fills predominately on the
downslope edges.
Colluvium (Oc) consists of gravity-transported deposits, including angular weathered bedrock.
soil, and organic debris. The colluvium typically consists of dark brown to dark gray clay to clay
with sand and gravel or occasional rock fragments. This unit is found on the site in isolated
drainage where slope wash and erosion have accumulated soil deposits on gentle slopes not
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subject to landslide movement. In several cases, these are perched at higher elevations where the
-surface runoff is insufficient to cause landsliding.
Landslide deposits (Ols) mantle much of the area upslope of the existing play areas. Debris and
earthflow landslides are the most common; however, slump and slump-flow landslides also
occur. An approximately 100 foot long segment of the cut slope failed in a debris slump
landslide immediately upslope of the existing play areas, as shown on Figure 3. The landslide
does not appear to extend onto the neighboring property. However, the area upslope of the
church appears to have poor drainage conditions and a shallow debris landslide, associated with
a cut slope and grading, was observed.
A smaller debris slump occurred on the cut slope in the area of the former incised drainage
swale. The slope failure appears to be limited to a wedge of fill associated with the swale fill.
The Franciscan Comolex-melaniZe (KJfm) at this site consists predominately of medium-grained
sandstone with random layers of shale. chert, and serpentinite. The rock is generally intensely to
closely fractured, moderately strong to strong, moderately hard to hard, and deeply to moderately
weathered. Sandstone and shale outcrop northwest of the incised drainage s"vale, and chert and
serpentinite outcrop to the southeast. Where visible, bedding dips into the slope at about 50
degrees.
A perched and isolated groundwater table is characteristic of the melange bedrock terrain.
Seepage is likely to occur in swale areas, at sheared bedrock contacts between permeable
(sandstone) and impermeable (shale) units and at any significant changes in the topography.
Such a groundwater table was encountered at about Elevation 84 feet (a depth of about 3 feet
below the ground surface) in boring B-7.
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7.4
Subsurface Conditions
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Subsurface conditions at the site consist of surficial soil overlying bedrock as described above.
The surficial soil includes fill and colluvium. The fill ranges in thickness from one foot to over
20 feet. Colluvium was encountered locally below the fill. Bedrock was encountered in all of
the borings and consisted of sandstone and shale.
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In the area of the proposed gymnasium and classroom addition, approximately 1 to 8 feet offill
and colluvium blanket the site. Beneath the soil, sandstone bedrock was encountered as shown
in Borings B-1 through B-3 and B-ll. The sandstone is generally characterized as intensely
fractured, hard, strong, and moderately weathered.
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The area of the existing parking lot adjacent to the elementary school building (north limits of
proposed parish hall and associated retaining wall), is blanketed with 8 to 28 feet of fill and
colluvium (Boring B-4 through B-6). Fractured sandstone and sheared shale is present below the
soil. The sandstone encountered in B-4 was characterized as intensely fractured to occasionally
fractured, low hardness to very hard, weak to very strong, moderately to deeply weathered. The
sheared shale encountered in B-5 and B-6 was generally described as crushed,. soft. plastic, and
deeply weathered. Boring B-4 was drilled in what appears to be the approximate centerline of
the swale where the fill thickness was the greatest, approximately 28 feet deep.
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The area separating the church from the school building (choir room/youth center site) is
underlain by approximately five feet of fill (B-7). Chert bedrock characterized as closely
fractured, very hard, very strong and slightly weathered was encountered below the fill.
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Adjacent to the private extension of Hilary Drive (south limits of the Parish Hall site) 2 to 6 feet
of fill and colluvium underlie the site (B-8 through B-1 0). Sheared sandstone, sheared shale and
sandstone were encountered below the fill and Colluvium. The sheared shale and sheared
sandstone encountered in B-S and B-9 was described as crushed, soft to low hardness. plastic to
friable, and deeply weathered. The sandstone encountered in B-1 0 was described as intensely
fractured. low hardness, friable. and deeply weathered.
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Groundwater was encounter in Borings B-6 and B-7 at depths of39 and 3 feet, respectively. The.
relatively high groundwater encountered in B- 7 appears to be perched water travelling within the
fill above the relatively impervious chert bedrock and may be the result of irrigation of the
upslope area.
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Two interpretive geologic cross sections have been constructed based on the geologic
reconnaissance mapping and the conditions encountered in the borings. Section A-A' presented
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as Figure 5 extends through the proposed building area of the Parish Hall, and Section B-B'
presented as Figure 6 extends through the proposed building area of the new gymnasium.
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8.0
DISCUSSION AND CONCLUSIONS
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The presence of undocumented fill and the stability of the slopes are the primary geotechnical
issues affecting development of this site. These issues and potential geological and seismic
hazards are discussed in the remainder of this section.
