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HomeMy WebLinkAboutOrdinance 1758 (4300 Redwood Hwy. Industrial Office)CLERK'S CERTIFICATE I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, and Ex -officio Clerk of the Council of said City, do hereby certify that the foregoing Charter Ordinance No. 1758 entitled: "AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP OF THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED BY REFERENCE, BY SECTION 14.01.020 OF THE MUNICIPAL CODE OF SAN RAFAEL, CALIFORNIA, SO AS TO RECLASSIFY CERTAIN REAL PROPERTY FROM LIGHT INDUSTRIAL OFFICE (LI/0) DISTRICT TO PLANNED DEVELOPMENT (PD ORDINANCE NO. 1758) DISTRICT FOR A MASTER PLANNED 130,000 SQUARE FOOT MULTI -TENANT LIGHT INDUSTRIAL AND OFFICE COMPLEX DEVELOPMENT AT 4300 REDWOOD HIGHWAY (ZC 00-5) (APN 155-110-05 AND 155-110-06) (FORMER FAIRCHILD PROPERTY)" is a true and correct copy of an Ordinance of said City and was introduced at a REGULAR meeting of the City Council of the City of San Rafael, held on the 6th day of November, 2000, a SUMMARY of Ordinance No. 1758 was published as required by City Charter in the MARIN INDEPENDENT JOURNAL, a newspaper published in the City of San Rafael, and passed and adopted as an Ordinance of said City at a REGULAR meeting of the City Council of said City held on the 20th day of November, 2000, by the following vote, to wit: AYES: COUNCILMEMBERS: Heller, Miller, Phillips & Mayor Boro NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None ABSTAINING: COUNCILMEMBERS: Cohen, due to absence from Public Hearing, held 11/6/2000. WITNESS my hand and the official seal of the City of San Rafael this 27th day of November, 2000 JEAN M. LEONCINI, City Clerk ORDINANCE NO. 1758 AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE ZONING MAP OF THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED BY REFERENCE, BY SECTION 14.01.020 OF THE MUNICIPAL CODE OF SAN RAFAEL, CALIFORNIA, SO AS TO RECLASSIFY CERTAIN REAL PROPERTY FROM LIGHT INDUSTRIAL OFFICE (LI/0) DISTRICT TO PLANNED DEVELOPMENT (PD ORDINANCE NO. 1758) DISTRICT FOR A MASTER PLANNED 130,000 SQUARE FOOT MULTI -TENANT LIGHT INDUSTRIAL AND OFFICE COMPLEX DEVELOPMENT AT 4300 REDWOOD HIGHWAY (ZC 00-5) (APN: 155-110-05 AND 155-110-06) (FORMER FAIRCHILD PROPERTY) WHEREAS, on September 18, 2000 an application submitted by Keenan- Lovewell Ventures requesting a Planned Development Zoning District ZC00-5 for the 10.0 acre parcel at 4300 Redwood Highway was deemed completed for processing by the Conununity Development Department, Planning Division; and WHEREAS, the zone change would establish zoning development standards for construction and occupancy of a multi -tenant light industrial/office complex, in accordance with the General Plan and Zoning Ordinance, consisting of four buildings totaling 130,000 square feet in area; and WHEREAS, the application for rezoning to a PD district includes a Development Plan consisting of project plans submitted for approval with the development standards, which contain the information required pursuant to Zoning Code Section 14.07.060; and WHEREAS, the Zone Change request was accompanied by applications for related project entitlements including a use pennit, environmental and design review pennit, and lot line adjustment to merge two parcels into a single parcel; and WHEREAS, upon review of the subject applications an Initial Study was prepared consistent with the requirements of the California Environmental Quality Act, which resulted in the preparation of a Mitigated Negative Declaration for the project; and WHEREAS, on October 24, 2000 the San Rafael Planning Commission held a duly -noticed public hearing on the proposed Zone Change and proposed Development Standards for the complex as outlined in Exhibit "1" titled "Development Plan for 4300 Redwood Highway, Draft of October 18, 2000", and on a 6-0-1 vote (Commissioner O'Brien absent) recommended that the City Council adopt the PD Zoning District regulations and Development Plan; and WHEREAS, the City Council adopted the Mitigated Negative Declaration for the project by adoption of a separate resolution; and �RI�IPIYAL o •^ WHEREAS, on November 6, 2000 the San Rafael City Council held a duly - noticed public hearing on the proposed Zone Change; and WHEREAS, the City Council snakes the following findings of fact as required under Zoning Code Sections 14.27.060 and 14.07.090 in approving the amendment to Planned Development (PD) Zoning District for 4300 Redwood Highway: 1. The development plan is consistent with the General Plan, adopted Northgate Activity Center neighborhood plan and other applicable City plans or policies in that a mix of light industrial uses are proposed, which is consistent with the recommendations in the San Rafael Vision document, and development standards are established that respond to the unique characteristics of the site and needs of the project by establishing trip allocations and parking ratios for uses and appropriate wetland buffer setbacks. 