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DRB 2019-10-22 #2
REPORT TO DESIGN REVIEW BOARD SUBJECT; 9000 Northgate Dr (Costco at Northgate Mail) — Pre-Application/Conceptual Design -:Review of a proposal to demolish the existing multi -story Sears building at the southern portion of `Northgate Mall and build a new 146,985 sq. ft. Costco Warehouse Center, including a 141,773 sq ft warehouse, 5,185 sq. ft. attached tire center, along with a detached fueling station. The proposal also calls for 2-3 levels of rooftop parking on top of the proposed Costco warehouse; APN: 175-060-40; General Commercial (GC) Zoning District; Merlone Geier, owner; Michael Okuma, Costco, applicant; File No(s).: PA19-008/CDR19-004.; Downtown Neighborhood._ PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Ilse Site: General Commercial GC Shopping Mall (e.g., Shopping 44.75 acres (GC) Proposed: TBD Center) North: GC, Office (0) GC, Office (0), Commercial/Office Gas station and office buildings Height ' (CIO) South: O, Low Density Residential O, Single -Family Residential (R7.5- Elderly care facility, office building, Density Allowed: EA), PD (1821), PD (1635), single-family residences 52 ft ParkslO pen -S pace (P/OS) 0 East: GC, Public/Quasi-Public GC, O, PIQP Retail stores, offices, restaurants, Required: (P/QP) 2,891 spaces financial institution, and cemetery West: O, Open Space O, PIOS, PD (1639), High Density Offices, hillside open space, multi - FAR Proposed 0.40 FAR (779,724 sq ft) Residential (HR 1.8) family residential Lot Size Lot Coverage (Max) Required: 6,00Y sq ft Standard: NR Proposed: 44.75 acres Proposed: TBD (1,949,310 sq ft) Height ' Residential Density Allowed: 36 ft/ 56 ft* Density Allowed: 1 unit/1,000 sq ft land area = 1,949 units Proposed: 52 ft Density Proposed: 0 Parking Gross Building/Floor Area Required: 3.8 spaces/1,000 sq ft = 2,891 spaces FAR allowed 0.30 FAR 10.40 (779,724 sq ft) ** Proposed: 4.23 spaces/1,000 sq ft = 3,299 spaces FAR Proposed 0.40 FAR (779,724 sq ft) Landscaping Setbacks Required Existing Proposed Required: 15% of site Front: Not Required (NR) TBD TBD Proposed: TBD Side(s): NR TBD TBD Rear: NR TBD TBD * Current Sears building has allowance for 56 ft height limit. New portions greater than current Sear footprint limited to 36 ft *" Site has a greater FAR (0.40) allowed per grandfathered rights SUMMARY The subject project is being referred to the Design Review Board (Board) for Conceptual Design Review of a new proposed Costco structure at Northgate Mall. A new 146,985 sq ft Costco retail building, with three levels of parking, along with a detached 30 dispenser fueling station are proposed at the southern end of the Northgate Mall site, to replace the existing Sears and two Sear's outbuildings Following Conceptual review, the project would need to pursue formal review and approval of the building and site modifications for the shopping center. The formal entitlements would require review and recommendation by the Design Review Board and approval of the Planning Commission The project will require the following approvals: • A 'major' Environmental and Design Review Permit, for the new Costco structure with fueling station and associated site plan modifications; • A Master Use Permit amendment for the Shopping Center to: 1) Allow a fueling station; and 2) update the use and square footages to reflect the proposed Costco store size and utilization of the build back floor area; and • An Exception to the height limit for the portion of the new Costco building that is greater than the current footprint Adding a new Costco at the Mall to replace the third anchor at the Northgate Mall can provide a lot of positive benefits to both Northgate Mall and the City, but has to be balanced with any project -specific impacts (land use, traffic, design, bulklmass, etc) The Planning Commission conducted a review of the Conceptual Review application on October 15, 2019 and provided preliminary comments on the major land use topics. Staff requests that the Design Review Board review the Conceptual Design and provide preliminary comments on the conceptual design, focusing on design related topics such as architecture, bulk/mass, height, site plan and landscaping, and compatibility, in addition to preliminary comments on deign related policies and standards This project is in the preliminary design phase and conceptual review provides the public an opponent to weigh in on the project, as well as for the City to provide the applicant with an informal critique and evaluation of the project's basic design approach. Based on the preliminary review of the conceptual plans and applicable design criteria, which are discussed in detail below, staff identified the following design related matter that warrant feedback from the Board: Neighborhood Element policies Whether the proposed project: • Maintains a scale consistent with the surrounding community (NH -133) • Encourages outdoor public places that support activities and facilities that will encourage people to gather (NH -134) • Assures quality of design by supporting policies that encourage harmonious and aesthetically pleasing design for new and existing development (NH -136). Community Design Element policies Whether the project design • Strengthens the positive qualities of the City's focal points, gateways, corridors and neighborhoods and gateways (CD -1 and CD -4) Building Height Whether the proposed height is: • Is appropriate for the site; • Warranted for a special use or special circumstances on the site; 2 Would adversely affect scenic vistas; and 4 Whether the project proposes exceptional design. Design Whether the proposed design adequately addresses: a Bulk and mass, and its relation to the adjacent buildings on the site and compatibility with the surrounding area. ® General design direction of the project; Compatibility with adjacent Niall and surrounding structures • Quality of design e Materiallcolor palette Articulation of the building Location and design of building entry; ® Site plan, on site circulation and pedestrian features Ikon -Residential Design Guidelines Whether the proposed design complies with the design guidelines related to: Parking lots Pedestrian Circulation Q Building Form Entryways and Towers Vision North San Rafael Whether the proposed design complies with the design guidelines related to: Pedestrian access and sense of pedestrian scale ® Location of building entrance Quality of design BACKGROUND Site Description/Setting: The 44.75 acre site is comprised of five parcels, including 3 individual department store lots. The site is located in the North San Rafael Commercial Center neighborhood area, immediately adjacent to the Terra Linda neighborhood. The property has a moderate 3% cross -slope that runs from the southwest to northeast corner of the site, with an overall grade change of 23 -feet, and is.bounded by collector streets on all sides. Nearby development is as described in the summary table above. The existing department store buildings exceed the 36 -foot height limit (Macy's -57', Mervyn's -43' and Sears -56'). Approximately 95 -percent of the entire Mall site (including the 10.4 -acre Sears parcel) is covered with impermeable surfaces, consisting of the buildings, walkways and parking lot (currently providing parking for 2,942 spaces). The site is allowed a maximum FAR of 0.40 which translates to a total building floor area of 779,724 sq. ft (pursuant to the current Development Agreement DA07-001 and Master Use Permit). The site currently contains 761,090 sq, ft. of building areas, as shown in the inventory below. Of the total existing floor area on the site, 134,976 sq. ft. is occupied by the Sears building (main 106,676 sq. ft. Sears building. ft. and two detached accessory Sears buildings, 16,300 sq. ft. and 12,000 sq. ft.) This unbuilt amount includes 10,934 sq. ft. of unallocated build -back space plus a future 7,700 sq. ft. building identified for the vacant "Pad 30" site located along the Oak Plaza driveway. The Mall currently hosts 761,090 gross sq. ft., consisting of a central mall building with numerous retail tenants, anchored 3 by the 3 major department store tenants Sears (former), Kohl's and Macys. Sears also had 2 detached accessory retail service buildings which stili remain; a minor automotive repair and service facility and an appliance parts/service building. A two-story parking structure is also located on the southwestern portion of the Sears parcel adjacent to Kohl's. Two additional freestanding buildings are located on the eastern edge of the site, a freestanding Rite-Aid drug store building and a freestanding Home Goods retail building. The current inventory of the existing and entitled buildings on the site is composed of: Anchor Tenants: Sears Department Store 134,976 sq. ft. o Main Sears Store - 3 levels (106,676 sq, ft).* o Automotive Service — 16 service bays (16,300 sq. ft) o Seasonal Sales/Appliance Repair (12,000 sq. ft.) Kohl's Department Store (2 Levels): 81,340 sq. ft. * Macy's (3 Levels): 254,015 sq. ft. Mall Mall Gross Leasable Multi -Tenant Building Areas*: 243,881 sq. ft. (*This includes the renovated mezzanine level for the mall administrative offices, mezzanine levels where permitted for interior mall retail tenants, food court tenants, existing theater space, as -built 6,788 square foot multi -tenant pad building constructed and occupied adjacent to Kohl's) ® Unbuilt Future Pad Building (7,700 sq. ft). (Future 7,700 sq. ft. pad building located adjacent to the main mall building, along the Oak Plaza drive) Freestanding Pad Buildings • Rite-Aid Drug Store & Drive -Through: 17,340 sq. ft. • Home Goods pad retail building: 29,538 sq. ft. _Unbuilt, approved building area s Remaining (Unutilized) Buiid-back Retail Space: (10,934 sq. ft.) Total (Existing Built) 761,090 sq. ft. Total (Allowed @0.40 FAR) 779,724 sq. ft. *Staff notes that there is a bit of discrepancy in the Master Use Permit and the actual building sizes at the Mali. As -built plans for the Sears building reveal there are three floors (a basement and two levels), with each floor being 59,646 sq. ft., for a total of 178,938 sq ft for the main Sear building. The Master Use Permit references that the Sears building included three stories, but only lists 106,676 sq. ft as the floor area for the main building. So, there is a discrepancy of approximately 72,300 sq ft between the existing built floor area identified in the Master Use Permit and the actual on the ground conditions. This is an item staff will need to investigate. History: The Mall was originally developed in the 1960's. A Master Use Permit and Design approvals were granted in 1986 at which time included the enclosure of the walkways and building additions that resulted in the current gross building area. At that time, the former Payless Drug Store (currently Rite-Aid) was also relocated to the east side of the site in a new freestanding building. 4 In the 1990's, the 2,600 seat, 15 -screen, theater was incorporated within a portion of the existing Mall (converting approximately 45,000 sq. ft. of retail space, ED93-1291UP93-61). In 2008, the former Mall owners, Macerich, LLC, submitted applications for exterior renovation of the mall, included the following components: a) initial demolition of existing leasable building floor area, b) Development Agreement allowing the right to build -back floor area removed as part of the project, up to 0.40 FAR, and c) renovation of site parking using non-standard space and aisle dimensions. Specifically, the project included: • Architectural renovation of the main leasable mall building (which connects the major department store buildings Macys, Sears and Kohl's) • Development of architectural guidelines and sign program for future retenanting of mail tenants • Refacing the east, north and west exterior facades of the leasable mall building to create more inviting storefronts and gathering spaces. • Construction of a new freestanding Rite Aid building further north and east on the site than it's current location, and subsequent demolition of the former building. • Demolition of the former enclosed food court on the west side of the building, which connected the multi -tenant building area with Kohl's department store building, for the purpose of creating a new outdoor plaza public gathering space. • Upgraded landscaping and reconfigured parking areas, along with construction of a 2,300 linear ft portion of the North San Rafael Promenade along the property frontage. The promenade improvement was proposed and provided as a public benefit, consistent with the terms of the DA. • No changes were proposed or approved to the three anchor tenants at the time (Macy's, Sears, and Kohl's) The Design Review Board, Planning Commission and City Council considered that project and ultimately approved the project in April 2008. Over the few years that followed, the Mall renovation project was substantially completed with the exception of the following: i) construction of a pad building along Oak Plaza, ii) previously approved demolition of the former Rite Aid building located in the east parking lot, and iii) construction of a portion of the San Rafael Promenade in front of the former Rite Aid building. In 2013, the former Mall owners, Macerich, LLC, proposed to re -purpose the vacated Rite Aid building in lieu of its demolition, and recapture a majority of the building square footage removed as part of the renovation work. In addition, they proposed: • Exterior fagade upgrades on all four sides of the building, to be compatible with the approved Tenant Design Criteria. • Reduction in parking standards from 4 spaces per 1,000 sq, ft, of gross building area to 3.8 spaces per 1,000 sq. ft. for the regional shopping center. • Parking space renovation that would continue to utilize the 8.5 -ft. wide standard space dimension, 65 -degree angled space and 24 ft. backup space dimension. • Completion of the frontage landscaping and promenade improvements. The amendment to the Mall renovation project approvals were pursued to re -tenant the existing vacated Rite Aid building in the east parking lot with a new retail tenant (Home Goods) in the existing 29,538 sq. ft. building. This request constituted a revision to the approved renovation work (aka, Phase l), which was not completed. Therefore, an application for amendment to the Master Use Permit and Master Environmental and Design Review Permit were submitted and subsequently approvals granted by the City Council in 2013. Based on the 2013 action, the Mall site is approved with the following maximum floor area and parking requirements: 5 o Max Floor Area Ratio (FAR) of 0.40 FAR maximum, or 779,724 sq. ft. (allowed pursuant to the current Development Agreement DA07-001). This amount includes 10,934 sq. ft. of unallocated build -back space plus a future 7,700 sq. ft. building identified for the vacant "Pad 30" site located along the Oak Plaza driveway. • Approximately 3,000 parking spaces for the entire project, with parking standard of 3.8 space/1,000 sq. ft. In 2017, Merlone Geier purchased Northgate Mall. Soon after, Sears closed their store in 2018 and the ground floor of the former Sears space has been used as a Restoration Hardware Outlet. PROJECT DESCRIPTION Costco has submitted a Pre-ApplicationlConceptual Design Review for a proposal to demolish the Sears building and construct a new Costco warehouse store, with a tire center and detached fueling station. It is important to note, as a Conceptual ReviewlPre-Application, the purpose of this preliminary process is for the City and the public to provide preliminary comments on a project, before more detailed plans are developed. The goal of this process is for an applicant to receive the preliminary comments from the City and public and be aware of any issues and incorporate/address concerns in their formal submittal. Therefore, as a Conceptual Review/Pre-Application, the submittal information is as follows: Use: The project proposes demolition of the existing multi story Sears building along with the two associated freestanding buildings (Automotive repair and catalog sales) and the construction of a new 146,985 sq. ft. Costco Warehouse building, with three levels of parking above. Warehouse Building Ground floor 141,773 sq. ft. warehouse sales floor and 5,185 sq. ft. tire center Level 2 306 covered parking spaces Level 3 303 