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8.1
Geologic Hazards
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During our aerial photograph review and field mapping. we observed features indicative of
ongoing creep movement of the ancient bedrock landslide deposit underlying the general vicinity
of the church and school site. However, none were observed on the site. Therefore, based on
our experience with similar bedrock landslides in the San Francisco Bay area, we judge this
ancient landslide is inactive and the potential for movement at the church and school site is low.
However, the potential for reactivation exists if extended years of greater than average
precipitation, combined with high intensity events, grading or cutting of the toe of the deposit.
and earthquake activity occur.
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8.2 Seismic Hazards
Because the project site is in a seismically active region, we evaluated the potential for
earthquake-induced geologic hazards such as ground shaking, liquefaction. differential
compaction, ground rupture, and slope deformation.
8.2.1 Ground Shaking
Ground shaking from future earthquakes on the San Andreas, Hayward, San Gregorio, Rodgers
Creek, and other faults will be felt at the site. The intensity of earthquake ground motion at the
site will depend upon the characteristics of the generating fault, distance to the earthquake
] epicenter, magnitude and duration of the earthquake, and specific subsurface conditions. We
judge ground shaking at the site during a large earthquake on one of the faults will be strong to
] very strong.
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8.2.2 Liquefaction
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Soil liquefaction is a phenomenon where loose, saturated. cohesionless soil experiences a
temporary reduction of strength during strong cyclic loading such as that produced by
earthquakes. Typically, liquefaction potential increases with increased duration and magnitude
of cyclic loading. Soil most susceptible to liquefaction is loose, clean, saturated, uniformly
graded, fine-grained sand and cohesionless silt.
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Considering we did not encounter any layers or zones ofloose sand or silt below the
groundwater in our borings, we conclude the potential for liquefaction to occur at the site is low.
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8.2.3 Differential Compaction
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Compaction of non-saturated sand by earthquake vibrations may cause differential settlement.
The existing fills encountered in our test borings primarily consist of clay, which is typically not
susceptible to seismic differential compaction. Therefore, this issue is not a concern.
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Furthermore, where shallow, uncompacted fill i~ encountered beneath new building areas. it
should be removed and replaced as engineered fill as discussed in Section 9.1 of this report.
8.2.4 Fault Rupture
There are no known active faults on or projecting through the property. Therefore, we judge the
risk from fault rupture at the site is very low.
8.2.5 Slope Deformation
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During the 1994 Northridge earthquake (Magnitude 6.9) in southern California, numerous homes
built on fill slopes suffered damage. The cause of the damage was earthquake-induced
deformation of the fill slopes, which resulted in cracks in the building pad behind the top of fill
slope. Although most of these cracks were only a few inches wide, they occurred throughout the
homes and often caused foundation damage.
Considering the site is in close proximity to several active faults. earthquake-induced slope
deformation should be expected in the existing fill slopes. New building and retaining walls
should be designed to accommodate loads associated with deformation of slopes.
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8.3 Surface Water and Groundwater
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Portions of the site remain wet year round. Seeps appear on the slopes (Figure 3) and
groundwater may exist locally along the fill/colluvium or fil1/bedrock contact.
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The presence of uncontrolled water can lead to pressure buildup within the soil and rock
formations which, in turn, may lead to slope instability. Furthermore, uncontrolled water may
cause erosional problems on and at the toe of slopes. To improve stability, measures to control
drainage will be required. These measures should include; continuous drains along the north
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property line, and surface and subsurface drains at the location of each new strUcture including
beneath the portions of the asphalt driveway and parking lot and behind all retaining walls.
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8A Landslides
Landslides are present throughout the slope along the north property line (Figure 3). Many
shallow slides (up to 10 feet deep) were caused by the buildup of water pressure in the
Franciscan Complex-melange. Because this material is relatively impervious, groundwater flow
is impeded at the contact between the more pervious sandy soil and the underlying shale and
chert. When impeded a buildup of hydrostatic pressure occurs that cannot be resisted by the
shear strength of the material. Where the proposed developments are planned (new retaining
wall at the northwest property line), portions of these slides may be removed and/or
reconstructed as part of the grading and retaining wall construction. In areas where no
developments are planned (upslope area of the proposed gymnasium), options include leaving
the slide and performing ongoing maintenance, reconstructing the slopes, or constructing
catchment structures to control slide debris.
'.\ihen the final grading plan and construction schedules for each phase of construction are
complete. we can assist the project team on the most appropriate solution.