2. The light industrial, mixed use project is appropriate in area, location and overall planning for the purpose intended given that it is located in a light industrial land use district and is adjacent to commercial, office and light industrial uses; and the design and development standards create an environment of sustained desirability and stability given that the building locations consider prominent off-site views from Highway 101, significant landscaping, building setbacks and high quality design are required; and, though the site is not large enough or suitable for providing open space, it does provide natural landscape buffer setbacks from Gallinas Creek. 3. Adequate public facilities are provided to serve the anticipated population given that the site was previously developed and proposes development within the limits anticipated under the General Plan 2000, the site is served by Las Gallinas Sanitary District and Marin Municipal Water District, and Police, Fire, and Public Works have reviewed the project and determined that services remain available to serve development contemplated under the PD. 4. The development is improved by deviations from typical zoning ordinance property development and parking standards given that trip rates and parking ratio are established for all uses with appropriate occupancy limits established for pennitted uses. 5. The auto, bicycle and pedestrian traffic system is adequately designed for circulation needs and public safety and emergency vehicle access is provided to serve the proposed development in compliance with City standards, bicycle parking is provided, and new street frontage improvements are required. 6. The proposed amendment is consistent in principle with the general plan given that the PD Rezoning proposes light industrial uses consistent with the General Plan light industrial/office land use designation. 7. The public health, safety and general welfare are served by the adoption of the proposed amendment given that proposed land use is consistent with uses in the neighborhood and appropriate performance standards have been established in the PD Rezoning which implement the General Plan policies and programs that apply to the site. THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS: DIVISION 1. The Zoning Map of the City of San Rafael, California, adopted by reference by Section 14.01.020 of the Municipal Code is amended to reclassify the following real property from PD (Planned Development) District to PD (Planned Development Ordinance No. 1758) District. Said property so classified is located at 4300 Redwood Highway, San Rafael, as shown on County Assessor's Parcel Numbers 155- 110-05 and 06, and as further described per the property legal description attached as Exhibit `B". DIVISION 2. Any development of this property shall be subject to the development standards outlined in Exhibit "A", Development Plan for 4300 Redwood Highway, which is attached hereto and made a part hereof. DIVISION 3. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The Council hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid. DIVISION 4. A summary of this Ordinance shall be published and a certified copy of the full text of this Ordinance shall be posted in the office of the City Clerk at least five (5) days prior to the Council meeting at which it is adopted. This Ordinance shall be in full force and effect thirty (30) days after its final passage, and the summary of this Ordinance shall be published within fifteen (15) days after the adoption, together with the names of those Councilmembers voting for or against same, in the Marin Independent Journal, a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California. Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for or against the Ordinance. Al . Mayor Mayor ATTEST: JENE M. LEONC , City Clerk The foregoing Ordinance No. 1758 was read and introduced at a regular meeting of the City Council of the City of San Rafael on Monday, the 6 I day of November, 2000, and was ordered passed to print by the following vote, to wit: AYES: Councilmembers: NOES: Councilmembers ABSENT: Councilmembers: Heller, Miller, Phillips and Mayor Boro None Cohen and will come up for adoption as an Ordinance of the City of San Rafael at a Regular Meeting of the Council to be held on Monday, the 201h day of November, 2000. CC Ordinance, 4300 Redwood Highway, 110600.doc 4 M. LEONCI I, City Clerk EXHIBIT "A" Development Plan for 4300 Redwood Hiehwav (Dated October 18, 2000, Rev. October 24, 2000) /Y DEVELOPMENT PLAN FOR 4300 REDWOOD HIGHWAY October 18, 2000 (Revised October 24, 2000) 19 DEVELOPMENT PLAN FOR DEVELOPMENT OF LIGHT INDUSTRIAL AND OFFICE PROJECT AT 4300 REDWOOD BOULEVARD, SAN RAFAEL, CALIFORNIA October 18, 2000 1. General Description of the Development. Incorporation of "Master Site Plait" The "Master Site Plan / Context Plan" (the "Master Site Plan") prepared by Kenneth Rodrigues & Partners, as revised on October 18, 2000, is incorporated in this Development Plan as an integral part. Descriptio: of the Site The project site contains approximately 10.0 acres and is located at 4300 Redwood Boulevard in North San Rafael. Gallinas Creek is located next to its southern boundary. The site formerly was used as a semiconductor manufacturing facility by the Discrete Division of Fairchild Semiconductor and contained a light industrial and office building used for that purpose. Above -ground improvements were demolished in 1996. The remaining grade -level and below -grade -level improvements are expected to be removed in connection with the redevelopment. A ground water treatment system continues to be located at the rear of the site, and is expected to remain in its present location. The groundwater treatment system is governed by Board Site Cleanup Requirements Order No. 97-115 of the California Regional Water Quality Control Board, San Francisco Bay Region. The site is presently comprised of two separate parcels, which will be merged in connection with the development. Proposed Development The site is to be developed with four buildings containing 130,000 square feet of gross building area, together with a landscaped central courtyard, parking facilities and walkways (the 'Development"). Intensity of Development The floor area ratio ("FAR") of the Development is 0.3, which conforms to the General Plan requirements for commercial and industrial uses in the Northgate area. 1 20 Circulation and Parking Access to the site is to be obtained at three points along Redwood Highway, with the central point of access being a divided driveway leading to the central courtyard of the Development. Due to the previous use of the front parcel of the site by Fairchild Semiconductor, 92 historical PM peak trips have been allocated to that parcel. Appendix B to General Plan 2000 allocates an additional 90 PM peak trips to the rear parcel for further development of the site. Therefore, the total PM peak trip allocation to the parcel is 182. Riparian Buffer Zone. A hardscape setback of 50 feet will be maintained from the top of the bank of Gallinas Creek. That portion of the setback area which is within the property shall be heavily landscaped with native plants to enhance and protect the riparian corridor. Setbacks The buildings shall be set back a minimum of 100 feet from the top of the bank of Gallinas Creek, and paving shall be setback a minimum of 50 from the top of the bank of the Creek. The buildings shall also be setback a minimum of 85 feet from Redwood Highway, and a minimum of 50 feet from the northerly and easterly boundaries of the property. Future Modification of Elements of Master Site Plan and Development Plan The locations and building footprints of structures and the location of other improvements shown on the Master Site Plan may be modified with the consent of the Director of Community Development, consistent with the requirements and limitations for FARs, building height, setbacks and parking set forth in this Development Plan. Subdivision of the property or conversion to condominium lots shall not be permitted under this approved Development Plan without