covered parking spaces Level 4 309 uncovered rooftop parking spaces * 41h level (31d level of parking) is noted as optional in plans and materials. Applicant has indicated that the 3rd level of parking, although noted optional, is currently proposed as part of the project. Fueling station 15 fueling dispensers with 30 fueling positions are proposed under a 11,944 sq. ft. canopy. Costco expects to employ a total of 165-170 employees to staff both the warehouse and fueling station The use of the proposed Costco is similar to other Costco facilities, including retail/wholesale of goods, bakery, pharmacy, optical center, hearing aid testing center, food court and photo center. Costco is also requesting a Type 86 alcohol license to allow tasting of beer, wine or spirits in the warehouse. Access to the tire center is from a separate entrance on the south side of the building and would include 4 service bays. Promotional vehicles would also be displayed near entry to the building, but no vehicles would be sold on site Hour of operation: Hours of operation for the warehouse portion of the facility is proposed as follows: Mon -Fri 10:00am — 8:30pm Sat 9:30am — 6pm Sun 10am — 6pm Although not in the preliminary project description, the applicant has indicated that they are considering a start time to gam (7 days a week) for the warehouse/retail use. 9 Deliveries for the warehouse are identified to occur between tam and 1 pm daily, averaging 2-3 trucks per hour, with most being completed prior to the opening. Deliveries would be predominately 26 ft single axle trailers to 70 -ft long double -axle trailers. The fueling station is proposed to be open to customers from Sam — 10pm, daily. It is estimated that there would be 2-3 deliveries to the fueling facility per day, with fuel trucks being 70 ft. long, double -axle trailers. Fuel deliveries would occur over the fueling tanks, which are proposed on the eastern side of the fueling area. Hours of operations are not identified for the tire center, but would be similar to the warehouse. It is anticipated that there would be 1-2 deliveries a week for tires by 70 ft. long, double -axle trailers and these would also pick up used tires. Deliveries are anticipated to occur before opening, about 6am Site Plan: The proposed site plan would replace the current 134,976 sq. ft. Sears building with a new 146,958 sq. ft. Costco building (excluding parking area) that is generally in the same location on the site, but would be a larger footprint than the current building, 87,946 sq. ft. (current Sears) to 150,082 sq. ft lot (proposed Costco) coverage. In addition, that does not include the 11,944 sq. ft. fuel canopy, which does not count as floor area, but does count as lot coverage. The western edge of the proposed Costco building would extend to the edge of the existing Sears catalog building, while the eastern and southern portions of the building would extend past the current Sears footprint. The setback along Northgate Dr would be 33.5 ft. The proposed Costco structure would not be connected to the mall, instead is proposed to be separated by a vehicular access. The primary building entry for customers is proposed at the northeast corner, inward facing the main Mall. Elevators and stairs/ramping would provide customers with access to the entry from the parking on the upper levels Vehicular access to the Costco site is proposed as follows: o Primary access to the retail warehouse use from two access points along Northgate Dr, a New access point, just south of the two-story parking structure (at Northgate Dr.IThorndale Dr); o New entry at Northgate Dr/Nova Albion Way. o A new drive aisle between the proposed Costco and Mall would be 35.5 ft in width. There are two sets of ramps proposed on the northern and southern edges of the building, with each providing two-way access to the upper levels of parking above the Costco. The northern ramp system is proposed to be a speed ramp, providing ability to both enter and exit from the different levels. The southern ramp will be more circular, with ramp levels stacked above each other and vehicles will have to circulate through the parking levels to get to a different levels. Access from the upper levels of parking to the ground floor would be from a travellator (moving walkway/escalator) located on the eastern side of the building, or elevators at the northeast corner of the building. Primary access to the fueling station is shown to be from the eastern most driveway on Northgate Ave, near Las Gallinas. o Vehicles using the fueling station would be one way in off Northgate Drive, driving through the fueling pumps and then fueling area by turning left or right at the drive aisle to the rear of the proposed Costco portion of the site. o The fueling station is designed to accommodate 30 vehicles fueling, with room for 42 vehicles to que outside the fueling station. The proposed loading dock is proposed at the eastern end of the building, facing Northgate Dr, near Nova Albion Way, and is in the same location as the current Sears loading dock. 7 Architecture: The project proposes a contemporary design with use of precast concrete as the primary building material and combination of perforated metal screens, ribbed metal panels and steel beams. Proposed color palette is shown to be variety of grey and tan colors, with a red accent on the top of the building entry feature. The building provides a variety of wall planes, that are offs set at varying points. Building entry is proposed to be located at the northeast corner of the building, facing the Mall and fueling station. Building Height: The project proposes a building height of 44 ft to the top deck of the concrete parking structure. The top of the parking structure on level 3, would have parapet that surrounding the parking deck, and would reach 52 ft. to the top of the parapet. The proposed elevator core exhibits a height of 58 ft. to the peak at northeast corner. Parking: The project would remove approximately 580 surface parking spaces and proposes to add 971 space in three levels of parking above the warehouse plus 38 surface spaces around the tire center. The parking spaces are proposed to be sized larger than the minimum size required by the City of San Rafael to provide patrons with easier accessibility to vehicles while loading purchases. Landscaping: The preliminary landscape plan identifies that landscaping would be provided along a 15 - ft landscape planter at the southwestern and southeastern corners of the building, and along the southern frontage) Additional landscaping is proposed along the eastern edge of the building and the building entry and along the eastern edge of the fueling station. Signage: Preliminary signage is proposed to include 4 wall mounted signs, 280 sq. ft. each, each stating "Costco Wholesale". Two are proposed at the corners of the elevation along Northgate Dr. One is proposed above the loading dock on the northern corner of the west elevation and one is proposed on the entry tower on the east elevation. Each sign would be 6 ft tall x 31 ft wide. In addition, a 31 sq. ft. sign is proposed at the tire center. Total signage for the Costco is proposed to be 5 signs, totaling 1,151 sq. ft. ANALYSIS General Plan 2020 Consistency: There are numerous General Plan policies applicable to this project. The General Plan contains many competing policies that need to be weighed and considered collectively. Consistency with a General Plan is determined by reviewing and weighing the goals and polices of all elements of the San Rafael General Plan 2020 (https://www.cityofsanrafael.org/generalplan-20201) in determining consistency of a project with the Pian. A table outlining the applicable General Plan policies, is attached as Exhibit 3, however, much of the evaluation on consistency will not be able to be performed until a formal application is received, with more detailed plans and technical studies. In terms of the land use and major use policies, the proposed Costco use would be consistent with the General Plan in terms of land use allowed in the General Commercial land use designation (LU -23) and Floor Area Ratio (LU -9) as approved with grandfathered 0.40 FAR standard. However, at this point, without additional information and studies that would be required for formal application, it is too early to determine if the project would meet many of the land use, infrastructure capacity, traffic circulation, air/water quality and noise policies of the General Plan. Below is a summary of the major design -related policies. Neighborhoods Element As part of the adoption of the General Plan 2020 in 2004, a new element, the Neighborhoods Element, (htt s://www.cit ofsanrafael.or /documents) -4-net hborhoods-element/) was created and consolidated all policies in various neighborhood plans throughout the City. In addition, the element also incorporated H. the policy recommendations in Vision North San Rafael. The Vision policies were included in the Terra Linda neighborhood section, but the majority were in the North San Rafael Commercial Center policies (NH -131- NH -942). Since the Mall is located in the North San Rafael Commercial Center, the following Neighborhood Element policies are applicable: NH -131 (North San Rafael Town Center). Create an attractive, thriving heart for the North San Rafael community., a centerpiece of commerce and activity with a diversity and synergy of activities for all ages. NH -132 (Town Center Activities). Create a Town Center with high quality retail stores for local residents as well as the broader community. Broaden the appeal of the Town Center area by improving pedestrian traffic, increasing the number of local shoppers, and attracting a mix of high quality stores, entertainment, and services. a. Encourage a distinctive commercial niche for the Town Center consistent with the area's characteristics. b. Encourage a variety of stores and services to foster local patronage. Examples include a library; restaurants; a produce market; and music, book, family clothing, housewares, and variety stores. c. Encourage upgrading of anchor stores and specialty stores. d. Support an additional high quality retail anchor store if necessary for economic vitality, consistent with traffic circulation. e. Support nightlife activities, such as a late-night restaurant, diner or coffee shops that harmonize with existing theaters and cultural activities. NH -133 (Northgate Mall). Revitalize the economic health of the Northgate Mall and surrounding business areas. Encourage efforts to revitalize and expand Northgate Mall, including improving the mix of activities and the quality of shops, and upgrading the appearance of the buildings and landscaping, while maintaining a scale consistent with the surrounding community and not exceeding infrastructure capacity. Allow the addition of residences, maximize the potential for affordable housing, and incorporate promenade improvements as described in the North San Rafael Promenade Conceptual Plan in any substantial rehabilitation or expansion of the mall. NH -134 (Outdoor Gathering Places). Encourage outdoor public places that support activities and facilities that will encourage people to gather (such as outdoor cafes with music, entertainment for children as families dine and shop, and periodic cultural and arts events), promote a public plaza, a small music venue, and/or a children's feature, and provide outdoor cafes, sidewalk restaurants, or other uses that provide outdoor seating. NH -136 (Design Excellence). Assure quality of design by supporting policies that encourage harmonious and aesthetically pleasing design for new and existing development. Upgrade and coordinate landscaping, signage, and building design in the Town Center area, as well as improving building and landscaping maintenance. Staff Response: During the last two renovation projects in 2008 and 2013, there was a great deal of discussion on these policies, to create outdoor gathering places, improve design of the Mall and continue the development of the promenade. The mail made many improvements to create a gathering place on the west side of the Mall, between Kohl's and the Mail itself. As part of this project, these policies should also be considered. The economic vitality of the Mall is important, not only to North San Rafael, but as a regional center. The Mall provides a service to all residents of the County and helps support San Rafael's economic tax base. Given the changing retail environment, improving the Mail to attract new businesses and fill vacancies is important to the community. The proposed Costco could go a long way to improve the future of the Mall and could attract other retail tenants to fill other space. These important benefits, will need to be considered and weighed 9 with the proposed design and any potential impacts from the proposed project, as provided in NH -133 which states, encourage efforts to revitalize and expand the mall, while maintain scale consistent with the surrounding community and not exceeding infrastructure capacity. Design will be a key for any new structure. Staff requests the Board review the Neighborhood Element policies and provide preliminary feedback on the project's consistency with: o Proposed structure maintains a scale consistent with the surrounding community (NH -133) o Encourage outdoor public places that support activities and facilities that will encourage people to gather (IVH -134) o Assure quality of design by supporting policies that encourage harmonious and aesthetically pleasing design for new and existing development (NH -136), Community Design The Community Design Element (htt s://www.cit ofsanrafael.or /documentsl-5-communit -desi n- elementl) contains many design related policies, many of which are also included in design guidelines, and design review criteria CD -1 (City Image) - Reinforce the City's positive and distinctive image by recognizing the natural features of the City, protecting historic resources, and by strengthening the positive qualities of the City's focal points, gateways, corridors and neighborhoods. CD -5 (Views) - Respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. CD -8 (Gateways). - Provide and maintain distinctive gateways to identify City entryways. CD -9 (Transportation Corridors) - To improve the function and appearance of corridors, recognize those shown on Exhibits 17 and 18 and define each corridor's contribution to the City based upon its land use and transportation function and how it is experienced by the public. CD -18 (Landscaping) - Recognize the unique contribution provided by landscaping and make it a significant component of all site design. CD -19 (Lighting) - Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare. CD -21 (Parking Lot Landscaping) - Provide parking lot landscaping to control heat build-up from pavement, reduce air pollution, provide shade cover for vehicles and soften the appearance of the parking lot. Emphasize the use of trees and limit the height of shrub plantings so as to avoid creating security problems. Staff Response: Based on Exhibit 17 of the Community Design Element, the Mall site is not located in a gateway. However, both Northgate Dr and Las Gallinas Ave., around the mall, are identified as transportation corridors on Exhibit 17. The mall site and streets immediately surrounding it do not have views of the Bay or Mt Tamalpias. There is a ridgeline show on Exhibit 17, but the ridgeline is almost completely developed with the 1 Thorndale office building, Villa Marin retirement community and Quail Hill townhomes • Staff requests the Board review the Community Design Element policies and provide preliminary feedback on 10 0 Whether the project design strengthens the positive qualities of the City's focal points, gateways, corridors and neighborhoods and gateways (CD -1 and CD -4) Zoning Ordinance Consistency; The project has been reviewed for consistency with the San Rafael Zoning Ordinance. Overall, the project would be consistent with all applicable regulations of the Zoning Ordinance for the General Commercial (GC) Zoning District, with the exception of height, for which the applicant will need to request an Exception. Chapter 5 — Commercial and Office Districts The project site is located within the (GC) Zoning District. The proposed project will require consistency with the property development standards and