8.5
Found:ltions and Settlement
The fill in its present condition cannot be relied upon to provide uniform building support and
satisfactory settkment behavior. Considering that rock which will provide good support should
be encountered within five to seven feet of the proposed lowest finished floor for each of the
proposed new structures, we recommend shallow spread type foundations bottom in this
material. We judge footings bearing on rock will experience negligible settlement. Where the
existing fill remains (below the slab-on-grade floors). It should be removed and recompacted.
8.6
Construction Considerations
To construct the new below grade walls for the parish hall and gymnasium structures, temporary
slopes and/or braced excavations will be required. Several methods have been evaluated for
each location that would maintain stability and allow proper bearing in rock.
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8.6.1 Parish Hall
To achieve the lowest finish floor elevation and acceptable bearing material (bedrock), an
excavation of up to 25 feet will be required adjacent to the existing parking lot. We have
evaluated shored and sloped excavations, and we conclude sufficient space is available to
excavate temporary slopes. On the basis of our knowledge of the soil and rock conditions
temporary slopes of 1: I (horizontal to vertical) in soil and 1/2: I in the bedrock should be stable.
Cuts of these inclinations would require approximately 25 feet of horizontal space.
A sloped excavation should allow removal and replacement of a portion of the undocwnented fill
beneath the parking lot. Furthermore, drainage can be installed to increase the stability of this
area of the site. Benching the new fill would be required as discussed in the recommendation
section of this report.
8.6.2 Gymnasium
The proposed footprint of the gymnasiwn currently extends 20 feet into the existing hillside. To
construct the north wall and portions of the east and west walls, lateral support of the hillside will
be required. If the area is mass excavated, resulting in removal of a significant portion of the toe
of the slope, a slope failure could occur.
To reduce the potential for a slope failure, the project team evaluated several method of
construction including:. I) installing temporary shoring consisting of soldier beams with lagging
and tiebacks, 2) constructing the permanent gymnasiwn wall using top down construction using
soldier beams with permanent tiebacks and shotcrete, and 3) constructing the north wall of the
gymnasiwn in sections (slot excavation) .
Significant cost is associated with constructing the wall in sections, and the team decided this
alternative was uneconomical. Installing temporary shoring would require the designing the
gymnasium wall to accommodate the long-term loads of the hill. Using top down construction
with permanent tiebacks and a shotcrete wall would allow for savings in time and money. With
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either alternative 1 or 2, access to the appropriate elevation on the 11illside where the wall is to be
constructed should be addressed. After evaluating the advantages and disadvantages of
Alternatives 1 & 2, it was mutually agreed that constructing the north wall of the gymnasium
using top down construction would be the most economical.
Generally, the construction procedure would include: 1) raising the grade of the asphalt parking
lot to the proper elevation on the slope where the gymnasium wall is to be constructed to allow
equipment access (a temporary fill pad approximately 12 feet would be required), 2) drilling and
setting steel soldier beams, 3) excavating a stable height of the wall (top down), 4) installing
permanent tiebacks into the hill at soldier beam locations, placing reinforcing steel and
5) shotcreting the face. Steps 3 through 5 would be repeated until the entire wall is complete.
Geotechnical design criteria for this method is presented in the recommendation portion of this
report.
8.6.3 General
On the basis of our borings. we conclude excavation of the soil and bedrock can be performed
using conventional earth moving equipment. Most of the excavated material can be reused for
fill. except portions of the fill that contain organics. Some moisture conditioning through
aeration or other means may be necessary (depending upon the time of year the work is
performed) to achieve proper compaction.
Because the floor of the gymnasium will include a concrete slab on grade and fill exists beneath
the proposed gymnasium footprint, we conclude portions of the upper two feet of fill should be
removed and recompacted as engineered fill.
During construction (after demolition of the existing buildings) areas requiring overexcavation
can be better assessed.
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Dewatering of the excavations may be required to construct footings. Selection and design of the
dewatering system should be the responsibility of the contractor.
9.0 RECOMMENDATIONS
Recommendations for site grading, foundation design, retaining walls, slab-on-grade floors,
pavement design, seismic design and construction considerations are presented in this section of
the report.
9.1 Site Preparation and Grading
Vegetation in the proposed improvement areas should be stripped and removed from the site. In
areas where vegetation is removed, the upper six inches of soil containing organic matter should
also be stripped and removed from the site or stockpiled for use in landscaped areas, if approved
by the architect.
Construction of the proposed improvements will require excavations into bedrock. We expect
that conventional earth-moving equipment can be used to make these cuts, although ripping is
anticipated. In confined areas, jackhammering may be required.
For preliminary design purposes, we recommend temporary cut slopes higher than five feet be no
steeper than 1:1 and 1/2:1 (horizontal to vertical) in soil and bedrock, respectively. These slope
inclinations are subject to change depending upon the conditions exposed during excavation.