an amendment to allocate such things as the permitted combination of uses and floor area ratios, as necessary to comply with trip allocations and trip generation rates. In the event of any inconsistency between the text of this Development Plan and the Master Site Plan, the matters shown on the Master Site Plan shall prevail to the extent of the inconsistency, with the exception that the minimum landscaping standards, parking standards, floor area ratios and creek setback standards specified in the text shall prevail over the site plan. The Community Development Director shall make all other determinations where uncertainty exists regarding the interpretation of the text of the Development Plan or the Master Site Plan. 2 2,1 II. Site Development Standards A. Floor Area Ratios. The FAR for the Development shall be 0.3, and the site may be developed with 130,000 square feet of buildings. B. Trip Allocations and Trip Generation Rates 1. The number of P.M. Peak Hour trips for the site is 182, unless additional P.M. Peak Hour trips are allocated to the site by a Trip Permit pursuant to Chapter 26 of the Zoning Ordinance or other action by the City of San Rafael, in which event the number of P.M. Peak Hour trips for the site shall be increased by the number of additional trips so allocated. 2. The P.M. Peak Hour Trip generation rates per 1,000 square feet of building area shall be: (a) The rate for professional, administrative and general office uses or retail sales as the principal use (as described in Paragraph II.C.6) shall be 2.2. (Traffic generation rates for office areas contained within high technology uses (as described in Paragraph II.C.3) or within light industrial uses have been taken into account in determining the traffic generation rates for those uses.) (b) The rate for high technology uses (as described in Paragraph II.C.3) shall be 1.7. (c) The rate for storage and warehouse uses shall be 0.51. (d) The rate for mini -warehouse uses shall be 0.26. (e) The rate for Light Industrial uses shall be 1.4. This includes a Light Industrial use with up to 25% of its space devoted to office use. (f) The rate for other uses or combinations of uses shall be established by a traffic study acceptable to the City Traffic Engineer and the Director of Community Development. C. The permitted uses of the property shall be: 1. Light industrial uses. 2. Professional, administrative and general offices and related uses. 3 ZZ 3. High technology uses, such as technological research and development and ancillary administrative uses, prototype manufacturing, software development, electronic product design, communications or data facilities, or biotechnology research and production. 4. Warehouses and wholesale distribution. 5. Mini -warehouse facilities, (e.g. self -storage or mini -storage) in which a number of storage units or vaults are rented for the storage of goods, with each unit being physically separated from the other units. 6. Retail sales to persons who do not visit the site to make purchases or to take delivery of merchandise (such as Internet retail sales or telemarketing). 7. Ancillary employee -serving restaurants and service businesses, as determined to be appropriate by the Director of Community Development. D. Automotive repair or service uses are not permitted. E. Specific combinations of uses: 1. The property owner shall be entitled to implement any of the permitted uses referred to in Paragraph II.0 to the extent that, at all times, the aggregate of the products of the building area devoted to each such use multiplied by the applicable traffic generation rate for such use (as established pursuant to Paragraph 11B) does not exceed 182 P.M. Peak Hour trips. (a) If additional P.M. Peak Hour trips are allocated to the site by a Trip Permit or other action by the City of San Rafael, the additional trips so allocated shall be added to the 182 for the purposes of this Development Plan. (b) Examples of various mixes of uses are attached hereto as Attachment I for illustrative purposes only and are not intended to limit the mixes of uses which may be implemented by the property owner consistent with the limitations of an aggregate of 182 P.M. Peak Hour trips. 