land use regulations for the GC District. In terms of land use, the proposed Costco, including it's ancillary uses, are all permitted or conditionally allowable uses typically found in the GC District (SRMC 14.05.020). As a shopping center, the Mail currently operates under a Master Use Permit and the proposed change to eliminate the Sears use and build the new Costco, with a fueling station and tire center, would require an amendment to the Master Use Permit for the Center. In terms of the GC development standards, setbacks and maximum lot coverage are not required in the GC District (SRMC 14.05.030). The District has a maximum height limit of 36 feet and minimum landscaping of 15%. As noted above, the existing Sears building exceeds the current height limit and is considered a conforming building. The proposal would result in a larger building that continues the grandfathered height and would thus require application for, and approval of, an Exception. See Exception section below for required findings. Chapter 16 — Site and Use Regulations Section 16.040 (Buildings over Three Stories) This section lists all the buildings that were built or approved prior to January 1, 1987 that exceed three stories. These buildings are considered conforming uses. The Sears building is listed in this section and currently totals 56 feet in height. Since it is considered conforming by this section, rebuilding of a new building to that height is allowed. However, the project proposes to develop a new structure that would be much larger than the current building, and therefore, would need to request relief from the height limit. Section 16.120 (Exclusions to Maximum Height) This section excepts certain features and parts of a building from the maximum height limits, including architectural features and screening for mechanical equipment. The elevator over run area over the main entry would not be counted towards the maximum building height. Section 16.160 (Fuel and Service Stations) Requires a Use Permit for any newly constructed fueling station to assure compatibility of such uses with existing and planned uses in the surrounding area. Chapter 18 — Parking Standards The site is developed as a shopping center and operates under a Master Use Permit. The Current Master Use Permit specifies the Mall and all the uses on the site have a parking requirement of 3.8 space11,000 sq. ft. As part of the formal application, the adequacy of the parking will be evaluated. There are currently 2,942 parking spaces on the entire Mall site. The new project would remove 614 surface parking spaces along the southern end of the Mall site and add 971 new parking spaces. The proposed number of parking spaces would total 3,299, which would exceed the current requirement of 3.811,000 (2,892 spaces) 1I Chapter 22 -- Use Permits As discussed previously, the project will require an amendment to the Master Use Permit for the shopping center to add a Costco, fueling station and tire center. Use Permit will be used to evaluate compatibility of uses with the surrounding area. The Master Use Permit would evaluate the compatibility of the proposed uses with other uses on site and in the surrounding area, establish the appropriate mixture of uses and parking requirements based on that mixture, and establish operating condition of approval to minimize impacts. Chapter 24 - Exception The general height limit in this portion of North San Rafael is 36 ft. The existing Sears building is currently 56 ft tall has grandfathered rights and considered conforming per SRMC 14.16.040. As designed, the project proposes a building that measures 44 ft tall to the top of the main structure and 52 ft to the top of the parapet. Based on City's height definition, the actual height of the proposed building would be measured to the top of the wall surrounding the upper parking deck, which is 52 ft, The elevator core/entry tower reaches 58 ft, however this feature does not count towards measurement of height due to an exclusion to the height limits per SRMC 14.16.120 (Exclusions to maximum height requirements) since it is considered an architectural feature/mechanical equipment. Since the new 52 ft -tall building is larger in footprint than the current Sears building, the height limit for the new portions of the building (more than the current Sears footprint) would be 36 ft. Therefore, the project must request an Exception to the height limit. SRMC 14.24.020.E provides the authority for an Exception to height limits if: 1) additional building height is required for a special use of function and the building is designed specifically for that use, or 2) there are special circumstances related to the site and topography which warrant the exception. In addition, height Exceptions may only be approved where scenic views are not adversely affected, and where exceptional design is provided. Exception requests of more than 5 ft. must be approved by the Planning Commission as part of the Design Review Permit. The General Plan policy on height (LU -12), defers any deviations to height limits to be administered through an Exception application. SRMC 14.24.020.E provides the authority for a height Exception and states: In all nonresidential zoning districts, building height may be increased beyond the height limit where: (1) additional building height is required for a special use or function, and the building is designed specifically for that use; or (2) there are special circumstances related to the site and topography which warrant the exception. For a public or quasi -public structure, a higher height may be permitted where necessary for health or safety purposes. In addition, in all cases, nonresidential height exceptions may only be approved where scenic views are not adversely affected, and where exceptional design is provided. if the height exception is more than five feet (5), the exception must be approved by the Planning Commission as part of approval of an Environmental and Design Review Permit. As part of formal application, the applicant will need to request an Exception and provide the findings listed above. What will have to be provided is that the justification that the additional height is required for a special use or function or there are special circumstances related to the site and topography that warrant the Exception. Initially, staff does not believe there are any special circumstances related to the site or topography that warrant the Exception, but there may be a case that a special use/function necessitates the additional height (parking). The additional height on the building is used for parking. Given the location, there are no scenic vistas surrounding the site. The quality of the building design, architecture will need to be reviewed and recommended by the City's Design Review Board. • Staff requests the Board review the project height and provide preliminary feedback on o Building height and whether appropriate for the site; o Whether the height is warranted for a special use or special circumstances on the site, 0 Whether the additional height would adversely affect scenic vistas; and 12 o Whether the project proposes exceptional design. Chapter 25 — Environmental and Design Review Permit= Construction of a new non-residential building is considered a Major Physical Improvement, and thus requires an Environmental and Design Review Permit with final- action by the Planning Commission. Prior to action by the Planning Commission, the City's Design Review Board (Board) will review and make their recommendation on the design of the structure, and the project's consistency with design related policies in the General Plan and design guidelines. The Design Review chapter includes review criteria (SRMC 14.25.050) and requires that a proposed design (architecture, form, scale, materials and color, etc.) of all new development 'relate' to the predominant design or `character -defining' design elements existing in the vicinity. The review criteria are attached as Exhibit 4. Many of the review criteria are similar to the Non -Residential Design Guidelines referenced below. ® Site Design. There should be a harmonious relationship between structures within the development and between the structures and the site. Proposed structures and site development should be related accordant to existing development in the vicinity. There must be a consistent organization of materials and a balanced relationship of major elements. Views. Major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills should be preserved and enhanced from public streets and public vantage points. Access, Circulation and Parking. The development should provide good vehicular, bicycle and pedestrian'circulation and access, on-site and in relation to the surrounding area, including public . streets, waterways, shorelines and open space areas. Safe and convenient parking areas should be designed to provide easy access to building entrances. Parking facilities should detract as little as possible from the design of proposed or neighboring structures. Entrances to parking structures should be well-defined and should include materials compatible with those of the parking garage. Traffic capacity of adjoining streets must be considered. m Architecture. The project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity, and should enhance important community gateways, view corridors and waterways as identified in the general plan. o Design Elements and Approaches. Design elements and approaches which are encouraged include: • Creation of interest in the building elevation; • Pedestrian -oriented design in appropriate locations; • Energy-efficient design; • Provision of a sense of entry, • Variation in building placement and height; oil Equal attention to design of all facades in sensitive locations; Materials and Colors_ Materials and colors should be consistent with the context of the surrounding area. To minimize contrast of the structure with its background as viewed from the surrounding neighborhood, color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. In hillside areas, as identified in Section 94.92.020 of this title, natural materials and colors in the earth tone and woodnote range are generally preferred. Other colors and materials may be used which are appropriate to the architectural style, harmonious with the site and/or compatible with the character of the surrounding environment. 13 o Earthtone/woodtone colors are considered to be various natural shades of reddish -brown, brown, grey, tan, ocher, umber, gold, sand, blue and green. o Natural materials include adobe, slump block, brick, stone, stucco, wood shakes, shingles and siding, and tile roofs. o Concrete surfaces shall be colored, textured, sculptured and/or patterned to serve a design as well as a structural function. o Reflective glass, such as mirror or glazed, is discouraged. Such glass may be prohibited where it has an adverse impact, such as glare on pedestrian or automotive traffic or on adjacent structures. e Walls, Fences, and Screening. Walls, fences and screening shall be used to screen parking and loading areas, refuse collection areas and mechanical equipment from view. Screening of mechanical equipment shall be designed as an integrated architectural component of the building and the landscape. Utility meters and transformers shall be incorporated into the overall project design. Landscape Design. The natural landscape should be preserved in its natural state, insofar as practicable, by minimizing grading, and tree and rock removal. The landscaping shall be designed as an integral enhancement of the site, sensitive to natural site features. o Street Trees and Landscaping. Street trees shall be shown on plans submitted for a project within the downtown area and shall be provided and protected in accordance with the city street tree planting guidelines and recommendations of the city arborist. Street trees and landscaping should be consistent with the following: o Provide smaller scale, seasonal color and street trees for pedestrian -oriented streets; o Provide high -canopy traffic -tolerant trees and landscaped setbacks for primary vehicular circulation streets. o Existing mature trees proposed to be removed as part of a project should be replaced with an equivalent number, size and alternate species. o Trees proposed to remain shall be protected during construction. o All trees shall be installed, protected and pruned in accord with accepted arboricultural standards and practices. Staff Response: The scale and quality of the proposed design located at the southern end of a regional mall should be evaluated. The proposed project introduces a larger structure along the southern flank of the mall at a taller height, and careful review of the design, bulk and mass as it relates to the Mall and the surrounding structures (both at the mall site itself, along with the other structures on the south and west sides of Northgate Dr will be necessary. Mass/Bulk - Although the proposed structure is a big box structure, the proposed design incorporates a great deal of articulation, both horizontal and vertical, using off set wall and differing mate ria Is/colo r. This goes a long way to help reduce the perceived mass. A variety of design criteria are identified above, through various design criteria, design guidelines, etc. Preliminary feedback should be provided on the overall design direction of the project, whether the new building is compatible with the adjacent Mall, and other buildings in the surrounding area. Along Northgate Dr, there are mostly one to three story commercial buildings, while at the intersection with Nova Albion, there are one story, single-family residential structures. The proposed project would place a larger structure, closer to the street, and adjacent uses. Building entry is a topic that should be evaluated. As proposed, the entry to the building is located at the northeast corner of the building, facing the interior of the Mall. However, the entry is located at a very busy portion of the site, directly adjacent to the fueling station and abutting the exit lanes from the fueling station. In addition, it is located near surface parking at the Mall, which may lead to a tendency of patrons to park in the surface parking lots in front of the Theaters to access the entry. 