Areas to receive fill should be scarified to a depth of at least six inches, moisture-conditioned to
above optimum moisture content, and compacted to at least 90 percent relative compaction9. All
fills should be placed in horizontal layers not exceeding eight inches in uncompacted thickness,
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Relative compaction refers to the in-place dry density of soil expressed as a percentage of the
maximum dry density of the same material, as determined by the ASTM 01557-91 laboratory
compaction procedure.
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moisture-conditioned to above optimum moisture, and compacted to at least 90 percent relative
compaction.
If plans include placing fills thicker than two feet on the existing slopes, we will provide criteria
for these fills including subdrains, keyways and benching into the hillside.
On-site soil free of organic matter and excavated rock smaller than six inches (greatest
dimension) is suitable for use as fill or backfill. Imported soil should be non-expansive, granular
in nature, and have a liquid limit of less than 40 and a plasticity index of less than 12. Samples
of both on-site and imported soil proposed for use as fill should be submitted to the geotechnical
engineer for testing.
\Vhere compaction of backfill by heavy equipment could cause surcharge loads on walls or
foundations (as determined by the structural engineer). the structures should be braced or hand
compaction equipment should be used.
Areas designated for new slab-on-grade floors should be overexcavated at least two feet and
recompacted to 90 percent relative compaction. Prior to fill placement, the exposed subgrade
should be proof-rolled to a firm non-yielding surface. Up to 25 feet of backfill may be required
behind the new north wall of the parish hall. In addition to the fill requirements presented in this
section, we recommend the existing sloping ground be benched as the fill operation proceeds
upslope. The benches should be at least two feet wide. A subdrain should be installed at the
contact between the fill and natural ground. The subdrain should consist of six-inch diameter
pipes wrapped in filter fabric (to prevent clogging) and surrounded in drainrock. The pipes may
extend to the drain behind the retaining wall or to other acceptable outlets.
Furthermore, fill should not be placed where free water is present. If free water is present. the
operation should have the flexibility to install proper drainage.
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. 9.2 Foundations
We recommend the parish hall be supported on continuous footings bottomed in rock. The
footings should be at least 24 inches wide. The gymnasium, classroom addition and choir
room/youth center buildings may be supported on a thickened slab foundation also bottomed in
bedrock. The outside edge ?f the footings should be at least seven feet away from any slope
face.
We recommend all footings be designed using an allowable bearing pressure of 6,000 pounds per
square foot (pst) for dead loads, 7,500 psffor dead plus live loads, and 1.0,000 psffor total loads,
including wind and seismic forces.
Lateral loads can be resisted by a combination of passive earth pressure on the face of the
footings and friction between the bases of the footings and the supporting rock. For design, we
recommend using a uniform passive pressure of2,000 psf, and a frictional coefficient of 0.40.
The recommended passive pressures include a factor of safety of 1.5.
We should check footing excavations prior to placement of reinforcing steel. Excavations should
be free of standing water. debris, and loose compressible materials prior to concrete placement.
The bottoms and sides of the footing excavations should be maintained in a moist condition until
concrete is placed.
9.3 Retaining Walls
9.3.1 General Design Criteria
Retaining walls including the north wall of the parish hall and gymnasium should be designed to
resist soil and rock pressures. We recommend the follo'Wing equivalent fluid weights:
. 100 pounds per cubic foot (pct) for walls with level backfill (parish hall and adjacent
retaining walls)
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· 120 pcffor walls with sloping backfill (gymnasium and adjacent retraining walls)
These values are for a restrained case (no movement) and for rigid retaining walls and include
the effects of creep and earthquake loads.
\Vhere surcharge loading is anticipated, the walls should be designed to resist an additional
lateral load of 100 psf applied uniformly over the height of the walls. At your request, we will
analyze surcharge load conditions (prepared by your structural engineer) and evaluate each on a
case by case basis. This will allow us to check our recommendation and make changes, if
necessary .
The design pressures are based on fully drained walls. Although the walls will likely be above
any groundwater. water can accumulate behind the walls from other sources such as rainfall.
irrigation. and broken water lines.
Walls should be backed with a prefabricated drainage panel or rock wrapped in filter faoric.
Either alternative will reduce the risk of hydrostatic pressures from groundwater seepage, utility
breaks and landscape irrigation. The panel or rock should extend to the base of wall and connect
to collector pipes. The collector pipe should be sloped to drain to an acceptable outlet. \Vbere
vertical cuts are made (gymnasium site), the drainage panel may be attached to the soil and
bedrock. The drainage panel should extend down to the base of the wall. The drain at the base
of the parish hall should extend to the base of the wall (up to seven feet below the finished floor
elevation). We should check the manufacturer's specifications regarding the proposed
prefabricated drainage panel material to verify that it is appropriate for the intended use.