2. Prior to obtaining a business license for change in occupancy or building permit for any tenant improvements to be constructed within the Development to accommodate an initial use, a change in use or an expansion of the area occupied by an existing use, except 4 2-3 for ancillary office use proposed as part of an industrial use as permitted in Paragraph II.B, the property owner shall submit to the Director of Community Development a calculation setting forth: (a) A complete inventory of tenants, identifying the location, the area devoted to each existing use, the parking allocation within the Development (excluding uses which are to be replaced in connection with the construction of the tenant improvements) and a calculation of the P.M. Peak Hour trips allocated to each such use, determined by multiplying the area devoted to each such use by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B). A sample form for such inventory is attached hereto as Attachment II. (b) The specific use for which the tenant improvements are to be constructed and the building area to be devoted to such use and a calculation of the P.M. Peak Hour trips allocated to each such use, determined by multiplying the area to be devoted to such use by the applicable traffic generation rate for such use (as established pursuant to Paragraph II.B). (c) A calculation of P.M. Peak Hour trips remaining available within the Development for other uses, consistent with Paragraph II.E.1. A minimum of .26 trips per 1000 square feet must remain (sufficient to accommodate mini - warehouse use) in order to allow reasonable use of the remaining space. (d) If a P.M. Peak Hour traffic generation rate for a particular tenant is established by a traffic report acceptable to the City Traffic Engineer and the Director of Community Development pursuant to Paragraph II.B.2(f), then, upon a proposed transfer of the occupancy of such space to a successor tenant, the application for a business license by the successor tenant shall require that a new P.M. Peak Hour traffic generation rate be established for that successor tenant, either by the application of one of the rates specified in Paragraphs II.B.2(a) through II.B.2(e) or by another traffic report acceptable to the City Traffic Engineer and the Director of Community Development pursuant to Paragraph II.B.2(f), as appropriate. 3. The Director Community Development shall confirm that the calculations and conclusions contained in such report are consistent with the requirements of this Development Plan as to 5 2y /// uses, P.M. Peak Hour trips and parking allocations prior to the issuance of the business license or building permit in connection with which the report was submitted. 4. Subject to the provisions of Paragraphs II.E.1 and II.E.2, the maximum area devoted to professional, administrative and general offices uses shall be 76,500 square feet. (This would leave a sufficient remainder of trips to accommodate a mini -warehouse use in the remaining area). 5. Subject to the provisions of Paragraphs II.E.1 and II.E.2, the maximum area devoted to high technology uses shall be 103,000 square feet. (This would leave a sufficient remainder of trips to accommodate a mini -warehouse use in the remaining area). F. Building Setbacks and Landscape Buffers: 1. Building setbacks are as follows: (a) The buildings shall be set back a minimum of 100 feet from the top of the bank of Gallinas Creek. (b) Paving (except for walking paths) shall be setback a minimum of 50 feet from the top of the bank of Gallinas Creek. (c) The buildings shall be setback a minimum of 85 feet from Redwood Highway, and a minimum of 50 feet from the northerly and easterly boundaries of the property. 2. Exceptions permitted within building setbacks described in Paragraph II.F.1: (a) Roof overhangs may extend a maximum of 10 feet. (b) Steps, ramps, walkways. (c) Paving, curbing, parking and loading facilities (except that no paving shall be closer than 50 feet from the top of the bank of Gallinas Creek, other than walkways specifically approved by the City and consistent with the findings of a biological survey and review of the Department of Fish and Game). 