14 On -Site Circulation - There are some preliminary concerns with on site circulation identified by the Department of Public Works. Conceptual Plans indicate there are three primary entries into the Costco site, all from Northgate Dr. The first, leading to the fueling station, would utilize the existing driveway leading to the Sears automotive building. Vehicles entering the fueling station would line up at the three, double -sided rows of pump dispensers. Plans are unclear, but it appears that once vehicles complete fueling, they would exit by making a left or right at the end of the fueling station. The two main entries to the Costco warehouse use would be via a new driveway at the intersection of Northgate Dr /Nova Albion Way and one further north at an existing entry just south of the two-story parking garage at the intersection of Northgate DrlThorndale Dr. The entry at Nova Albion Way would lead patrons to the ramp up to parking levels or to a surface parking loft in front of the tire center. The parking lot in front of the tire center has no separate exit and hosts 53 spaces. The second entry from Northgate Dr/Thorndale Dr leads through the Mall parking lot to the west side of the building, where the speed ramp is located to access the parking on the upper levels. As part of preliminary review of the on-site circulation, Department of Public Works has identified some concern with the on-site circulation system. The location of the ingresslegress along Northgate Dr are all at uncontrolled intersections. So, depending on the volume of vehicles exiting the site, there could be safety concerns with vehicles turning left out of these access points, In addition, the feasibility of the access from the fueling station to the parking on upper levels of the Costco building. For patrons that fuel their vehicle first, one of the exits from the fueling station leads between the Costco and Mall buildings, leading to one of the ramps to the parking levels. There appears to be an inaccessible turn onto the ramp by the loading area, which could cause patrons to have to exit the site to access the ramp system. The location of the proposed entries and adequacy of on-site circulation for patrons will need to be thoroughly studied in the traffic study. Lastly, the proposed pedestrian entry to the Costco building is at the northeast corner of the building, which faces inward toward the Mall and Las Gallinas Ave. There is a large surface parking lot for the mall, directly across the access road that would most likely be utilized by patrons. The concern with patrons parking in the mall's surface parking lot and accessing the Costco building is that they would need to cross the fueling station exit area and an access road and plans to not appear to have pedestrian access designed in this area. 0 Staff requests the Board review the proposed design and provide preliminary feedback on o Bulk and mass, and its relation to the adjacent buildings on the site and compatibility with the surrounding area. o General design direction of the project; o Compatibility with adjacent Mall and surrounding structures o Quality of design 0 Material/color palette o Articulation of the building o Location and design of building entry; o Site plan, on site circulation and pedestrian features San Rafael Design Guidelines: The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive to improve the design of all residential and non-residential development. The San Rafael Design 15 Guidelines were developed as interim criteria that implement design -related General Plan Policies. The site is subject to the non-residential design guidelines. The applicable Non -Residential Design Guidelines are provided as Exhibit 5 (located on pages 5-7). Most of the criteria would apply to this project. Staff Response: A preliminary review by staff shows that there are some areas where the project needs improvement, including: Parking lots • Access into and out of the site appears confusing and limited. Patrons that enter the site to get fuel, would have a difficult time getting to the parking structure, without exiting back onto Northgate Dr. • The small parking lot in front of the tire center is limited in size and may draw users to the dead-end parking lot. • Access points are at uncontrolled intersections and depending on traffic volumes, may cause conflicts. Pedestrian Circulation • The main entry is on the internal mall facing elevation and there is not adequate prominence for this entry. • Although most users of Costco would appear to access the main entry from the rooftop parking via the elevators or travellator, there is no prominent pedestrian entry from the mall. The access is across a small access road, between the proposed Costco and the back side of the mall, crossing the exit from the fueling station. • Adequacy of the size and location of the outdoor gathering seating should be evaluated. Building Form • Although the building does have some vertical and horizontal relief, the bulk and mass, the adequacy of the building articulation to reduce bulk/mass should be reviewed. • Pedestrian experience and connectivity from the Mall is limited. • Building is set closer to the Northgate Dr, which creates a spatial enclosure in relation to the street. • Pedestrian experience on the ground floor of the building on all sides should be considered. Entryways and Towers • A defined sense of entry is provided, but the location of the entry is not prominent from off site and may not be easy to access without conflicts. * The entry tower does provide a function and provides a distinctive silhouette. • The bulk of the tower should be evaluated if it is appropriate. Staff requests the Board review the Non -Residential Design Guidelines and provide preliminary feedback on the project's consistency with the guidelines, specifically, the following topics as noted above: o Parking lots o Pedestrian Circulation o Building Form o Entryways and Towers North San Rafael !Vision: A Community-based planning effort in the late 1990's resulted in the adoption of the North San Rafael Vision 2010 (Vision). The Vision established policies to guide the North San Rafael area, through the year 2010. One of the key facets of the Vision was a plan to develop a promenade, leading from upper Terra Linda, through the commercial areas around the two shopping centers and the mall, and ending at Civic Center. The Mall and commercial areas around it, are identified as the Town Center. IC A copy of the entire North San Rafael Vision is provided as Exhibit 6. The key applicable components of the Vision document, include o Vision Statement and Concepts, Goals & Actions (pages 3-4) • Easy to Get Around (EGA) policies (pages 8-9) Northgate Promenade (NP) policies (page 11) Gathering Places (GP) policies (pages 12-13) Town Center (TC) policies (pages 14-15) ® Business Vitality. (BV) policies (pages 16-17) ® Design, Beautification and Maintenance (DB&M) policies (pages 23-25). Staff Response: In general, a proposed Costco does not appear to conflict with any of the major Vision policies. Numerous public comments received to date cite that a big box store is not allowed by the Vision. A review of the Vision document does not reveal there is any prohibition to a major department store or big box retail at the Mall. There are some specific, design -related policies from the plan that need to be addressed, to improve pedestrian and vehicular circulation. However, there are numerous design related policies in the Vision, that warrant review and consideration, including: • Better pedestrian access from sidewalk to commercial sites and within commercial parking lots (EGA - Goal A), • Locate building entrances so that people do not have to walk across parking lots to enter building (EGA - Goal A). • Further development of promenade (NP). • Create and enhance gathering places (GP — Goal A) • Create a Town Center with high quality retail stores for local residents as well as the broader community (TC — Goal A). • Allow uses that will enhance the Town Center, including retail, office, housing and community services (TC — Goal A). Assure quality of design (TC — Goal A). a Create a sense of enclosure, pedestrian -scale and easy accessibility (TC) ® Make businesses areas function better with a mix of uses, improvement to make these places more attractive and changes that support a business -friendly community (BV) Staff requests the Board review the Vision North San Rafael and provide preliminary feedback on the project's consistency with the guidelines, specifically, the following topics o Pedestrian access and sense of pedestrian scale o Location of building entrance o Quality of design PLANNING COMMISSION REVIEW The Commission reviewed the Pre Application/Conceptual Review at their October 15, 2019 meeting. The Staff report and video from this meeting can be found at www.cityofsanrafael.org/meetinq and then navigating to the archived Planning Commission meeting of 10115119. There were approximately 250 people present at this meeting, and 51 persons provided public comment. The majority of the comments were opposed to the project, and cited reasons identified in the neighborhood correspondence section below. Following the public hearing, the Commission did provide their preliminary comments, which included 17 • Confirmed the main Costco retail use and tire center are consistent with the current Master Use Permit, but not as designed (lack of integration with mall, circulation issues, height/bulk/mass) • Expressed lack of support for proposed addition of a fueling station at this site. • Concerned with lack of a plan for rest of the Mall, and how this project could impact that, especially as it relates to addition of housing. Need for a master plan. • Need for data to support the benefits to the community and support claims that Costco will bring shoppers to mall. • Concern with the increased height (Exception findings) which result in bulk and mass coming so close to Northgate Dr. • Need for better integration of the Costco with rest of Mall. • Concern with on-site circulation access as noted by staff. • Need project to better respect the design and character of surrounding area. • Project is solely designed for car access and needs to pay attention to pedestrians. • Ensure that traffic study is comprehensive and extends to greater are than just around mall. NEIGHBORHOOD CORRESPONDENCE A neighborhood meeting is not required during Pre-Application/Conceptual Review. However, the applicant has met with numerous community groups and neighborhood associations on their own. In addition, Costco and Northgate held two community open houses (September 251h and 26th) at the Mall, to present their project and answer any questions. Both sessions were well attended, with over 250 visitors. Notice of Conceptual Review for the project, by both the Board and the Commission, was conducted in accordance with and in excess of noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Meeting was mailed more than 15 days in advance of the meetings to all property owners, residents, businesses and occupants within a 500 -foot radius of the project site and all neighborhood groups in North San Rafael (Drake Terrace, Hartzell HOA, Quail Hill Townhomes, Terra Linda HOA, Los Ranchitos Impvt Assn, Mont Marin/SR Park Neighborhood Association, Contempo Marin, Redwood Village HOA) along with the Federation of SR Neighborhoods. Other organizations such as Chamber of Commerce, Marin Economic Forum and Marin Environmental Housing Collaborative, School Districts, were also included on the mailing list. In addition, anyone who asked to be on the mailing list was added and provided notice, Additionally, notice was posted on the project site in two locations along Northgate Dr. Notice of the 10/15/19 Commission and this Board meeting was also provided through emailed notices to interested parties who signed up to receive notice and posted on both the City's project page (www.cityofsanrafael.org/costco) and on NextDoor. Staff has received extensive public comments on this project, via phone calls, letters and emails. It seems that the fueling station is the major concern listed, but in the opposition letters, there is also concern cited with locating a Costco warehouse at the proposed location. The City has received approximately 350 written comments and all written public comments received prior to the reproduction of this report are provided at www.cityofsanrafael.org/costco. Additional comments received after Thurs 10117 will be added to the website The majority of the comments written comments received to date are in opposition to the project and cite concerns with traffic capacity in the area, traffic impacts to surrounding residential areas, adequacy of roadways to support increased traffic, conflict with City's sustainability goals, noise, impacts to other gas stations and retails uses in surrounding area, greenhouse gas emissions, air quality and hazardous materials, emergency access, proximity to low scale residential neighborhood, inconsistency with what was envisioned by the north San Rafael Vision, and conflicts with elderly users across the street/ students in area. 18 There have been a few written letters of support submitted, and included in the packets of comments, and those cite the positives of reactivating the mail, bringing a service for which many San Rafael residents travel to Novato closer to home and that the mail is a regional shopping center that used to have a highlight active Sears use. Staff has also received approximately 15 verbal comments, which are not reflected in any of the written comments, that provide a different perspective than those in opposition and those in support. These are comments that seems to support the replacement of the Sears with a Costco, but suggest that it should be considered as a larger project to provide housing on the site as well. They've expressed support for reactivating the mall with a Costco, but concern that it may be premature to consider the Costco without any additional housing on the site. CONCLUSION Northgate Mall has been a regional shopping center since it's construction in the 1960's, and functions as the core to North San Rafael. The Mall serves not only the shopping and entertainment needs for both San Rafael and Marin County residents, serves as a gathering place for North San Rafael residents and also functions as a key economic engine for the City. With the change in the retail environment, activation and transformation of the Mall are key to the future of the City. Introducing a Costco to the Mall can go a long way to help activate the Mall, generating new retail and entertainment businesses to locate at the Mall. But, as with any new development, it has to be evaluated for: 1) compatibility with surrounding uses, 2) quality of design (site and architecture), 3) consistency with the City's General Plan, Zoning Ordinance and other requirements and 4) potential environmental impacts (traffic, noise, air quality, etc). This Conceptual Review/Pre-application is the first step for the City and the public to provide feedback on the preliminary plans. This staff report outlines some of the major discussion points for which staff is seeking high-level Design Review Board input on the design direction of this conceptual project. The Board's purview and role is to review and provide recommendations on design -related matters for project. The focus of the Board meeting will be on design (ie site plan, architecture, color/materials, bulklmass, height, etc) and not land use matters (ie traffic, land use, noise, traffic, parking, etc). Therefore, Staff requests that the Board provide their feedback on the conceptual design approach, including the items raised by staff in this report and included in the summary. Furthermore, the Board, in fulfilling its role of providing professional design advice to the City, may have additional concerns, information requests, and may provide any additional recommendations it deems appropriate for these conceptual Design Review applications. EXHIBITS 1. Vicinity/Location map 2. Applicant's Project Description 3. General Plan Consistency Table 4. Chapter 14.25.050 — Design Review Chapter (Review Criteria) 5. Non -Residential Design Guidelines 6. North San Rafael Vision 2010 Written Public Comments received on this project can be found at www. ci# ofsanrafael. or /costco under the public comments section Reduced (7 9" x 97') color plan sets have been provided to the Design Review Board only. Digital copy of the project plans can be viewed at https://www.citvofsanrafael.or-q/costco/. 