If moisture infiltration through the basement walls is unacceptable. we recommend adding
waterproofing berween the drainage panel and the permanent basement wall. Two products are
acceptable: Paraseal or Preprufe 160.
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u 9.3.2 Gymnasium Wall (North)
We recommend the north wall of the gymnasium be constructed using p=anent soldier beams
and tiebacks as discussed in this section.
The lateral earth pressure reconunended for use in designing a soldier pile with tiebacks and
shotcrete system is presented in the previous section. This pressure assumes groundwater flow
will be to the base of the excavation (drained walls) and will not build up behind the wall.
Soldier beams should not be installed by driving. The estimated penetration of20 feet would not
be achieved because of the native bedrock. We recommend soldier beams be installed by
placing the beams in drilled shafts. Casing will be required to keep the shafts open until concrete
can be placed.
V erticalloads can be resisted by skin friction along the portion of the soldier piles below the
excavation. We recommend an allowable skin friction value of2,000 psf. End bearing should
be neglected.
Tiebacks should derive their load-carrying capacity from the bedrock behind an imaginary line
sloping upward from a point HIS feet away from the bottom of the excavation at an angle 60
degrees from horizontal, where H is the height of the wall in feet. The stressing and bond
lengths should each be at least 15 and 10 feet, respectively.
Tiebacks will generally be installed through sandstone and shale bedrock. Allowable capacities
of the tiebacks will depend on the installation method, hole diameter, grout pressure. and
workmanship. For estimating purposes, we recommend using a skin friction value for gravity
placed grouted tiebacks of 2,000 pounds per square foot (psf). These values include a safety
factor of 1.5. To ensure the design and test loads will be achieved, we recommend tiebacks be
equipped with post-grout tubes. Because the tiebacks will be permanent, we recommend they be
provided with double corrosion protection.
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We recommend against using auger-type installation equipment (hollow stem or flight) to install
tiebacks at this site because of the creeping nature of the bedrock. On similar projects, specialty
contractors have used a Klemm rig (double cased hole) with success.
Determining the length of tieback required to resist the lateral pressure is the contractor's
responsibility. The computed bond length should be confirmed by a proof-testing program under
the observation of an engineer experienced in this type of work. Because the tiebacks are
permanent, they should be proof-tested to at least 1.5 times the design load. The first two
production tiebacks and two percent of the remaining tiebacks should be performance-tested to
two times the design load. If any tiebacks fail to meet the proof-testing requirements, additional
tiebacks should be added to compensate for the deficiency, as required by the shoring designer.
9.4 Slab-On-Grade Floors
The concrete slab-on-grade floor should be supported on engineered fill as described in Section
9.1.
If water vapor moving through the slab is considered detrimental (beneath the gymnasium floor),
a waterproofing membrane should be installed beneath the slab-on-grade floor. An acceptable
method for waterproofing is to place Preprufe 300 or equivalent on the underside of the slab.
Where waterproofing is not required, we recommend as a minimum, a moisture barrier be
installed beneath the slab. A typical moisture prevention barrier includes a capillary moisture
break consisting of at least a four-inch-thick layer of clean, free-draining gravel or crushed rock
O/4-inch gradation) overlain by a moisture-proof membrane consisting of Griffolyn type 65-G or
equivalent.
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9.5 Pavement Design
The State of California resistance value (R-value) method for flexible pavement design was used
to develop recommendations for pavement sections. The thickness of pavement depends upon
the R-value of the subgrade soil and the volume of traffic anticipated. Based on previously
performed laboratory tests on similar soil, an R-value of 10 was used for the clayey soil. This
material underlies the majority of the site planned for pavements.
For our calculations, we used a traffic index of 5.5 for traffic channels and 4.5 for parking areas.
These traffic indices assume light to medium truck traffic for traffic channels and passenger car
traffic with occasional trucks for the parking areas. Recommended pavement thicknesses for
these traffic indices are presented in Table 3.
TABLE 3
Pavement Sections
Class II
Asphaltic Concrete Aggregate Total Thickness
(inches) Baserock (inches)
(inches)
Traffic Channels 3.0 11.0 i4.0
(TI = 5.5)
Parking Areas (TI 2.5 8.0 10.5
=4.5)
After placing utility trench backfills, the final soil subgrade in paved areas should be scarified to
a depth of six inches, moisture conditioned, and compacted to at least 95 percent relative
compaction to provide a smooth, non-yielding surface. The aggregate base should conform to
the current State of California (Caltrans) Standard Specifications and be compacted to at least 95
percent relative compaction.