6 2.S 3. Landscape buffers are as follows: (a) The area of the 50 foot setback from the top of the bank of Gallinas Creek shall be heavily landscaped with native plants to enhance and protect the riparian corridor. G. Building Height and Separation: 1. Building height shall not exceed 36 feet when measured in accordance with the UBC method to the midpoint of the rake of the roof. 2. Exceptions to the building height limit are: (a) Roof mounted equipment, screens and enclosures, (as provided in Design Guidelines Section L). (b) Telecommunications equipment. (c) Elevator penthouses. (d) Roof access enclosures. (e) Flag poles. (f) Parapets. (g) Architectural features. H. Off -Street Parking and Loading: 1. A maximum of 454 parking spaces shall be provided for the Development, 48 of which shall remain in landscape reserve until needed. If additional P.M. Peak Hour trips are allocated to the site by a Trip Permit pursuant to Chapter 26 of the Zoning Ordinance or other action by the City of San Rafael, and additional parking is required under the Zoning Ordinance and this Development Plan due to a resulting increase in intensity of use at the Development, then the maximum number of parking spaces shall be increased accordingly with the approval of the Director of Community Development. 2. Thirty percent of the parking spaces to be provided may be compact stalls and the number of stalls for use of disabled persons shall be in accordance with the requirements of the California Code of Regulations, Title 24. 7 7 r 3. Except as specifically provided herein, parking dimensions and regulations shall be as required by in Chapter 14.18 of the Zoning Ordinance, which includes bicycle parking requirements, subject to modifications approved by the Director of Community Development. Parking for high technology uses shall be at the rate of a minimum of 4 spaces per 1,000 square feet of building area. Parking for mini -warehouse shall be 1 space per 5,000 square feet of building area. I. Landscaping Standards: 1. Landscaping design concepts and planting palettes shall conform to the intent of the plans and diagrams approved as part of the Development Plan. 2. Drought tolerant planting shall be provided as required by the Marin Municipal Water District ("M.M.W.D."). 3. A minimum 6 foot wide landscape area shall be provided along the front facade of buildings, except where pedestrian, vehicular or service access is required. 4. A minimum 6 foot wide landscape island shall be provided at the end of all parking rows, except those rows which occur adjacent to buildings. 5. Trees shall be provided over the entire parcel at a minimum ratio of 1 tree per 4 parking spaces provided. 6. The use of berms or hedges are encouraged to screen parked cars from Redwood Highway. 7. All planter beds adjacent to vehicular circulation shall be protected by 6" high (minimum) concrete curbing, and shall have a minimum interior width of 6 feet. 8. A minimum 20 feet from the back of the front curb (or front sidewalk, where there is one) must be landscaped. M 27 J. Signage: The sign program for the Development (which shall include project directional, building and tenant signage) shall conform to the Chapter 14.19 of the Zoning Ordinance. K. Lighting: 1. The lighting program shall be as set forth in the Environmental and Design Review approval for the project, but may be modified with the prior written consent of the Director of Community Development. The program shall address the lighting needs of the site, with the following standards: (a) Exterior lights shall not create excessive glare and should be shielded and directed to keep the pool of light on-site, except for low level decorative lighting where specifically approved as a part of the Master Development Plan and Environmental and Design Review Permit approval. (b) Building lighting should enhance the security of the area, be compatible with the building's architectural design. L. Development Phasing: The construction of the buildings in the Development may occur in any combination or order. If the Development is subdivided into separate parcels, appropriate reciprocal easement agreements shall be recorded to insure access and parking for each of the buildings. Such reciprocal easement agreements shall be subject to approval by the Director of Community Development. M. Design Guidelines: All parcels shall comply with the requirements of the City Environmental and Design Review Ordinance and with the following Design Guidelines: 1. Architectural Design Guidelines: (a) Parking areas will not be located closer to property lines than the minimum applicable landscape buffer, as described in Paragraphs II.F.1 and II.F.2 above. (b) Wherever practical, facilities and techniques to reduce consumption of energy and water resources shall be utilized. 