19 San Rafael Project Description Memo TO City of San Rafael FROM MG2 CC Costco JURISDXCTION; City of San Rafael Zoning: GC- General Commercial SITE ACCESS: Access from Northgate Road Access from Las Gallinas Avenue DATE 7.30.19 PROJECT San Rafael, CA PROJECT NUMBER 18-5086-0.1 PROJECT COMPONENTS: Warehouse Retail sales area of 147,000 sq. ft., with three, levels of parking above the warehouse retail space. Retail space for Costco is a One -to -One replacement with the existing Sears/Mall retail space. Proposed Uses include, without limitation, warehouse retail, tire sales and installation, motpr vehicle fuel sales including diesel, optical exams and optical sales, photo center and processing, hearing aid testing and sales, food service preparation and sales, meat preparation and sales, bakery and sales of baited goods, alcohol sales and tasting, and propane refueling and sales adjacent to tire sales ande installation facility. Temporary outdoor sales within the parking field adjacent to the warehouse will be available for seasonal sales, such as Christmas trees from late November through December... Vehicib display at the Costco warehouse entry for on-line or off-site automobile (referred) sales. Signage to include the Costco warehouse typical signage consistent with the Northgate Mail sle4nage program. • The Costco warehouse parcel would be entitled and constructed in one phase. Demolition of 147,000 sq. ft, of existing mall tenant structures (Sears Retail.and Sear Tire Center) and additional earthwork activity to establish new design grades for new project. MG2. com AAE -.i-. i April 1e,, 20 18 Exhibit 2 - Page 1 COSTCO EMPLOYMENT: It is anticipated that the San Rafael Costco warehouse and gas station will employ approximately 165 - to 170 employees. COSTCO SXTE/LANDSCAIPE PLAN: ® The warehouse is sited to help maintain the existing programming of.the Northgate Mail, located at the far south side of the existing mall site and keeping the receiving activities similarly located to the current orientation. The parking lot design has incorporated a perimeter landscape buffer adjacent to the existing residential area to the south that varies In depth with the narrowest portion maintaining the 15 -foot landscape buffer requirerrient. Parking lot trees and landscaping per City requirements will enhance the site and surrounding area and assist to minimize the visual Impact to the development. Access to the warehouse and fuel facility will be from Northgate Road to the west and Las G.allinas to the east. Approximately 970 parking stalls will be provided on-site. There are 53 stalls at grade adjacent to the tire center and the remaining 917 stalls provided on three levels of parking above the warehouse space. This total substantially exceeds the required City of San Rafael parking requirement. An ADA compliant pedestrian pathway will extend from the new warehouse to the appropriate. right-of-way (ROW) frontage. The project provides oversized parking stalls that are larger than the minimum requirements for the City of San Rafael to provide.mernbers with easier accessibility to vehicles. The parking lot will be illuminated with standard downward pointing lights, each containing two LED fixtures affixed to a 37' foot. light pole. The lighting fixtures are of a "shoe -box" style. Parking lot light standards are designed to provide even light distribution for vehicle and pedestrian safety. The parking lot lights will be timer controlled to limit lighting after the warehouse has closed and most employees are gone from the warehouse. Parking lot lighting will only remain on to provide security and emergency lighting along the main driveways. Lighting fixtures will also be located on the building approximately every 40 feet around the exterior of the building to provide safety and security. Parking and site lighting will incorporate the use of cutoff lenses to keep light from overflowing beyond the project boundaries. The landscape plan Includes a mix of drought tolerant shrubs and grasses, and a variety of shade trees will be used throughout the site and along the project perimeter that are appropriate for the climate in San Rafael. COSTCO WAREHOUSE ARCI.IXT'EC%"URE: The warehouse design Is contemporary and"has set the standard for large format retail facades with a variety of massing and appropriate materials for the building. By combining precast concrete and architectural metal panels, Costco can create a variation in scale and architectural interest to minimize the visual impact of a large retail warehouse. Incorporating design techniques that utilize building materials, landscaping, and the incorporation of various massing techniques, Costco can successfully break the lona elevations both horizontally and vertically at the appropriate height to create a visually appealing building. The technique of breaking a long elevation into smaller elements helps to create a more pedestrian -friendly scale as well. The color palette will relate to the proposed surrounding V462 / an rzafael, CA resign Criteria 2 February 26, 2018 .Exhibit 2 - Page 2 S development by utilizing similar building materials and architectural detailing. The building entrance, located on the northeast corner of the building, creates a v1s.6al queue to the warehouse entry. Bulldipg signage consists of the signature Costco red and blue corporate colors. The signage is scaled appropriately to the mass of the building elevations to not overwhelm but to reinforce the brand that Costco has established. The warehouse wall slgnage will consist of externally illuminated reverse pan channel letters, and the gas station signage will also be externally illuminated. The warehouse has one customer entrance to the main Costco store located at the northeast corner. The San Rafael Costco will include a bakery, pharmacy, optical center with optical exams and retail optical sales, hearing aid testing center. food court, and a photo center along with the sales of approximately 4,000 products. The warehouse also includes a Tire Center, a 5,185 square -foot facility with member access via a separate entrance on the south side of the Costco building,.that includes tire sales and a tire installation facility. The installation facility has four bays that face south to allow Costco employees to drive the cars into the installation facility. A promotional vehicle may be on display near the entry to the building. This vehicle is only to promote online or offsite vehicle sales, no vehicles are sold on site. The truck loading dock is located at the west side of the building with the dock doors facing west as well to buffer noise to the adjacent residences to the south. The bay doors will be equipped with sealed gaskets to limit noise Impacts. A smaller on grade door is located an Ehe west side be the building. This door is to receive bread delivery and Federal Express type trucks. A transformer and two -trash compactors will also be located along the west edge of the building. Dense landscape material provides the necessary screening to this area. Most of the site parking will be provided with having three levels of parking above the warehouses, The north ramp will be a speed ramp providing ability to exit and enter the ramp from the various parking levels. The south ramp will ramp separately rietw.een the three levels with the ramp footprints stacked on top of each other. The remaining parking stalls are located adjacent to the tire center and the south ramp access and will be at grade. CQSTCO FUEL FACILITY: The fuel facility Includes an approximately 11,000 square -foot canopy and a 106 square -foot controller enclosure that will be located on the eastern portion of the planting Island of the fuel station to house the control equipment. The controller enclosure will be built with steel walls and finished with paint to match the warehouse building colors. There will be three covered fueling bays, each with Five two- sided fuel dispensers which will provide for the fueling of ten cars at each island. The fueling station will also have 6 stacking lanes, which will allow approximately 42 cars to wait for pumps at any given time, in addition to the 30 vehicles at the dispensers, meaning the capacity to queue 72 vehicles. The gas station will have fueling capacity for 15 dispensers. The dispensers are fully automated and self- service for Costco members only, with a Costco attendant present to oversee operations and assist members with problems. Five underground fuel tanks will also be Installed at the northern edge of the gas station. Lights will be recessed into the canopy and provide both lighting during operating hours and a lower level of security lighting after hours. MM2 j San PaiNael!, Cdr DegIgn Crikeriea February 26, 2018 Exhibit 2 - Page 3 OOSTCO OPERATIONS. Costco. Wholesale is a membership -only retail/wholesale business, selling high quality national brands and private label merchandise for commercial and personal use. The warehouse hours are anticipated to be: Monday through Friday from 10:00 am to.8:30 pm, Saturday from 9:30 am to 6:00 pm, and Sunday from 10:00 am to 6:00 pm. The fuel facility .hours are anticipated to be daily from 5:00 am to 10:00 pm. - Costco anticipates an average of about 10 trucks delivering goods on a typical weekday. The trucks range in size from 26 feet long for single -axle trailers to 70 feet long for double -axle trailers. Receiving time is from 2:00 a.m. to 1:00 p.m., averaging 2 to 3 trucks per hour, with most of the deliveries completed before the 1o:00 a.m. opening time. Deliveries to the warehouse are made primarily in Costco trucks from its freight consolidation facility in Tracy, California, coming to the site from US Highway 1.01, and accessing the site from Northgate Road. ® It is estimated that fuel will be delivered to the gasoline facility in two to three trucks per day. The largest fuel trucks are approximately 70 feet long. While delivering the fuel, the truck will be -parked over the underground tanks located on theeast side of the gas facility. The truck will not Plock access to any of the fueling positions or occupy any queuing space. The fuel facility is located and specifically designed to avoid traffic and queuing conflicts with the warehouse and adjacent retail commercial uses. a To open and operate the gas facility, Costco will have to meet requirements of local, state and federal regulators and agencies, including the City Fire Department, the County Department of Environmental Health, the Air Quality Management District, the State Water Resources Control Board, the California Environmental Protection Agency, and the United States Environmental Protection Agency. The tire center typically will receive shipments of tires one to two times per week in single- or double - trailer trucks of up to 70 feet in length, and the same delivery truck will pick up old tires for recycling. Deliveries to and pickups from the tire center will be scheduled for pre -opening hours, typically about 6:00 a.m. ANCILLARY USES. ALCOHOL TASTING LIC> N!i E. Costco has recently developed an alcohol tasting protocol to be performed by authorized vendors within the warehouse to allow members to sample no more than.three types of beer, wine or spirits in the warehouse prior to purchase. Costco Is. in the process of obtaining Type 86 Tasting licenses from California State Alcoholic Beverage Control In 16 locations in Southern and Northern California. The tastings will be performed .in a small area within the warehouse that has been sectioned off by a rope/cord that allows only members over the age of 21 to enter. Unlike the more formal tasting area with seating or bar area that you may see in stores such as Whole Foods, these areas are smaller and Tess formal, more like a typical Costco sampling area (except with a few more rules and precautions).. Costco has taken significant steps to assure that this particular product is sampled responsibly and safely. The fallowing protocol will be followed: o The tasting area (approximately 8'x 8') is physically separated from the rest of the sales area o No one under 21 years of age may enter the tasting area o Tastings are operated by authorized vendor personnel; one ID Checker and two Pourers o Only one event per warehouse per day mf%2 j Sari iinalael, CA Dari n Criteria 4 February 26, 2018 Exhibit 2 - Page 4 x o Tastings are limited to a single type alcoholic beverage, either beer, wine or spirit, by one particular vendor o Amounts served cannot exceed 3 tastings PER person PER day; a serving is: ■ Wine: not to exceed orre (i) oz. Beer: not to exceed one (1) oz. Spirits: not to exceed 1/a of one (:1,oma. o Open containers (glasses, etc.) may NOT leave the tasting area o Tastings will take place during regular warehouse hours o Like existing samplings there is no charge for tasting COSTCO ENERGY-EFFICIENT PROJECT COMPONENTS; ® To reduce energy consumption and promote sustainability, Costco will Incorporate many energy saving measures when constructing a new facility. Below are some of the significant practices that Costco currently incorporates into new buildings that help conserve energy and other natural resources: Energy Conservation: o Parking lot light standards are designed to provide even light distribution, and utilize less energy compared to a greater number of fixtures at lower heights. The use of LED lamps provides a higher level of perceived brightness with less energy than other lamps such as high-pressure sodium. o New and renewable building materials are typically extracted and manufactured within the region. When masonry and concrete are used, the materials purch'ase'd are local to the project, minimizing the transportation and impact to local road network,,. o The use of pre -manufactured building components, including structural framing and metal panels, helps io minimize waste during construction. o Pre -manufactured metal wall panels with insulation carry a higher k -Value and greater 'solar _ reflectivity to help conserve energy. Building heat absorption is further reduced by a decrease in the thermal mass of the metal wall when compared to a typical masonry block wall. o A substantial amount of the proposed plant material for the new site is native drought tolerant and will use less water than other common species. o The irrigation system includes the use of deep root watering bubblers for parking lot trees to minimize usage and ensure that water goes directly to the intended planting areas. a storm water management plans are designed to maintain quality control and storm water discharge rates based on the City's requirements. a Use of native species vegetation and drip irrigation systems greatly reduces potable water consumption. o High -efficiency restroom fixtures achieve Achievement of a 4011/0 decrease and water savings over U.S. standards by using highly efficient restroom fixtures. o The building is insulated to tweet or exceed current energy code requirements. o Commissioning of mechanical systems will occur to ensure that the HVAC systems are preforming as designed, a HVAC comfort systems are controlled by a computerized building management system to maximize efficiency. o - Parking lot and exterior lights are controlled by a photosensor and time clock. o Lighting is controlled by the overall project energy management system. MG2 / San Rafael, CAe5lii en Criteria 5 February ?G, 20'L8 Exhibit 2 - Page 5 o Energy efficlent Transformers (i.e., Square D Type EE transformers) are used. o Variable speed motors will be used on make-up air units and booster pumps. o Gas water heaters are direct vent and 9401o'efficlent or greater. o Reclaim tanks are used to capture heat released by refrigeration equipment to heat domestic water in lieu of venting heat to the outside. o Main Bu€Iding structure Is a pre-engineered system that uses 100% recycled steel materials and is designed to minimize the amount of material utilized. o Construction waste is recycled whenever possible. o Floor sealant is No-VOC and represents over So% of the floor area. o Lighting systems are designed with employee controllability in mind. Lighting is controlled by timers, but over -ride switches are provided for employee use, o CO2 Is monitored throughout the warehouse. o Extensive recycl€ng/reuse program is implemented for warehouse and office space Including tires, cardboard, grease, plastics and electronic waste. o Use of plastic shopping bags is avoided. o Suppliers are required to reduce packaging and consider alternative packaglog solutions. o Distribution facilities are strategically located to minimize miles traveled for delivery. o Deliveries are made in full trucks. o All Costco trucks are equipped with an engine idle shut off timers. OBJECTWES OF THE PROPOSED PP-OJECT: • The proposed project has been designed to meet a series of objectives: o Construct and operate a new Costco warehouse that serves the local community with goods and serves from both nationally known businesses but also more regional and local businesses. o Reduce energy consumption by Incorporating sustainable design features and systems with enhanced energy efficiencies meeting State and Federal code requirements. o Provide a Costco warehouse in a location that is convenient for its members, the community, and employees to travel to shopping and work. o Increase the number of employees and contributeto the local job/housing balance. o Provide a state-of-the-art Costco warehouse to better serve the membership in the greater San RafaeVMarin County area. o Enhance the area with a warehouse that Is architecturally designed to blend into the mall development and create a strong anchor presence. While always remaining sensitive to the adjacent community, future development(s) and compatible with the need for a new warehouse in this market area. d Continue and increase contribution to the City's tax base by Costco. o Expand the space available for integrated retail sales of goods and services in the City of San Rafael. o Design a site plan that minimizes circulation conflicts between automobiles and- pedestrians. MG2 / San I14afaell, CA Design Criteria 6 February 76, 2015 Exhibit 2 - Page 6 o Provide a Costco warehouse -in a location that is serviced