HomeMy WebLinkAboutTC Res 2012-08-01RESOLUTION NO. 26-2012
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON
APPROVING SITE PLAN AND ARCHITECTURAL DRAWINGS
FOR THE BELVEDERE-TIBURON LIBRARY EXPANSION PROJECT
ON PROPERTY AT 1501 AND 1505 TIBURON BOULEVARD
ASSESSOR PARCEL NOS. 058-171-92, 93, & 94 AND A PORTION OF 058-171-62
WHEREAS, the Belvedere-Tiburon Library Agency ("Library Agency") has
proposed to expand its existing 10,500 square-foot Belvedere-Tiburon Public Library
building, which would increase the floor area of the building by 16,000 square feet to a
total of 26,500 square feet (the "Project"); and
WHEREAS, on February 1, 2012 the Town Council adopted Ordinance No. 537
N.S. establishing review and decision-making procedures for this Project. The ordinance
exempts the Project from provisions of the Zoning Ordinance but requires the Town
Council to review the site plan and architectural drawings for the project at a public
meeting prior to any approval; and
WHEREAS, on July 25, 2012, the Town Council held a public meeting to review
the site plan and architectural drawings for the Project; and
WHEREAS, an environmental impact report was prepared for the Project and on
October 5, 2011 was certified as having been completed in compliance with the
California Environmental Quality Act and applicable local guidelines; and
WHEREAS, after hearing all testimony and reviewing all documents on the
record, the Town Council found that the Project, as conditioned, is consistent with the
goals and objectives of the Tiburon General Plan and is in compliance with criteria of
review and other provisions set forth in Ordinance No. 537 N. S; and
WHEREAS, the Town Council certified an environmental impact report for the
Library Expansion project on October 5, 2011 and has determined that no additional
environmental review is required for this trailing permit.
NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of
Tiburon does hereby approve the site plan and architectural drawings for the Project,
subject to the following conditions:
1. All conditions of approval and mitigation measures contained in and/or
adopted by Town Council Resolution 55-2011 are fully incorporated
herein by reference, with the exception of Condition No. 1 of said
Resolution, that condition having been determined by the Town Council to
be satisfied in the design drawings approved herein. By request of the
Town Council, the applicable parking-related conditions and mitigation
Town Council Resolution No. 26-2012 Adopted August 1, 2012
measures adopted in Resolution No. 55-2011 are excerpted and attached
as Exhibit C hereto for informational purposes.
2. Prior to issuance of a building permit, the Library Agency and Town of
Tiburon shall enter into an agreement regarding reciprocal access and use
rights in the parking lot; maintenance of shared facilities and grounds, and
any other matters deemed necessary or appropriate by the Town Attorney.
3. The Project shall be in substantial conformance with the Site Plan, Floor
Plans, Roof Plan, Exterior Elevations, Landscape Plans and Detail
Drawings, and Color Palette (15 sheets, dated July 5, 2012), modified as
follows:
a. The Founder's Room portion of the proposed expansion shall be
moved back from Tiburon Boulevard approximately two and one-
half feet, as shown on Alternative 1 drawings presented to the
Town Council on August 1, 2012 and dated "Revised August 1,
2012."
b. The Tiburon Boulevard entry to the project shall be modified to
reduce a cluttered appearance arising from numerous other nearby
doorways, and to enhance its prominence and visibility as a major
public entrance to the building, as shown on Alternative 1
drawings presented to the Town Council on August 1, 2012 and
dated "Revised August 1, 2012."
C. The Teen Room portion of the expansion shall be revised as shown
on Alternative 1 drawings presented to the Town Council on
August 1, 2012 and dated "Revised August 1, 2012."
The above-referenced drawings, as modified herein, constitute the
approved site plan and architectural drawings for the Project. Said
drawings are on file and available for public review at Tiburon Town Hall
during regular business hours. Any future substantial modification to the
approved drawings, as determined in the reasonable discretion of the
Director of Community Development, shall receive Town Council
approval.
4. The Project shall be in substantial conformance with the Site Plan, Floor
Plans, Roof Plan, Exterior Elevations, Landscape Plans and Detail
Drawings, and Color Palette (15 sheets, dated July 5, 2012), which
constitute the approved site plan and architectural drawings for the
Project. Said plans are on file and available for public review at Tiburon
Town Hall during regular business hours. Any substantial modification to
the plans, as determined in the reasonable discretion of the Director of
Community Development, must receive Town Council approval.