27
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25 October 1999
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9.6 Drainage Control
9.6.1 Surface Drainage
Drainage control design should include provisions for positive surface gradients so that surface
runoff is not permitted to. pond, particularly above slopes or adjacent to building foundations,
roadways, pavements, or slabs. Surface runoff should be directed away from slopes and
foundations and collected in lined ditches or drainage swales. The water collected should be
directed to a storm drain or paved roadway. Discharge from the roof gutter and downspout
systems should be included in the collection system and not allowed to infiltrate the subsurface
near the structures or in the vicinity of slopes.
Cut and till slope drainage terraces should be provided with suitable drainage gradients and
permanently lined ditches capable of collecting and transporting runoff water to a suitable
discharge point. Inlets of any pipes should be designed against clogging and for minimum
maintenance. The terraces should be provided with suitable access to permit periodic cleaning
and maintenance.
9.6.2 Subsurface Drainage
Subdrains should be installed on benches (parish hall) and within fills to reduce the potential for
buildup of hydrostatic pressures in the fills. A subdrain should be installed along the north
property line (deep drain). A detail for the deep drain is shov.n on Figure 8. Cleanouts should
be installed every 100 feet or for each length of pipe that has a bend sharper than 45 degrees.
Subdrains should consist of a six-inch-diameter (eight-inch-diameter for deep drain), perforated.
SDR 35 pipe (perforations dov.n) surrounded by crushed rock with 1/2- to 3/4-inch gradation or
Class 2 permeable material wrapped in filter fabric (Mirafi 140N) or equivalent. The perforated
pipe should be sloped to drain at a minimum gradient of two percent to a collector pipe for
discharge to the storm drain system or a suitable lined drainage ditch. Settlement of soil beneath
fill slopes will tend to reduce pipe gradients. Therefore, gradients should be increased in areas
28
25690 I 0 I.FJR
25 Octob~r 1999
E}[T-TTBIT NO. 3fz
\'. 7c o'r 77
TreadwelI&RoIIo
where more than 10 feet of fill is to be placed. Cleanouts should be provided for each length of
pipe that has a bend sharper than 45 degrees and at approximately IOO"foot intervals for straight
pIpe.
9.7 Seismic Design
If the building is designed in accordance with the 1995 Uniform Building Code, the site
coefficient (S-Factor) applicable to the site is 1.2 (S2 site coefficient).
If the seismic provisions of the 1997 Uniform Building Code (UBC) are used, we recommend
the parameters below:
. Seismic Zone Factor 4
. Soil Profile Type S,
. Near Source Factor N. is 1.0
. Near Source FactorNv is 1.0S
10.0 LIMITATIONS
The conclusions and recommendations presented in this report apply to the site and to
construction conditions as we have described them. They are the result of engineering studies
and our interpretations of the existing geotechnical conditions. Actual subsurface conditions
may vary. Should conditions substantially differ from those that we anticipate, some
modifications to our conclusions and recommendations may be necessary.
Our firm has prepared this report for the exclusive use of our client and their representatives on
this project in substantial accordance with the generally accepted geotechnical engineering
practice as it exists in the site area at the time of our study. No warranty is expressed or implied.
The recommendations provided in this report are based on the assumption that an adequate
program of tests and observations will be conducted by our firm during the construction phase in
29
256901 0 l.FJR
25 October 1999
F::;<t-TTBI'!' NO. ~zS
fI, 7) Dt:37
TreaMelI&RoIIo
order to .evaluate compliance with our recommendations. Ifwe are not retained for these
services, the client must assume Treadwell & Rollo's responsibility for potential claims that may
. arise during or after construction.
30
I
I
!
I
I
EXHIBIT NO. ~3f
p. ~i.{ b~3>7 to
25 October 1999
25690101.FJR
Tread'Ne!!&RcI!o
REFERENCES
Rice, S.l., Smith, T.e., and Strand, R.G., 1976, Geology for Planning: Central and Southeastern
Marin County, California: California Division of Mines and Geology OFR 76-2.
u.s. Geological Survey (USGS), 1990, Probabilities of Large Earthquakes in the San Francisco
Bay Region, California: prepared by the Working Group on California Earthquake Probabilities,
U.S. Geological Survey Circular 1053.