9 Z 9! (c) Roof appurtenances such as mechanical equipment or antennae shall be screened from public views. ?. Landscape Design Guidelines: (a) Maximum use shall be made of drought resistant plant species to minimize consumption of irrigation water. (b) Site development and landscape design should ensure flood control and minimize erosion. (c) Landscape designs should enhance the architectural character of buildings and reinforce building form and site circulation patterns. (d) Landscape irrigation systems shall be designed to conform with guidelines established by M.M.W.D. (e) Stormwater control shall be designed in accordance with applicable state and local regulations. 10 2a 4200 Redwood Highway Examples of Mixes of Uses October 19, 2000 All Light Industrial Containing 25% Office Type Area P. M. Peak Trips of Use Trip Rate Light Industrial 130,000 1.4 182 Professional Office, Balance Warehouse Type Area P. M. Peak Trips of Use Trip Rate Office 68,500 2.2 150.7 Warehouse 61,500 0.51 31.37 Totals 130,000 182.07 Maximum Professional Office, Balance Mini -Warehouse Type Area P. M. Peak Trips of Use Trip Rate Office 76,500 2.2 168.3 Mini -Warehouse 53,500 0.26 13.91 Totals 130,000 182.21 Maximum High Technology, Balance Mini -Warehouse Type Area P. M. Peak Trips of Use Trip Rate High Technology 103,000 1.7 175.1 Mini -Warehouse 27,000 0.26 7.02 Totals 130,000 182.12 Attachment I to Development Plan 30 High Technology, Warehouse and Mini -Warehouse Type Area P. M. Peak Trips of Use Trip Rate High Technology 100,000 1.7 170.0 Warehouse 17,000 0.51 8.7 Mini -Warehouse 13,000 0.26 3.4 Totals 130,000 182.1 Office, High Technology and Warehouse Type Area P. M. Peak Trips of Use Trip Rate Office 26,000 2.2 57.2 High Technology 60,200 1.7 102.3 Warehouse 43,800 0.51 22.3 Totals 130,000 181.9 Attachment I to Development Plan 31 4300 Redwood Highway Summary of Tenant Uses, P.M. Peak Hour Trips and Parking October 19, 2000 Building 1 Designation Name of Type of Area in Traffic Gen. P.M. Peak Parking Parking of Tenant Tenant Use S.F. Rate / 1000 Hour Trips Rate / 1000 Required Tenant A Jones Law Offices Prof. Office 16,100 2.2 35.4 4.0 64.4 Tenant B Web Page Design High Tech 21,700 1.7 36.9 4.0 86.8 Subtotal 37,800 72.3 151.2 Vacant 0 0.26 0.0 0.2 0.0 Building Total 37,800 72.3 151.2 Building 2 Tenant C Smith Accounting Prof. Office 9,900 2.2 21.8 4.0 39.6 Tenant D Advanced Chip Design High Tech 14,250 1.7 24.2 4.0 57.0 Subtotal 24,150 46.0 96.6 Vacant 0 0.26 0.0 0.2 0.0 Building Total 24,150 46.0 96.6 Building 3 Tenant E Network Planning High Tech 24,150 1.7 41.1 4.0 96.6 Subtotal 24,150 41.1 96.6 Vacant 0 0.26 0.0 0.2 0.0 Building Total 24,150 41.1 96.6 Building 4 Tenant F School Book Storage Warehouse 43,800 0.51 22.3 2.0 87.6 Subtotal 43,800 22.3 87.6 Vacant 0 0.26 0.0 0.2 0.0 Building Total 43,800 22.3 87.6 Totals 129,900 181.7 432.0 Trips Allocated to Property 182.0 Trips Remaining Available After Reserve for Vacancy 0.3 Attachment II to Development Plan 1 3i Building 1 37,800 Square Feet 9/26/00 -------- - - - - -- :Tenant:A::: - - - - - - - - - - - - - - Office Use ,+I High Tech Use Light Ind./Office Warehouse yyyy Mini Warehouse I x Designation Name of Type of of Tenant Tenant Use Tenant A Jones Law Offices Prof. Office Tenant B Web Page Design High Tech Subtotal 1.7 36.9 3.5 Vacant Building Total Area in Traffic Gen. P.M. Peak Parking Parking S.F. Rate / 1000 Hour Trips Rate / 1000 Required 16,100 2.2 35.4 4.0 64.4 21,700 1.7 36.9 3.5 76.0 37,800 72.3 140.4 0 0.26 0 0.2 0 37,800 72.3 140.4 33 Building 2 24,150 Square Feet 9/26/00 Tenant -C //TE/ Designation Name of Type of of Tenant Tenant Use Tenant C Smith Accounting Prof. Office Tenant D Advanced Chip Design High Tech Subtotal 1.7 24.2 3.5 Vacant Building Total Office Use High Tech Use Light Ind./Office Warehouse VXX- 1 Mini Warehouse I x Area in Traffic Gen. P.M. Peak Parking Parking S.F. Rate / 1000 Hour Trips Rate / 1000 Required 9,900 2.2 21.8 4.0 39.6 14,250 1.7 24.2 3.5 49.9 24,150 46.0 89.5 0 0.26 0 0.2 0 24,150 46.0 89.5 3y Building 3 24,150 Square Feet 9/26/00 Designation Name of of Tenant Tenant Tenant E Network Planning Subtotal Building Total Office Use I .... I High Tech Use r/ Light Ind./Office Warehouse p()C)C)Cl Mini Warehouse I Y Type of Area in Traffic Gen. P.M. Peak Parking Parking Use S.F. Rate / 1000 Hour