by adequate existing infrastructure including roadways and utilities. n Develop a Costco warehouse that is large enough to accommodate all the uses and services Costco provides to its members elsewhere. MGM J San Rafael, CA Desi r: Critevia 7 February 26, 201.8 Exhibit 2 - Page 7 Mr wR ::. ' 4365 Ex%utive Demo j S €1 Suite 140 -i art tiers Sun Diego. CA 92129 Merione Geier Partners: Costco at Northgate Mai! Tot: 258 1 259 10909 Fax. 258 1 259 1 8386 wwW.Mmrtoneeeienconi Merione Geier Partners purchased Northgate Mall in 203.7. Since that time, we have been exploring various ways to revive this important community destination. Along the way, we have received a tremendous amount of community input, which has helped guide our long-term vision for Northgate. In today's changing retail landscape, we believe that Northgate must transform itself from an old- fashioned, suburban mall into a vibrant town center with diverse retail, restaurants, and entertainment uses. Northgate must be something for everyone. Remaking an existing mail like Northgate is a complex puzzle. in our efforts to take the first step in bringing the right collection of retailers to Northgate, we need to bring a true anchor to the mail that will attract the level of stores and unique restaurants that everyone wants to see. That is why we are very excited to have reached a partnership with one of the most desired cornerstone retailers in Costco Wholesale. Of everyone we have talked to, Costco is theideal fit as it will immediately enhance the attraction of Northgate as a whole. As a company, Costco is increasingly bringing stores closer to its members. They also are adapting to the retail Landscape by entering existing centers in the right locations for their members. With that, the new Costco San Rafael store will be state-of-the-art, replacing the former Sears department store, catalogue sales building, and the tire center. The local economic benefits of Costco in San Rafael are quite substantial. In addition to the anticipated increases in tax revenue and jobs, Costco supports many local small businesses and merchants through its successful Business Membership program. our partnership with Costco represents a vital step in a long-term process to reimagine Northgate into a town center vision, which may include new (currently unidentified) uses in the future. Merlone Geier is eager to partner with Costco and the City of San Rafael to begin the revival of Northgate Mall with this application. Exhibit 2 - Page 8 V. E o cd > Y �,a w a �° :� o 0.o�•� ami U .� Q bn > o FL r o ami ai o v 0 D . Wrl tn > 3 U a of . O �^ o a� '0 m O oCD m .� • ;; . . ¢ 4' ooU r� o O c� ci d ai > o w p .2 Z Q o cd [Yi5 ref"., U ti a� i a� a� a� U G7 •� U N � � O N cd � W H � v O O � � O •� O 'in o cd > Y �,a w a �° :� o 0.o�•� ami U .� Q bn > o FL r o ami ai o v 0 D . Wrl tn > 3 U a of . 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O .d v rn N N ani p N C y O • �'�' Q bA .> .9 S.O., tsy3 *� .O 'C Q" F+ N O Cd 4.1 LP O F. c N O OA1PL4 U s- O 4w U m F O O fJ Obo Ga U O oen 0o 6, v avi P- ms �1r eA bp -2-4 �o��.va2ocd 3 spya 0 3`� o o• �+O N OO� v w �O"mON O Rrg� "O Wv 9 v P F-04 o 0 •� O ' pWp Q `'''' < u -e�Q w N 0 O 00 w O O U I '.N M U Lei N �i O N U U• 0 Sd +La N ++ O Ocn O •.r o O Q, U U O D CS" to 'd O w O � N N 3 O O p V 'b � N O .d U !. O y N 0 O O N O Y O U P+ U• 0 +La O ++ O Ocn O Q o Q, 0 p w Y N N O U O C z 4� �w o � o� c� c� 14.25.050 - Review criteria. A. Consistency with General Plan Design Policies. To ensure that each proposed improvement shall accomplish the purposes of Section 14.25.010, Specific purposes, environmental and design review shall be guided by general plan design policies, and the following criteria. B. Consistency with Specific Plans. In addition to the criteria listed below, development will also be evaluated for consistency with applicable neighborhood and area design plans. Adopted plans which include design guidelines include: Hillside Residential Design Guidelines Manual, San Rafael Design Guidelines, the San Rafael General Plan 2020, specifically the neighborhood and community design elements, and any design guidelines or amendments that are adopted by resolution. C. Design Criteria. Review shall be guided by the following criteria to assure that, with regard to buildings, structures and physical improvements, each proposed development shall carry out the purposes of this chapter, the general plan policies and any design plans. Any or all of the following criteria may, upon recommendation of the design review board, be waived by the planning commission when the applicant has demonstrated that alternative design concepts carry out the objectives of this chapter and where such development is consistent with the general plan. Hillside residential design criteria may be waived by the city council with the following findings: 1. The project design alternative meets the stated objectives of the guidelines to preserve the inherent characteristics of hillside sites, display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to the natural setting; and 2. Alternative design solutions which minimize grading, retain more of the project site in its natural state, minimize visual impacts, protect significant trees, or protect natural resources result in a demonstrably superior project with greater sensitivity to the natural setting and compatibility with and sensitivity to nearby structures D. Competent Design. The development plans shall be designed by, and bear the signature of a person who, under the building code, has been designated as legally competent to submit such development proposal. Plans for a development subject to a major environmental and design review permit before the design review board shall be prepared by, and bear the signature of, an architect and/or landscape architect licensed by the state of California Department of Consumer Affairs. E. Site Design. There should be a harmonious relationship between structures within the development and between the structures and the site. Proposed structures and site development should be related accordant to existing development in the vicinity. There must be a consistent organization of materials and a balanced relationship of major elements. 1. Views. Major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Exhibit 4 - Page 1 Tamalpais and the hills should be preserved and enhanced from public streets and public vantage points. In addition, respect views of St. Raphael's Church up "A" Street. 2. Site Features and Constraints. Respect site features and recognize site constraints by minimizing grading, erosion and removal of natural vegetation. SPnsitive areas such as highly visible hillsides, steep, unstable or hazardous slopes, creeks and drainageways, and wildlife habitat should be preserved and respected. 3. Access, Circulation and Parking. The development should provide good vehicular, bicycle and pedestrian circulation and access, on-site and in relation to the surrounding area, including public streets, waterways, shorelines and open space areas. Safe and convenient parking areas should be designed to provide easy access to building entrances. Parking facilities should detract as little as possible from the design of proposed or neighboring structures. Entrances to parking structures should be well- defined and should include materials compatible with those of the parking garage. Traffic capacity of adjoining streets must be considered. 4. Energy -Efficient Design. The site design shall show that due regard has been given to orientation of structures to streets and climatic considerations. 5. Drainage. Special attention shall be given to proper site surface drainage and an adequate drainage system. (Note: The details of drainage systems shall be subject to approval of the director of the department of public works.) 6. Utility Service. Utility connections shall be installed underground. Proposed method of sanitary sewage disposal for all buildings shall be indicated. Refuse collection areas shall be screened and located in areas convenient both to users and to persons who make collections. There shall be adequate ingress and egress to all utilities. (Note: Recycling facilities must meet Standard of Resolution 93-57.) F. Architecture. The project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity, and should enhance important community gateways, view corridors and waterways as identified in the general plan. 1. Design Elements and Approaches. Design elements and approaches which are encouraged include: a. Creation of interest in the building elevation; b. Pedestrian -oriented design in appropriate locations; c. Energy-efficient design; d. Provision of a sense of entry; e. Variation in building placement and height; f. Dwelling units accessible to the mobility -impaired; Exhibit 4 - Page 2 g. Equal attention to design of all facades in sensitive locations; h. Bedrooms and decks oriented away from high noise sources; i. Common usable areas should offer residents a convenient and attractive place to exercise, relax and meet one another; j. Private yard areas should be oriented away from high noise sources and take advantage of view opportunities and solar orientation. 2. Materials and Colors. Materials and colors should be consistent with the context of the surrounding area. To minimize contrast of the structure with its background as viewed from the surrounding neighborhood, color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High- quality building materials are required. In hillside areas, as identified in Section 14.12.020 of this title, natural materials and colors in the earth tone and woodnote range are generally preferred. Other colors and materials may be used which are appropriate to the architectural style, harmonious with the site and/or compatible with the character of the surrounding environment. a. Earthtone/woodtone colors are considered to be various natural shades of reddish -brown, brown, grey, tan, ocher, umber, gold, sand, blue and green. b. Natural materials include adobe, slump block, brick, stone, stucco, wood shakes, shingles and siding, and tile roofs. c. Concrete surfaces shall be colored, textured, sculptured and/or patterned to serve a design as well as a structural function. d. Metal buildings, roofs, or finishes that develop an attractive oxidized finish (such as copper or weathering steel) may be used. Unpainted metal, galvanized metal or metal subject to rusting is discouraged. e. Glare -reducing and color -harmonizing finishes maybe required on glass surfaces when they constitute fifty percent (50%) or more of a wall or building face, or when they permit a view of pipes, utilities and other service units. f. Reflective glass, such as mirror or glazed, is discouraged. Such glass may be prohibited where it has an adverse impact, such as glare on pedestrian or automotive traffic or on adjacent structures. g. Roof materials shall minimize reflectivity. 3. Walls, Fences, and Screening. Walls, fences and screening shall be used to screen parking and loading areas, refuse collection areas and mechanical equipment from view. Screening of mechanical equipment shall be designed as an integrated architectural component of the building and the landscape. Utility meters and transformers shall be incorporated into the overall project design. 4. Exterior Lighting. Light sources should provide safety for the building occupants, but not Exhibit 4 - Page 3 create a glare or hazard on adjoining streets or be annoying to adjacent properties or residential areas. 5. Signs. Signs shall be designed consistent with the guidelines in Chapter 14.19, Signs. 6. Upper -Story Additions and Modifications Which Result in More Than One Floor. Design review of new two-story homes, upper -story additions and lift -and -fill construction is not intended to preclude such development, but rather required to assure better design of such additions and to limit impacts on adjacent properties. Modifications to structures on lots in the hillside development overlay district or on lots with an average slope of twenty-five percent (25%) or more are subject to the Hillside Residential Design Guidelines Manual. a. Windows Facing the Rear Yard. There shall be a minimum number of upper -story windows facing the rear where privacy of adjacent residential structures would be significantly affected (e.g., unfiltered and direct views from a primary living area into a primary living room, bedroom or backyard recreational area of an adjoining residential property would result). Windows above the first story shall be designed so that they do not look directly onto private patios or backyards of adjoining residential property. Skylights, opaque glass, permanently affixed louvers, inset windows or windows with high sills may be required where appropriate when other window designs would severely affect the privacy of rear yards or patios of adjacent residences. b. Windows Facing the Side Yard. Windows, balconies or similar openings above the first story shall be oriented so as not to have a direct line -of -sight into windows, balconies or similar openings of adjacent structures. c. Windows Facing the Front Yard. Windows, balconies, doors or other openings above the first story are encouraged. Windows and doors shall match the style and scale of the windows and doors of the existing structure. Upper -story additions shall be an extension of the existing residence with internal circulation connecting to the existing structure. d. Outside Stairways. Outside stairways to upper stories shall be designed as modest structures which do not dominate the facade of the building. e. Design Consistency. Proposed roof slope, window style and building materials shall be designed to be consistent with the roof slope, window style and materials of the existing structure. f. Neighborhood Compatibility. Where a prevailing design exists on both sides of the street for the length of the block, the addition or modification shall be designed to be compatible with the design character and scale of the neighboring buildings. g. Shadowing. Shading of existing solar collectors and primary, active recreational Exhibit 4 - Page 4 areas in the rear and/or side yards of adjacent properties should generally not exceed ten percent (10%) of the area or increase existing shading by more than ten percent (10%) between the hours of noon and three p.m. (3:00 p.m.) on December 21 due to the proposed upper -story construction. For purposes of this subsection, a solar collector shall be any device which is designed primarily to collect solar energy and which contains an area of twenty-four (24) square feet or more. Applications which cannot meet this design criterion shall demonstrate that every feasible effort has been made to reduce the shad ing impacts of the proposed structure and that a reasonable upper -story addition which complies with this design criterion is not feasible. G. Landscape Design. The natural landscape should be preserved in its natural state, insofar as practicable, by minimizing grading, and tree and rock removal. The landscaping shall be designed as an integral enhancement of the site, sensitive to natural site features. 1. Outdoor Amenity Areas. Outdoor amenity areas should be designed to minimize noise impacts on adjoining uses. 2. Water -Efficient Landscape Design. Water conservation shall be considered and incorporated in the design of landscape and irrigation plans for all projects. For projects that are required to provide a water -efficient landscape pursuant to Section 14.16.370 of this title, the landscape plan and supportive materials shall comply with Marin Municipal Water District (MMWD) Ordinance, and future amendments, as adopted. Where available and when deemed appropriate, reclaimed water shall be used for irrigation. 3. Landscaped Buffer Area. Landscaped buffer areas may be required near wetlands and other sensitive habitat areas. A landscaped berm around the perimeter of parking areas is encouraged. 