5. Prior to any work on the site, the Library Agency must apply for and the
Town Building Official must review and issue any building permits
required by law pursuant to an approved development application. Project
Town Council Resolution No. 26-2012 Adopted August 1, 2012 2
elements shown on building permit drawings submitted to the Building
Division for plan check shall be essentially identical to those project
elements shown on drawings approved by the Town Council, as amended
by this Resolution. The Library Agency is responsible for clearly
identifying on building permit drawings any and all changes to project
elements. Such changes must be clearly highlighted (with a "bubble" or
"cloud") on the drawings. A list describing in detail all such changes shall
be submitted and attached to the building permit drawings, with a
signature block to be signed by the Planning Division Staff member
indicating whether these changes have been reviewed and are approved, or
will require additional review prior to approval. Any such changes that
have not been explicitly approved by the Town shall not be "deemed
approved" if not highlighted and listed on building permit drawings.
Construction of any such un-approved project elements is in violation of
permit approvals and may be subject to Stop Work Orders and removal.
6. A copy of the Planning Division's "Notice of Action" including the
attached "Conditions of Approval" for this project shall be copied onto a
plan sheet at the beginning of the plan set(s) submitted for building
permits.
7. With submittal of the building permit application, the Library Agency
shall comply with the Town's Flood Damage Prevention Ordinance
(Chapter 13D of the Municipal Code). Applicant shall submit to the
Building Official for review and acceptance a Flood Elevation Certificate
prepared consistent with current FEMA regulations demonstrating that the
Library addition and the existing Library building lowest floor elevations
are at or above 11 feet NAVD of 1988 and would comply with the Town's
Flood Damage Ordinance provisions. Alternatively, the Library Agency
may submit an approved Letter of Map Amendment (LOMA) from FEMA
indicating that the project is not located in the 100-year flood hazard zone.
8. A construction sign shall be posted on the site during construction of the
Project, in a location plainly visible to the public. The sign shall be 24" x
24" in size and shall be made of durable, weather-resistant materials
intended to survive the life of the construction period. The sign shall
contain the following information: job street address; work hours allowed
per Chapter 13 of the Tiburon Municipal Code; builder (company name,
city, state, ZIP code); construction manager (name and phone number);
and emergency contact (name and phone number reachable at all times).
The sign shall be posted at the commencement of work and shall remain
posted until the contractor has vacated the site.
9. Prior to under-floor inspection, a certified survey of the structure
foundation will be required. Required documents shall include: 1) graphic
documentation accurately locating the building on a site plan; 2) specific
distances from property lines and other reference points to the foundation
as appropriate; and 3) elevations relative to mean sea level of the
Town Council Resolution No. 26-2012 Adopted August 1, 2012 3
foundation walls and slabs. No additional progress inspections will be
provided until the survey results have been verified.
10. Prior to the issuance of final building inspection sign-off or certificate of
occupancy, all landscaping and irrigation shall be installed in accordance
with approved plans. The installation of plantings and irrigation shall be
verified by a Planning Division field inspection prior to final sign-off.
11. All exterior lighting fixtures must be downlight type fixtures. Reduced
lighting along exterior walkways behind the Library shall be required.
Final exterior lighting shall be subject to ministerial approval of the
Planning Division prior to issuance of a building permit. Founder's Room
windows facing Tiburon Boulevard shall be equipped with mechanical
blackout blinds that shall close automatically within one hour following
sunset whenever the Founder's Room is in use.
12. All skylights (if any) shall be bronzed or tinted in a non-reflective manner
(minimum 25%) and no lights shall be placed in the wells.
13. The habitat fence between the project and Railroad Marsh shall be
modified and shall loop back to the Marsh and effectively "close" as
generally shown on annotated Sheet L1.0, attached as Exhibit A hereto.
At least two controlled entry gates shall be installed in this fence in
locations subject to the approval and control of the Town for access and
maintenance purposes. Proposed signage for the 3 foot high buffer fence
between the project and Railroad Marsh shall be submitted with the
building permit application and shall be shown on the drawings for review
and approval.
14. The Library Agency shall pay the costs for all Town Hall sign relocation
expenses as well as for any new Town Hall identification signs required as
part of the parking lot relocation.