Trips Rate / 1000 Required High Tech 24,150 1.7 41.1 3.5 84.5 24,150 41.1 84.5 Vacant 0 0.26 0 0.2 0 24,150 41.1 84.5 3,5, Building 4 43,800 Square Feet 9/26/00 Designation Name of Type of of Tenant Tenant Use Tenant F School Book Storage Warehouse Subtotal Vacant Building Total Office Use High Tech Use Light Ind./Office Warehouse DC)Cyy Mini Warehouse I x Area in Traffic Gen. P.M. Peak Parking Parking S.F. Rate 11000 Hour Trips Rate / 1000 Required 43,800 0.51 22.3 2.0 87.6 43,800 22.3 87.6 0 0.26 0 0.2 0 43,800 22.3 87.6 36 EXHIBIT "B" LeLyal Description (4300 Redwood Hi2hwav) 3l DESCRIPTION All that certain real property situate in the City of San Rafael, County of Marin, State of California, described as follows: PARCEL ONE: BEGINNING at the Northerly terminus of the course described as "South 180 47' 22" West 186.02 feet" in Parcel 2 of the property granted by Manual T. Freitas, et al, to the State of California by Deed recorded in Book 1208 of Official Records, at Page 255; thence South 181 47' 22" West, 30.00 feetto the true point of beginning; thence South 711 12' 38" East, 132.42 feet; thence North 810 02' 46" East, 107.43 feet; thence South 80 57' 14" East, 335.00 feet; thence North 81 ° 02' 46" East, 146.95 feet; thence South 80 57' 14" East, 183.02 feet to the Southerly line of the lands firstly described in the Deed from Rose Freitas Rose, et al, to Associated Construction Engineering Company of California, Inc., a corporation, et al, dated February 25, 1960 and recorded March 3, 1960 in Volume 1349 of Official Records, at Page 199, Marin County Records; running thence Westerly along said Southerly line the following three courses and distances; thence South 861 14' 01 " West, 159.39 feet; thence South 720 36' 11 " West, 258.81 feet; thence North 81 ° 19' 24" West, 171.11 feet to a point on the Easterly boundary of said Parcel 2 (1208 O.R. 255); thence along said Easterly boundary (1208 O.R. 255), North 60 41' 43" East, 272.09 feet; thence along a tangent curve to the right, having a radius of 773.05 feet; through a central angle of 120 05' 39" for a distance of 163.18 feet; and North 181 47' 22" East, 156.02 feet to the true point of beginning. PARCEL TWO: BEGINNING at the Northerly terminus of the course described as "South 180 47' 22" West, 186.02 feet" in Parcel 2 of the property granted by Manual T. Freitas, et al, to the State of California by Deed recorded in Book 1208 of Official Records, at Page 255; running thence South 180 47' 22" West 30.00 feet; thence South 71 ° 12' 38" East 132.42 feet; thence North 810 02' 46" East 107.43 feet; thence South 80 57' 14" East, 335.00 feet; thence North 81 ° 02' 46" East, 146.95 feet; thence South 81 57' 14" East, 183.02 feet to the Southerly line of the lands firstly described in the Deed from Rose Freitas Rose, et al, to Associated Construction Engineering Company of California, Inc., a corporation, et al, dated February 25, 1960 and recorded March 3, 1960 in Volume 1349 of Official Records, at Page 199, Marin County Records; running thence Easterly along said Southerly line North 860 14' 01 " East 281.48 feet to an angle point therein; thence Northerly and Westerly along the Easterly and Northerly lines of the lands described in said last named deed the following three courses and distances: North 80 57' 14" West 573.47 feet, South 81 ° 02' 46" West 527.30 feet and North 71 ° 12' 38" West 125.01 feet to the point of beginning. PARCEL THREE: A 10 -FOOT sanitary sewer easement lying 5 feet on either side of the following described center line: BEGINNING at the Northerly terminus of the course described as "South 61 41' 43" West 614.70 feet" in Parcel 2 of the Deed granted by Manuel T. Freitas, et al, to the State of California recorded in Book 1208 of Official Records, at Page 255; thence South 61 41' 43" West 272.09 feet; thence South 81 ° 19' 24" East, 171.11 feet; thence North 720 36' 11 " East 49.00 feet to the true point of beginning; thence South 331 06' 00" West, 22.00 feet; thence South 60 54' 00" West, 51.00 feet; thence South 220 06' 00" 'Vest, 180 feet more or less to an existing 10 -foot wide sanitary sewer easement described in the Deed from .lose Freitas Rose, et al, to Terra Linda Corporation, a corporation, recorded March 17, 1954 in Book 855 of Official Records, at Page 506, Marin County Records. 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