4. Street Trees and Landscaping. Street trees shall be shown on plans submitted for a project within the downtown area, and shall be provided and protected in accordance with the city street tree planting guidelines and recommendations of the city arborist. Street trees and landscaping should be consistent with the following: a. Provide smaller scale, seasonal color and street trees for pedestrian -oriented streets; b. Provide high -canopy traffic -tolerant trees and landscaped setbacks for primary vehicular circulation streets. c. Existing mature trees proposed to be removed as part of a project should be replaced with an equivalent number, size and alternate species. d. Trees proposed to remain shall be protected during construction. e. All trees shall be installed, protected and pruned in accord with accepted Exhibit 4 - Page 5 arboricultural standards and practices. H. Temporary Visual and Air Pollution Resulting from Construction. Temporary pollution resulting from grading and construction shall be minimized to avoid unnecessary annoyance to persons living or working in the, area. (Ord. 1838 §§ 50, 51, 2005; Ord. 1820 § 5, 2004; Ord. 1802 § 7, 2003; Ord. 1695 § 1, 1996; Ord. 1694 § 1 (Exh. A) (part), 1996; Ord. 1663 § 1 (part), 1994; Ord. 1625 § 1 (part), 1992). (Ord. No. 1882, Exh. A, §§ 90-93, 6-21-10; Ord. No. 1923, § 2(Exh. A), 6-16-2014) Exhibit 4 - Page 6 SAN RAFAEL DESIGN GUIDELINES Introduction The following design guidelines are intended to assist in the design of new buildings and additions so that they will integrate well with their surroundings. The intent is for new development to enhance its environs and achieve community values of "pedestrian friendly" and "people -oriented" design. In some cases, new development should emulate established patterns of design present in the vicinity. Where there is an existing desirable pattern consistent with zoning regulations of building height, width, scale or materials, new buildings and additions should seek to reinforce the pattern of development. In other cases, however, there is no predominant design theme or pattern, and more variety may exist. Some existing patterns are only a fragment of a potential pattern and difficult to identify. The guidelines are indications of what the City considers to be desirable design. The guidelines also offer suggestions on how to address public access, accommodate automobile access and parking, and integrate signage. The guidelines are discretionary, and are intended to assist projects in achieving high quality design. Applicants are encouraged to seek creative design solutions. Designers may suggest other means of achieving the City's objective of high quality design, as provided for in the Zoning Ordinance. The guidelines are used by staff and the Design Review Board to evaluate the quality of project design and to make recommendations regarding design review approval or denial. The following Residential and Nonresidential Design Guidelines apply to all of the City of San Rafael, except in Downtown and the Fourth Street corridor in the Montecito/Happy Valley Neighborhood where the Downtown Design Guidelines apply, and those lots where the Hillside Design Guidelines apply, The guidelines are intended as an interim document until such time that more detailed guidelines can be developed with public input in accordance with the direction contained in the Community Design Element of General Plan 2020. Illustrations by Howard Izkowitz Exhibit 5 - Page 'I San Rafael Desiqn Guidelines RESIDENTIAL DESIGN GUIDELINES Residential design guidelines are one way to protect and enhance existing attractive or historic buildings, and to improve design of other buildings over time, as they are remodeled. The residential design guidelines encourage the qualities that define and make each residential neighborhood unique, and serve to strengthen the overall visual and functional quality of each neighborhood. The guidelines allow for innovative architecture that is in context with the surrounding neighborhoods. Building Design •2• Where there is an existing pattern, particular attention should be given to maintaining a consistent streetscape. ❖ All building facades should be varied and articulated. Long monotonous walls should be avoided. ❖ Attention should be paid to the street- and Canal -front facades of buildings by incorporating similar materials and details. Scale ❖ Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. ❖ Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. Building Height ❖ Adjacent buildings should be considered and transitional elements included to minimize apparent height differences. Roof Shapes •S Where possible, relate new roof form to those found in the area. Z• Roof top equipment should be screened from view and integrated into the building architecture. ❖ The visual impact of roof vents should be minimized. Exhibit 5 - Page 2 San Rafael Desiqn Guidelines Building Entrances • There should be a clear, well-defined sense of entry from the street to the building. 4- Where possible, the entrances of street front units should be oriented towards the street rather than to the interior of the lot or to the parking lot. Examples of elements that can be used to define the primary entrance and to further define the street facade are a usable front porch or verandas, an overhead trellis canopy, or other similar feature. Windows •;• The placement and size of windows in the building should be consistent with the overall building design and the neighborhood streetscape. Where windows do not reflect an existing pattern, greater attention should be paid to other means such as balcony overhangs, porches, materials, colors, etc. of articulating the fagade. • Window proportions should be consistent with the proportions of the building and with other windows on the building. Windows should overlook the street, parking and public areas to permit surveillance and increased safety. Window placement along rear and side elevations should consider privacy needs of adjacent neighbors. Driveways and Parking Areas Driveway cuts and widths should be minimized, in compliance with zoning. Where possible, ground level parking areas should be recessed or placed to the rear of buildings. ❖ Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. •:- Minimize large paved areas, for example by using alternative materials (i.e., turf block, stamped concrete or pavers). ❖ For multifamily buildings, parking should be distributed to provide easy access to units and/or building entrances. Visible front or structured parking should be screened, landscaped or have an articulated design. 3 Exhibit 5 - Page 3 San Rafael Design Guidelines Front Landscaping and Fences •3 Landscaped front yards should contribute to the overall visual quality of the neighborhood and to create a strong landscaped character for the site. •2• Fences in the front and street side yards should include detailing in character with the house, •:� Landscaped areas adjacent to sidewalks are encouraged. Lighting ❖ Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. ❖ Shield light sources to prevent glare and illumination beyond the boundaries of the property. ❖ Lighting fixtures should complement the architecture of the project. Additions to Homes An addition to a home should be related to the original building, respecting the proportions, style and materials of the house. ❖ The quality of materials, window placement, detailing, roof pitches and forms of additions should be consistent with or better than the original appearance of the building. 4 Exhibit 5 - Page 4 San Rafael Design Guidelines NONRESIDENTIAL DESIGN GUIDELINES As modifications are made to San Rafael, whether through public improvements or as private development affects neighborhoods or the Downtown, the design quality of these changes should improve the quality of life in San Rafael. These guidelines provide a framework of design principles that builds on the strength of the existing character of an area and that strives to improve the visual unity of the area. Parking Lots • A logical sequence of entry and arrival as part of the site's design should be provided. ❖ Where possible, design entrances from the street to direct views towards the building entry. •3 Parking should be distributed to provide easy access to building entrances. -;• Where possible, parking should be located to the rear or side of a building in order to reduce the visual impact of parking areas. Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. Parking areas should be screened from the street with hedges, walls, fences or berms, subject to security considerations. ❖ On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry and exit conflicts. •3 Auto and pedestrian entrances into the development should be easy to find. For example, special entry treatments, such as colored concrete, special planting and signage should be located at the entries to the site. ❖ Shade trees should be provided in parking lots per the zoning ordinance. Landscaping ❖ Landscaped areas should be planned as integral parts of the development and to create a strongly landscaped character for the site. ❖ Unsightly uses should be screened. Commercial signage or displays should not be hidden with landscaping. Trees should be planted in a variety of locations, such as along the side property lines, clustered in planting areas, or distributed throughout the parking lot, consistent with the zoning ordinance. Exhibit 5 - Page 5 San Rafael Desion Guidelines ❖ Pedestrian areas should be made visually attractive with special planting and flowering trees. ❖ Where feasible, landscape the area between the building and the property line even when a building is located at the minimum required side or rear yard setback. ❖ Retain and maintain existing public street trees and add additional street trees where practical. Lighting ❖ Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. ❖ Shield light sources to prevent glare and illumination beyond the boundaries of the property, ❖ Lighting fixtures should complement the architecture of the project. Pedestrian Circulation ❖ Consider pedestrian orientation when designing building entries, windows, signage and doors. • Include a well-defined pedestrian walkway between the street and building entries. ❖ Clearly define pedestrian movement through the parking lot. For example, provide changes in pavement or separate landscaped walkways. Where appropriate, pedestrian walkways should be provided between adjacent lots. •S Special design elements should be included, such as bollards, pots, benches, trash cans, unique paving, tree grates, tree guards and pedestrian lighting to add visual richness to areas designed for pedestrian access. ❖ Where appropriate, include outdoor gathering places and seating for the public. ❖ Adequate facilities should be provided for bicycle parking, consistent with zoning requirements. Building Form ❖ Where appropriate, locate the building, or a substantial portion of the building along the front yard setback or street edge to create spatial enclosure in relation to the street. ❖ Consider the pedestrian experience when designing the ground floor of buildings. ❖ A continuity of design, materials, color, form and architectural details is encouraged for all portions of a building and between all the buildings on the site. Consider the development's visual and spatial relationship to adjacent buildings and other structures in the area. 6 Exhibit 5 - Page 6 San Rafael Desiqn Guidelines Entryways •;• A defined sense of entry with pedestrian orientation should be provided. •;• Building entrances should be defined with architectural elements such as roof form changes, awnings or other architectural elements. Towers If a tower is included in the design, it should perform a definite on-site function, such as delineating an entrance to a site or a building entry, or emphasizing a display window. • The tower should provide an attractive distinctive silhouette against the sky. Where appropriate, the visual bulk of the upper portion of the tower should be reduced to reduce its apparent bulk, for example with openings through it or with open latticework. Arcades +;• Arcades may be used in shopping areas to provide weather protection for shoppers, add a sense of unity to a larger project and/or provide depth to the building. •;• Arcades may be topped with a simple broad band for tenant signing. • Internal illumination may be used to emphasize arcade forms at night. Awnings +S Where appropriate, provide well-designed awnings to enhance the design of the building, provide weather protection, and add liveliness, interest and a sense of human scale. Provide a uniform treatment of awnings on multi -tenant buildings. • Awning colors may be varied and should be compatible with the colors of the building and of adjacent buildings. • Signs may be provided on an awning, consistent with the zoning ordinance. Translucent, internally illuminated awnings are not encouraged. ;a The following building code standards are included for reference: Minimum height above grade: 8 feet; 14 feet at alleys, parking lots or other areas with vehicular traffic Maximum horizontal projection (from face of building): 7 feet, or 66% of the distance between the building and curb, whichever is less Minimum distance to curb: 2 feet between the awning and curb Materials and Colors •;- Use articulation, texturing and detailing on all concrete exposed to exterior view. +;• Exterior materials should minimize reflectivity. •3 Use color to provide appropriate accents on a building. 7 Exhibit 5 - Page 7 San Rafael Design Guidelines DESIGN GUIDELINES FOR DOWNTOWN AND FOURTH STREET IN THE MONTECITO/HAPPY VALLEY NEIGHBORHOOD Downtown San Rafael is the urban heart of Marin County and is a livable and walkable place where people gather to enjoy life or conduct business. Downtown has a physical aspect described as "hometown" New development contributes to the beautification and vitality of Downtown. Downtown is increasingly attractive with more landscaping and trees. These guidelines ensure that new buildings will be well designed, will respect our historic heritage and will be attractive to pedestrians. Montecito/Happy Valley neighborhood is in a convenient commercial location, adjacent to Highway 101 and along Second, Third and Fourth Streets, and connecting to Downtown San Rafael. With more than 400 diverse businesses, it is a mixed-use medium density community, and an alternative to auto -oriented suburbs. The neighborhood's commercial anchor is Montecito Shopping Center, with Trader Joe's, restaurants, Rite-Aid, and a canalfront walkway. Fourth Street is a commercial link to Downtown with a wide range of office, service and retail uses. The map below indicates the various areas of Downtown and Fourth Street and in the Montecito/Happy Valley Neighborhood to which the following guidelines are applicable. Exhibit 5 - Page 8 San Rafael Desian Guidelines Active Pedestrian and Commercial Streets Fourth Street and portions of cross streets close to Fourth are active, pedestrian friendly shopping and mixed use areas. The intents here are to enliven these commercial and mixed use areas by encouraging window shopping; by orienting buildings to the street to increase street activity; by including usable, active public plazas, by minimizing parking lots and driveways which interrupt the pedestrian flow, and by encouraging appropriate signage. Street Edge Pattern •:• Buildings should be located to reinforce the street edge. ❖ Much of the front or street side facades of the ground floor should extend to the property line, with exceptions for public plazas, outdoor gathering places, courtyards or landscape setbacks. Driveways and Parking Areas •:- Driveway cuts and widths should be minimized, and ground level or structured parking should be placed behind buildings. Building Entrances ❖ The primary ground floor entrances should be oriented towards the street or, if appropriate, public plazas or courtyards, and not to parking lots. ••r Ground floor entries should be frequent. Entries should be well-defined and well lit for pedestrian safety. Windows •3 Large storefront window display areas should be provided at the street level on buildings (i.e., approximately 75% clear glass on the primary street level frontage). Building Design • Building design should provide interest and variety at the street level through awnings, marquees, entries and display windows. ❖ Long, monotonous, uninterrupted walls should be avoided. Provide differences in fagade treatment between ground level and upper levels to add visual interest to the building and the pedestrian experience. 