15. Proposed sidewalk access from the relocated Zelinsky Park to the adjacent
Main Street Parking (MSP) Lot at 1525 Tiburon Boulevard must receive
approval from MSP for any improvements onto its property. No such
sidewalk access shall cause any parking spaces in the MSP parking lot to
be eliminated.
16. All signage (including relocated signage) associated with the project shall
be subject to provisions of Chapter 16A of the Tiburon Municipal Code
and shall receive Sign permit approvals from the Town as required.
17. The flagpole between Town Hall and the Library shall be relocated on the
site to the satisfaction of the Town at the Library Agency sole expense.
18. A minimum of four (4) parking spaces in the new parking lot shall be
designated for Town vehicles to the satisfaction of the Town.
Town Council Resolution No. 26-2012 Adopted August 1, 2012 4
19. All requirements of the Town Engineer shall be met, including, but not
limited to, the following, which shall be noted on building plan check
plans:
a. Prior to any work on the site, the Library Agency must apply for
and the Town Engineer must review and approve an encroachment
permit for any work associated with the project that is proposed on
Town land or Town street right-of-way. Said encroachment permit
application shall include a detailed construction staging and project
phasing plan (graphic and narrative) to ensure, among other things,
continued public access and parking availability to Town Hall and
Library users during all phases of project construction.
b. The public right-of-way and Town-owned property shall be
protected from damage during construction, or repairs shall be
made to the satisfaction of the Tiburon Public Works Department.
C. A roof shall be installed above the trash enclosure to prevent storm
water and wind from penetrating dumpsters and possibly
contaminating the dumpster contents and/or spilling onto the
parking lot and street. An area drain shall be installed and
connected to the sanitary sewer system.
d. The eight Laegerstromia trees proposed to be removed from the
Zelinsky Park area shall be replanted within the reconfigured
Zelinsky Park where practicable.
e. Consideration shall be given to reuse the existing bicycle racks
around Town Hall instead of installing new racks.
f. Site drainage plans shall be developed for review and approval by
the Public Works Department prior to issuance of building permits
for the project.
20. The Project shall comply with all applicable requirements of the Tiburon
Fire Protection District, including but not limited to the following:
a. An additional fire hydrant shall be installed on Tiburon Boulevard
near the Pedestrian Plaza between Town Hall and the proposed
expansion.
b. The proposed parking lot is required to provide the required
minimum fire apparatus access, with a minimum 20 feet in
unobstructed width throughout the "U" shaped driving portion of
the lot. The curve at the rear of the parking lot shall have a
minimum 20 foot inside radius.
C. Properly illuminated pathways conforming to the requirements for
exist egress shall be required from all exists to the public way.
Town Council Resolution No. 26-2012 Adopted August 1, 2012 5
d. The structure shall have installed throughout an automatic fire
sprinkler system. The system design, installation and final testing
shall be approved by the District Fire Prevention Officer.
e. The vegetation on this parcel shall comply with the requirements
of the Tiburon Fire Protection District and the recommendations of
Fire Safe Marin.
21. The Library Agency shall comply with all applicable requirements of the
Marin Municipal Water District, including but not limited to those set
forth in the letter dated June 20, 2012, attached as Exhibit B hereto.
22. The final landscape and irrigation plans for the project must comply with
the current water efficient landscape requirements of MMWD and are
subject to the following:
a. The construction plans submitted to the Town for the
issuance of a building permit/grading permit must be pre-
approved by MMWD with the submitted plans stamped as
approved by MMWD.
b. The building permit application must be accompanied by a
letter from MMWD approving the landscape and irrigation
plans.
C. If the MMWD-approved plans substantially differ from the
Town-approved plans, these differences may require
additional review through the Town's design review permit
process and/or a revision to the Town's permit.
d. The Library Agency is responsible for contacting MMWD
for all inspections, approval and sign-off on landscape and
irrigation installation. Upon approval, MMWD shall issue
a Certificate of Completion, which must be submitted to the
Planning Division before building permit final sign-off or a
Certificate of Occupancy is issued by the Tiburon
Community Development Department.
23. The Library Agency shall obtain a permit from Sanitary District No. 5 and
pay all applicable fees prior to connection of the addition to the sewer
main. After connection to the sewer main but prior to commencement of
discharge and prior to covering of the pipe, the District shall be contacted
and allowed to inspect the connection for conformance to standards. The
project sponsor shall comply with all other applicable requirements of
Sanitary District No. 5.