Aerial PhotolmlOhs
Date Photo Number Scale
3/15/96 KA V 5132-113-08,09 1 :24,000
8/14/95 A V 4890-21-49,50 1:12,000
3/15/90 AV 3766-0213-04,05 1:12.000
4/19/86 A V 2860-15-15,17 1:12,000
4/30/85 A V 2630-04-21,22 1:12,000
5/11/79 AV 1700-05-19,20 1:12.000
4/28/75 AV 1187-08-15,16 1:12.000
7/2/70 A V 957-08-11,12 1:12.000
4/9/68 A V 844-09-27.28 1:30.000
7/9/63 A V 550-04-17.18 1:36.000
3/1158 SF-AREA 1-70.1-71 1:36.000
11/8/50 AV 41-06-30,31 1:15.000
9/6/46 A V 9-04-03,04 1:23.000
E}{qIBIT NO. "ZS--
fl, ?) of 1-7
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Base map: The Thomas Guide
Marin County
1999
~
No scale
ST. HILARY'S CHURCH AND SCHOOL
Tiburon. California
SITE LOCATION MAP
Treadwell&RoIlo
Date 10/19/99 Project No. 2569,01 Figure 1
EXHIBIT NO. ~?? <2--'
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ST. HILARY'S OiURCH AND SCHOOL
Tiburon,CdIornioJ.
c:::J ApprOKlmBl8limilS at prcpcqd StrllCt....."
AllIlroKlmalelim;lSoI&Jus~ng'mpro\'8l11"'ls
PLAN SHOWING EXISllNG CONDmO~
AND PROPOSED DEVELOPMENT
CatelO122199 PmjeetNo. 2S69.01 FIQU" 2
Treadwell&Roilo
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26 January 2000
Project No. 2569.01
FEB 1 4 2000
PLAr~i'JING DEPAR"n-.;iEi'if
TOWN OF T;b!;I"lO;.j
ReverendJ~esT.T~tino
Saint Hilary's Church
761 Hilary Drive
Tiburon. California 94920
Subject: Review of Architectural Plan
Revised Location
New Parish Hall & Convent
Saint Hilary's Parish
Tiburon, California
Dear Reverend T ~tino:
At the request of your consultant Mr. Tom Newton, this letter presents our review of the revised
site plan for the Parish Center & Convent for the Saint Hilary's project in Tiburon. The plan was
prepared by Case Architects and is dated 21 January 2000. We previously prepared a geological
and geotechnical investigation for project and presented the results in a report dated 25 October
1999.
In our report, we provided recommendations for the proposed Parish Hall to be located in the
sloped area between Hilary Drive extension and the upper parking lot. The lowest fInished floor
was at roughly Elevation 72 feet (Mean Sea Level Datum).
The revised location for the Parish Hall & Convent is roughly eight feet north of the original
loc~tl'cn o'nd "",...the. r;nto +J..~ "-pe. _~.1,;_", ,~+\ A+ +t.,_ '-ca+'on the 10"'0"+ "'ll1l'shed fl"c. 'nas
"".. .. Y.o. .lu.i.. .. \.. ...u........1-'.. !-,'-W..L'l...i.J....L::, .L"-J";" .. o..I....I..J..,;,).I.V u., .".....:>l. .i. ...u J.
been lowered approximately two feet to Elevation 70 feet. Furthermore, the plan shows a
two-car garage on the south side of the Parish Hall adjacent to the extension of Hilary Drive.
These modifIcations do not impact the conclusions and recommendations presented in our 25
October 1999 report. Furthermore, we believe the information contained in the report is
adequate for developing the final design documents.
EP!I:BITNO.~
P. I OPz..-
Treadwell &: Rollo. Inc. E'Iviror:mentJll G~o(ecnnir,;JI Consultanrs
555 Montgomery Street. Suite 130C, San Francisco, CA 94111
Telephone ',415) 955-9040 Facsimile (415) 955-9041
TreadY,ell&RoIlo
Reverend James T. Tarantino
26 January 2000
Page 2
If you have any questions, please calL
Sincerely yours,
TREADWELL & ROLLO, INe.
FR}
Geotechnical Engineer
25690104.FJR
cc: George Barry
Tom Newton - pac
Ron Case - Case Architecture
i<'yuTSI'I' NO.~
---
p. Z-OF 2--
JUN.21.2000 12:320~
BEQDWE'_L 8. ROLLO
NO. 331
P.2
TreacMelI&RoIo
21 Juoe 2000
Project No. 256;1.01
Reverend James T. TllIllIltino
Saint Hilary's Church
761 Hilary Drive
Tiburon, Cilifornia 94920
R-C"""" ,,-"'"
..... ,- '. ,...: ,
J.. . ,~.,.".~ ,~. ,.,... ..~.'