Town Council Resolution No. 26-2012 Adopted August 1, 2012 6
24. All reasonable requirements of the Sewerage Agency of Southern Marin
with respect to its sanitary sewer easement across the subject property
shall be met.
25. Prior to issuance of a building permit, the Library Agency shall provide a
copy of all Caltrans encroachment permits necessary to complete the
portions of the project located within Tiburon Boulevard right-of-way.
26. If this approval is challenged by a third party, the Library Agency will be
responsible for defending against this challenge. By acceptance and
exercise of this approval, the Library Agency agrees to defend, indemnify
and hold the Town of Tiburon harmless from any costs, claims or
liabilities arising from the approval, including, without limitations, any
award of attorney's fees that might result from the third party challenge.
27. This approval shall be used within five (5) years of the approval date, and
shall become null and void unless a building permit has been issued or an
extension has been granted by the Town Council.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Tiburon on August 1, 2012, by the following vote:
AYES: COUNCILMEMBERS: Doyle, Fraser, Fredericks, O'Donnell
NOES: COUNCILMEMBERS: Collins
ABSENT: COUNCILMEMBERS: None
ATTEST:
DIANE CRANE IA OPI, TOWN CLERK
Exhibits: Exhibit A: Drawing of Approved Realignment of Habitat Fence
Exhibit B: Letter from Marin Municipal Water District dated
6/20/2012
Exhibit C: Excerpt of Parking-Related Conditions of Approval and
Mitigation Measures from Town Council Resolution No.
55-2011
S: WministrationITown CouncillResolutions12012126-2012; Library Expansion Design Drawings Resolution.doc
Town Council Resolution No. 26-2012 Adopted August 1, 2012 7
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MARIN AIUNICIPA-L
NATATER DISTRICT
220 Nellen Avenue Corte Madera CA 94925-1169
www.mannwater.org
June 20, 2012
Service Nos. 60960 & 61737
Dan Watrous
Town of Tiburon Planning Dept
1505 Tiburon Blvd
Tiburon CA 94920
RE: WATER AVAILABILITY- Belvedere-Tiburon Library Expansion
Assessor's Parcel No.: 058-171-94 and 058-171-62
1501 Tiburon Blvd., Tiburon PL NIIMI G,
Location:
Dear Mr. Watrous:
The above referenced parcels are currently being served. Service No. 60960 provides water to
Parcel No. 058-171-94 for Belvedere-Tiburon Library. The proposed expansion will not impair h
District's ability to continue service to this property, However, District records indicate the property s
operating above its annual water entitlement of 0.97 acre-feet. The purchase of an additional water
entitlement will be required to meet the property's new demand.
Service No. 61737 provides waterto Parcel No. 058-171-62 for landscape irrigation. The proposed
parking lot will not impair the Districts ability to continue service to this property. However, the
District owns and maintains facilities within an easement running through the parcel. The property
owners reserve and shall have the right to revise the grade of the surface or the location of the
easement if and when they shall first pay to the District the full expense of changing the grade or
location of the pipeline(s) and other installations of the District therein. In the event of a change in
grade, the District will determine if the grade change requires the raising or lowering of the pipeline
or other installation. The District, in its sole discretion, shall determine all costs associated with the
change in grade. If the property owners desire a change in the location of the easement, they shall
first grant a suitable new easement acceptable to the District.
Compliance with all indoor and outdoor requirements of District Code Title 13 - Water Conservation
is a condition of water service. Indoor plumbing fixtures must meet specific efficiency requirements.
Landscape plans shall be submitted, and reviewed to confirm compliance. The Code requires a
landscape plan, an irrigation plan, and a grading plan. Any questions regarding District Code Title
13 - Water Conservation should be directed to the Water Conservation Department at (415) 945-
1497. You can also find information about the District's water conservation requirements online at
www.marinwater.org.
Should backflow protection be required, said protection shall be installed as a condition of water
service. Questions regarding backflow requirements should be directed to the Backflow Prevention
Program Coordinator at (415) 945-1559.
If you have any questions regarding this matter, please contact me at (415) 945 -1531.
Very truly yours,
I Z~ 5;,~A
Joseph Eischens
Engineering Technician TTT 177
JE:mp
cc: Town of Tiburon Building Dept
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Parking-Related Conditions of Approval and Mitigation Measures Excerpted from
Town Council Resolution No. 55-2011
Conditions of Approval
6) Any detailed site plan and architectural drawings subsequently submitted
pursuant to this approval shall depict parallel parking spaces along
Tiburon Boulevard in front of the pedestrian plaza area proposed between
Tiburon Town Hall and the Library addition. The Town Council may, in
its sole discretion, choose to establish a "no parking zone" along Tiburon
Boulevard, approximately 40 feet in length, in this area.
8) A minimum of two (2) handicap-accessible parking spaces shall be
installed along the Tiburon Boulevard frontage of the project to off-set the
loss of such spaces in close proximity to the Town Hall front entrance.
The Library Agency shall be responsible for all costs associated with
installation of these parking spaces, including any ramps between the
street and plaza levels that may be necessary to accommodate wheelchairs.
9) Prior to issuance of a building permit, applicant will create or fund
additional parking spaces that shall be available to Library and Town Hall
visitors during business hours. This may be through a long-term parking
agreement with other property owners; through the securing of a long-term
agreement whereby short-term parking for public use will be available in
the adjacent lot at 1525 Tiburon Boulevard; through the creation of new
public parking spaces proximate to the project on nearby streets or
elsewhere, or through other equivalent methods. The number of parking
spaces to be created or funded shall be based on a ratio of one space per
each 1,000 gross square feet of Library addition constructed.
E--IIBIT NO. CO_
a
Mitigation Measures
Belvedere-riburcin Ubrary Expanslon Project
MIU lion hionNodng In
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IV.H TRAFFIC
TRANS-
The applicant will ensure the availability of at least 53 off silo parking spaces for
Start; Jim fool discretionary
Prelarl Sponsor and
Town PhtnkV DMslon and
W Issuarica of building
8
Ubrary and Town Hall use through the following actions;
approval
Town of Tiburon
Departri" of Public Works
pennk and/or occupancy
Public Parking Spaces
.
1. Create a minimum of four new parking spaces along Tiburon Boulevard and/or Mar
CO1Apon Prior to oeecupancy or
o
West Street; AND
2. Place a 2-hour time honk an the 8 currently un-limed spaces on Mar West Street;
AND/OR
3. Collaborate with Main Street Properties to establish an arrangement to allow short-
term parking (as opposed to the current fixed-fee all-day parking) in some of the
'
space
s on their lot
Empioyea Parking Spaces
1. Continue the existing leasing arrangement; OR
2. Collaborate with Main Street Properties to enter Into a long-lean lease for parking
spaces In Lot 3, OR to provide for a partial "decking" of the existing lot to provide,
additional parking spaces; AND/OR
3. Reserve 12-15 parking spaces at the Town-owned Beach Road Tennis Court
Parking Lot at the Intersection of Beach Road and Marsh Road for Town and Library
employees; AND/OR
4. Adopt a parking permit program that would limit parking an some or all of the 19
spaces that are nearest the l brary on Mar West Street to pons thollers duff the
tours the Library and Town Hall are open. Permits then would be Issued solely to
Town and Ubrary slap
Other
1. Create additionaLon-street panting along the cast side ofMar West Street if
feasible.
2. Coordinate major events at the Library and Town Hall to reduce overlapping
events.
a=-.awrsa agrcoarents wtm nearoy partang lot owners te.g.; tioardwalk
anoppmg %.enter, t oouron Peninsula Club, Main Street Properties) to provide
occasional overflow, parking for unusually large or overlapping events.
TRANS-
The inlersecllon of Mar West Street and Tiburon Boulevard sallsfies a peak hour
Start: When slonnoration Is
Town Engineer
Town Engineer
Not Applicable
8
traffic signal warrant (under the cumulative bulldoul`ii2enado)and shall be Included in
warranted
the Town's Its[ of intersections That are considered for traffic signal Instailatlon. The
Town shall employ their own criteria, for ranking and prionllzalion. Including other
complete; When sufficient fees
signal warrants and accident history, when considering the need and Wnlng for traffic
are available for Implementation'
signal Installation.
TRANS-
The existing easllocmd laft turn lane on Tiburon Boulevard leading to Mar West
Start: Belare or during construction
Project sponsor
Town Engarear a Caltrans
Mo nceupencyol addition
9
Street shag be Ierglhened to meet Cailrans requirements for left turn lanes for the
we LJbnarY"Mk)fl
.
measured traffic volume. The lengthening shall be completed prior to the occupancy
of the addition.
of the
Complete Prior to occupancy
Libra addition
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