S ubj ect: Review of Architectural Plan
Revised Master Plan
Saint Hilary's Parish
Tiburon. California
JUN 2 1 2000
PLAr~i-,;i~!G r~t'p,~R! ;,;t~~ i
TO';\N 01: 'G,,;ilUd
Dear Reverend Tarantino:
At the request of your consultant Mr. Tom Newton. this letter presents the results of oW' review
of the revised master plan for the Parish Center & Convent for the Saint Hilary's project in
Tiburon. ~ plan was prepared by Case Architects and is dated 13 June 2000. We previously
prepared a geological and geotechnical investigation for project and presented the results in a
report dated 25 October 1999. In addition, we have participated in value engineering and
attended a planning commission meeting held 10 May 2000.
In our report, we provided recommendatiollS for the proposed Parish Hall to be located in the
sloped area between Hilary Drive extension Bud the upper parking lot. The lowest finished floor
was at roughly Elevation 72 feet (Mean Sea Level Datum). The new gymnasium was pI2I."'med at
the northeast comer of the school and included cutting into the north slope approximately ten
feet.
The revised master plan shows the Parish Hall whlch was originally onc building 110W fow'
smaller buildings. The four buildings are:
. new Convent, located in the southwest area off Hilary Drive with approximate plan
dimensions of 5S by 63 feet
. new Rectory. located at the east end of Hilary Drive with approximate plan
dimensions of 63 by 63 feet
. new Parish Offices, located in the existing Rectory Building and includes remodeling
of the existing structure
. new Parish Center located adj llCent to the west side of the existing church with
approximate plan dimensIons of 66 by 70 feet.
Treadwoll ,. R~lo, Inc. ffJllirct'lmenl.jj ~ GeotDChnlc"" COMl./ttf1t8
35" rv10n~o"'Gry Slteet.. Suite 3.300, SI~ FrQnClIGClO, CA 9411::'
TOIop/lOn. 1415) 955-9040 Foc.lmile (US) 955-&041
EXHIBIT NO. ~77
? I ()FZ-
JUN.~1.~000 1~:32P~
TR~~DWELL & ROLLO
NO. 931
P.3
10
Reverend James T. TiII'antino
21 June 2000
Page 2
Furthermore. the plan shows the new classroom buildiui and gymnasium are switched and
moved south from their original locations. Consequently, cuts into the north slope behind the
school and gymnasiUll1 have bcon minimized.
These modifications do not impact the conclusions presented in our 25 October 1999 report.
Furthermore. we believe the information contained in the report is adequate for developing tbe
final design docull1Cllts.
If you have any questions, please call.
Sincm-ely yours,
TREADWELL & ROLLO, mc.
Ira-
Prank J. Rollo
Geotechnical Engineer
:J-.
cc: George Barry
Tom NeWlon - pac
Ron Case - Case Archi\CCture
Ex..qIBIT NO. ~ 27
r z of 2-
HYDROLOGIC ANALYSIS
ST. HILARY'S CHURCH
TIBURON. CALIFORNIA
RECEIVED
TOWN OF TISURON
OCT 2 5 \999
DEPARTMENT OF
GENERAL COMMUNI1Y DEVELOPMENT
St. Hilary's church lies within a watershed containing 21 acres situated
between Rock Hill Road and Gilmartin Drive. The watershed is identified as
outfall "C" of the Rock Hill watershed in the Tiburon Drainage Master' Plan
1974, Revised Edition May 1975. This 1975 report indicates that with respect
to ultimate flows, outfall "C" had no deficiencies.
The area upslope from St. Hilary's flows overland and through a swale
to the St. Hilary's property where it enters a piping system. It passes through
the St. Hilary's property and is discharged from the piping system to an open
channel just southerly of the easterly end of Hilary Drive. The open channel
flows to Tiburon Blvd. where it enters a culvert and flows beneath Tiburon
Blvd. and the bike path and discharges to the bay.
ST. HILARY'S PROPERTY-PRESENT AND FUTURE CONDITIONS
The flow from the watershed has been analyzed with respect to present
conditions and future conditions based on the construction and improvements
proposed for the St. Hilary's p'roperty.
The analysis was performed using the "Hydraflow. Hydrographs for
Windows" program Version 6.0 by Intelisolve.
The future conditions analysis was computed with the addition of the
impervious area which will be created by the addition of buildings and pavement.
Construction of buildings over presently paved areas will have no affect 'on the
amount of runoff.
The flow at Tiburon Blvd. will be increased from 20.8 cubic feet per
second to 21.1 cubic feet per second. This increase is not significant as a
percentage of flow and the increased flow is well within the capacity of the
channel and culverts downstream from the St. Hilary's property.
ATTACHMENTS
Hilary. GPW-1 0 pages - Present Conditions
Hilary1 . GPW-1 0 pages - Future Conditions
Watershed Map
~mLlE @@[P>W
1<'ytTIBIT NO. tii>"Z$'