9 Exhibit 5 - Page 9 San Rafael Design Guidelines Public Spaces and Courtyards •;• Public spaces are an integral part of the pedestrian circulation system, and should not be separated from the sidewalk with walls or stairs. • Other sides of the public space should provide a sense of enclosure, for example, define edges with buildings, landscaping, street furniture, railings or fencing. ❖ Public spaces should be adequately landscaped and should include street furniture. Public spaces should be located to take advantage of sunlight and shield wind exposure. -:• Shopping or eating opportunities are encouraged within or adjacent to public spaces. Landscaping ❖ Colorful, small scale plants, including hanging plants, are encouraged in small areas along the street front for variety and interest or to define building entries. Artificial plants are discouraged. Height Multi -story buildings on the south side of Fourth Street should include step backs or other design techniques to retain sunny sidewalk areas on the north side of the street. 4- Height should be minimized through methods such as building colors, upper -story step - backs, and placing units under eaves. Fifth/Mission District and Environs In this area of Downtown, providing a pleasant walking environment comfortable for people at the ground level is important. These streets are less active, and attractive streets to stroll along. Building Design -S To provide visual interest, long, monotonous walls should be avoided. ❖ Where retaining walls are needed, they should be low, or terraced and landscaped. ❖ Entries should be well defined and orient to the street rather than to a parking lot. Setbacks • Where setbacks are provided, they should be landscaped. Street trees are an important element and should be retained and enhanced. Residential Design Residential building types that are oriented to and bring vitality to the street are encouraged. Building types include townhouse and podium apartments with garages no more than 1/2 level above grade. 10 Exhibit 5 - Page 10 San Rafael Desiqn Guidelines Second/Third Corridor and Environs Second and Third Streets are to be attractive, landscaped major transportation corridors. While increased pedestrian safety and comfort is desired on Second and Third, greater pedestrian use of the cross streets is encouraged. Building Design ❖ To provide visual interest, long, monotonous walls should be avoided. ❖ Building walls should be articulated. Streetscape ❖ To create a boulevard effect along Second and Third Streets, varied, landscaped setbacks are appropriate. •;• Additional street trees are strongly encouraged. High canopy traffic -tolerant trees should be provided. Residential Design -:• Where possible, residential buildings in this area should orient to the more pedestrian - friendly side streets. d• Main entries should be well defined and oriented to the street rather than to a parking lot. Parking tots ► Entrances to parking lots should be distinctive and easy to find. •:- Parking lots should be landscaped between the street and parking lot. -:• Driveway cuts and widths should be minimized to prevent vehicular conflicts. 11 Exhibit 5 - Page 11 San Rafael Design Guidelines Historic and Architecturally Significant Buildings There are many historic and architecturally significant buildings in San Rafael. The City welcomes well-designed diverse architectural styles that respect its historic heritage. These guidelines are intended to assist in achieving this objective, recognizing there are always design exceptions. These guidelines apply to development in the immediate vicinity of buildings listed in the San Rafael Historical/Architectural Survey. Pattern and Scale •;• Renovations to historic and architecturally significant buildings identified in the San Rafael Historical/Architectural Survey Final Inventory List of Structures and Areas should be carefully designed to retain significant building characteristics. • New buildings, additions or major remodels in the vicinity of a building in the Survey should respect the pattern, scale and design of the older building, and not create visual distractions. Transition -;• Provide an appropriate transition in height between low rise and taller buildings through, for example, careful use of building stepbacks or variable roof heights. Windows • Windows should be properly proportioned. •;• Where appropriate, upper story windows should be vertically aligned with the location of windows and doors on the ground floor. Horizontal Lines ❖ On streets with a concentration of older buildings that have a well-defined design pattern or rhythm, preserve and complement horizontal building lines, such as cornice lines and window frames of adjacent architecturally significant buildings. 12 Exhibit 5 - Page 12 San Rafael Design Guidelines Proportions of Openings On streets with a concentration of older buildings that have a well-defined design pattern, the size and proportion of window and door openings should be similar to those of surrounding facades. Materials ❖ On streets with a concentration of older buildings, an infill facade should be composed of materials similar to adjacent facades and should not stand out against the others. Differentiation between Ground Floor and Upper Floors ❖ Older buildings, particularly mixed use buildings, tend to differentiate between first floor and upper floor fagade treatments. This is an appropriate design feature to emulate in new construction adjacent to such buildings. Roof Shapes •;• Relate new roof forms to those found in the area. !View of St, Raphael's Church Spire ❖ Conduct a view analysis for projects over one story in height within the shaded area of the map below to determine the impact the development would have on views of the St. Raphael's church spire. 13 Exhibit 5 - Page 13 v IN THE YEAR 20 .S 0 North San Rafael A vision is a dre.;un abuur thv, futurrts, shar€4 by the' 0 eon nunity, It paints a pierure of the type of place mi whic%wf! want to live, work and pl aiy. Our visirrn as moT.,� than just•a dwripdon of what we hope to. see in. North San ll~afael..It also describes the legaqr we hope to achieve and defines the-wzayive want to work together m crt`Ft,: a MOM liraWc. community. Exhibit 6 - Page I From, the May -or R tf;i' Sraa R11irrel rovirrtrr is i. Nom*dmr 1997 A eisimq is a rmig7rc psvcres for # ranmiunit , Beghwhig res rm r'wpiratlou for rh;mgc, u vhrim evodvvS info sera rr7ragc of wbar we -?vanx to er re jvrmir rbifdren. and g:vrv*f+l1rh7a, $errs 3v a visiarrr ?-rf{cCtr thr smri r f ` ra rormrfraaaapy, h must he on rq e+rdves sbarrd by hoer zvbo livd !acre, grad lrmca7ur a vi an dmrihes aiFhg t' We fikc to ger hl rbx frrtUrr, it r'ef EOS rhe c)vrvaa Rm iq �- shard vir&rs and aspiratirrars. Witl► ,7 vifinrt if 'Mind., a tvrtxmxe liq fiat era # cW40tnr1 dircrrrem, b0prf yrf arbVIO t nPpnrklrtaltlrs (Mel rPev' fQ'rharrl e, Not as lung �rgrr, /Vvd) Farr) Rafarl TVA - r'r peh lapfly, Ovier for year -v, for martber u fjgU-of my- riiy lya been hffsred ItrA crrrrrref P19,01 Mg arard WRY rhe rrrera is. krrmvn far its rr oudrifril raerghbar-baod, exre&mt sib ooh, ,77115�iWhid biffsidr-f Rrjidej�rs rrro' rrskrrrgvtrm Hamp ahoidd am, eoaargra7 nic v clarrrrg" Over the mtx'd ffteela j Ea?�E? f hrry egret -acre do to keep vraa- neigh, no hands desisahfc pTrrcru to liar? ffnw cart -me keep my- a mpedrive edge as ri sea Tedful business career? Now rate 'we haaild a stn -a ngr sense of'coarmurrity? Oerr earl we err eke a drffrrtrrnrr " it tvkvs fnr-esigh t f'rrr ze c6aasammii.y to cmbm-k orx a vfsrwt'rag procciv to r su+cr rhuc rlrrestr us. it uhu takes fiTirli in ra.eb otirrx; Ror oNex. a year, 2S pcopic vahontaercd fbe r k7aos bilge, tie*rr erne1 trd&tr as mrrastrs.0), Me Nn?-Pfi Seer 1. aftal Nyiou St�rrrh?g Cov mmmr. /v the spjr4 of tmasaaxm iyy prav'ratisrar, they -w-pi -ked rent bundmfcofperrple' to ptrprar-e'thisdor:rmma.1l]ia7ry crwivu- emd'enc ergroweplsraar rfoa-ifierf in Krion 1ltorxh Sear Rafiiul, At 6L sawe rthme. ibis vision upramcal. It maagivr raced tomake the flevision,v a�hici.p u-ifl make this viriorl.n rrafity. On'bebaff- 'gj'tlir Sa-ri Ppja d.-Cigy 'C;ru nrd, 7ur dr a all grirfEfid M the via' people' vhO routritnar'd tbtir spirit, mey-W mid -imag.in atinra to ercare this woshdedW rrisfora, Ivry T rNgy t,ra'S, r �Vlfryap'r�Jr-�r �nrr� Exhibit 6 - Page 2. Table of Contents I Crafting the Vision for North San Rafael 2 Dur Cornrnunity Values 3 Our Vision 4 Vision ConceFyLs, Goals and Actlohs f� Natural E=nvironment 8 Easy to Get Aro tin d ! I iorEgate Prornenade 12 Gathering Places 14 Town Center 16 Business Vitality 18 Homes for a Variety of People 21} Community Services 23 Design, Beautificatbn -and Maintenance 26 Our Implementation Strategy Exhibit 6 - Page 3 Crafting the Vision fog North Sin Rafael Nottlt San Rstfoel is entering a nevi, (.-ra. From a time of rattehing days, to seeing the latest buildings take form, North San Rafael is transfarrrting into' a aYarure 126mnturrit7. TKe area, horne to I Y,OGO geaple, is renrwrted for its beautif ll }rills; sunny weather, deriving, busi iesses and exeejlent schools. Tlrion North .Sri Raftel is a description otwhat the cornrnurriry would like Far North Sari i Fact in the ye: ir.2010. People who live, work, shop or awn prop!rty in the area 1AI)Ld shape, the vi;simi, Bold in its scope Arid apprmeh, die visioai_ng procesq successfully included moi tltau 1,4 00 people tit a variety of community cvcnts. `T is dt 5m ntmt is organized iAto four parts, our CommunityValues. Our Vi siorl is based on u stttternent of comtuunity-Ah�re,d VAIUcs, These valrres express how we spate our comrnunity life., and what we Bold most irnpirtaitt. They define who we are and are rht, tilfnate key to wh,-Te we want to ga. Vision'North orth Saiz Rafae Our Nrision was writtim with the (!ommunity, Over the rrs, it will serve as a t=atalykt f6r community initiatives and as diiectioa fox impraxernerit., lit our neighborhauds. Vision Concepts, Goals and actions Liming the course of the visioning process', severaJ them" emerged as key concepts. Collectively, these Lorncepts represent our hope_ -alid uspimtions for a beautiful, safe and rle)se-luut community. M liighligllted wirlun, the concepts ;me fm-ther supported by overall goals slid specific actioils. Our Implementation Strategy As we dream ;About. what North Sou Rafael will be like in the future, we Iuak to rhe many diffet'entways eve can make it happesx. We will work in �tIIlance on projects, i)ringing4ngether residents, -employers and empioyces, civic groups and note -profit orptdzations to fin ways to make rile vision a reality. Fel I Exhibit 6 - Page 4 Our community Values Our shared -values glide azar l Fe together, sh' pIng over tlrnc tht friuridauon and char;�4ker of North S41 R.Aael. As we con6Her iniprovernents :md changes, we rely cm tk a valuea we liold' in crxmmon t7.i help us make tett~ I�est &6ions, Wc "We above all the'gr,ali y of life in North Swi Rshel as reBe ed hclow: Community Rtw� peer for.all peon'It. Safe, lxealtlly :and rrietidly. neighborhoods, A divepie population. Places where we carr P ther. A sense of heionging. A'hometown feeUng wht re people know their. ne-ighbom. Envil�riment Natural environment as an integral pert -4 our community. Protection and stewar&hll) of o-ar yLildhL- anal our itaturai wrens including the hills, creeks and vaeilands. Beauty lieatltifu] natural setting from the lullsides to tke hay front. Attmr-ivi-architecture and latldgeapirvg, Well -inalnu�t ed neighborhoods sin,d business are=q. Education Excellent shards. Ubritry services anti eiisy access ro hifonzlriti()I, Resources Vdlued and limited lulds. Our surrmmding natural environment, 1'1m)Ie who Larstrilsute to uur community is vsirfous ways. vitality Ct-e..ttjvity and mnrrvsuion. C iiltmaI, educatii nal, incl recreational opportultities. Divi -se local eco norny with variety or thrivirig husin�sses. Variety of hausing- Ablhty to Fnovc arrjund easily. PdrtPerships ParticioRtfon itt i aking decisions About nur rutin, Working together to rrfeet the evolving needs of -our community. .Gnoperatian bLtweeu rcsidents, Inisinogeg and goveralnerlt. Exhibit - Page 5 Our Vision, e are a I)AImced, vital and evolvirig cGu mmuty with a clivtrse population. We preserve the things that we have so long appve ciatxd--our hili, wedands and parka, sAft mid stable re.M.d? dal area 54- Vita I diverse husinemes, end corivenient shopping -and services. Our enure comrnunity is beautiful said well-mairrtaffied, with excelfzju-, wa l-iutegraterl architecture, abuftdant lands ping, :end tree-fin.d streets. As we wme l Dolle to our clews and friendly tiejghboj4io6l, we ]pass through �ttracdwr., divtinctive gateways. Getting a.rrqund our conunani#y and out to surrounding armis is easy—whe°thar by foot , bieFia, bus, rail or car. Our husiness community continues to ho healthy and innova Live, s gppor611g entrepranv_u sliip. We. Ire Injowl, for t�cxsis•, mjc stability with a full rznge of employmtmt apporhmities. ariaus vibrant centurs provide opp6minih e,, -far us to meet, Intemet and reaffirm Our sense OF rnnanruty. We-eLijay gathf.Ting'togedier at loci shopping areis,-ri�sraura nts, culnsri,I ,tttmctions end plate, WC Offer a variety of housing opting for our ffivem and changing papulation. Our concern far residents of ill ages is expressed in excellent whools. Iiisriarim youth activities, seniov services, exiteregariiemt, rccreaional and calm. al oplsortunid , We graceff dly iidapt to chuiging nee& of residents and businesses w ile 1•estpettuig all environustnt :md qu:4[iry of life. Ncighbnrhoids-end brsaxrnem work together ThrouKh cooperation, ave create a conxmunhy everyone laves. Exhibit 5 - Paue Vision Concepts, Goatv and Actions dist-- concepts erg-ierged dujiu�.tbt community process t6 describe the unique opporamilies to build 11prm find enhance the Nortii San R;ifazl environment and commuultY. Natural Environment We will protect the beautiful IdL i&5, u t&mds and u,ret-kq for funare generations, Easy to Get Around W6 will be a safe and enjo}-Ahle community ro walknnd bicycle, with convenient transit and smooth traffic flow, f orthg'ate Promenade We will establish a nvv connection frotni Tevnt Linda to tht. Civic Crater where people c a walk and ride a Dike safely- athering Places Wo- will have man} oppominities for residents a-,d-vDrlse%s:to get t(igether for eritertauurien% rec:mItion jtnd relApdon- Town Center We will create a heart to North San Rafael in the Nordipti� shopping area with an active ndx of uses acid places-Whert! ever}gone comes to sliop, visit and telebrate commiwity life. Business Vita Iity Wj-- will -ensure that our bus ints5 community i� he-21dtY and d mamic. Homes for a:Variety We will leave invay wonderful places to live ftir individuals, Re-, les, of People people who work here and seniors. Crommunily Services We'Fill. by Icy owu for our excellent library .an41 schools; and a variety of Ifigh ga.asiity City recreation and public sa fety services. Design, Beautification We wiU.have a beautihjl, will-rnaint'ained co"irauaity with well - and Maintenance designed bulldhjgs and kiandant landscaping reflecting pride and care. Exhibit 6 - Patae 7 LOOS Y� �ieulifEce�tlen 2 r W �nir1I AMU 9uoihee9 1rJialNy 6 N co k L'NFIfiile�xs fi 809" a. P6 Gn[rlj 1� :90 ma unher: Tyro k1lirk TwIlappltl9 mwhl f eWrtp PGAE Sift, FalflJllHIMIa: mule Rauh Alfalt! u tsmwL Howlnu. ne1m7hhor A nary 01mcl ullghl Lltilquc tad vdueble I lulnu hrarl of Hle A. ill. yiaw A diallrOve landmark I luW reu ulloR, and Indwinill complex, rtrre3linnGl knd rnmoroly- Fidahhorhood culilrr�ll�nl€r,.Rna rm++lronmenal rArimpcpwrid1no urWlffjDJhnnW gilllirflac DIM rahlowft pherino rauloluflorl Nortbuair, indunirfel churncleriel;ec WIL15 place Nrls u}xs cnm 1 b?rrl Willi lolls cavef Aill. 11" Exbib'd 6 - Page 8 ii Natural Environment North Ssxi Rsafoel ig set jn a nIley surrounded tw the north, south and west by expansive hillsides;- MIdeveiofed rid l'ulea-and optn space, ` lie San Franeiscp-H-qY and waterna,2�N with wetlands wid other Ituari.de hRhiots create the eastern boundary. Riparian'bAittits, scattered ,jlang creeks, arc rich with wildlife, bird' and native: plants, sine! :kre a valued resonr and intraI prt of Nnrtlt Sari Rafirel. Retaining the beauty of the survoandings wind prot,�!cting'the ivildlife is :i high priority for our rixmtuur it}. Atthe ssurnt, tiaze, ho�vevci•, People %Vent to enjoy.this valttable n�soturce. Access tcti these ,reau wrsultl be balanced with the ai5taihi: biiity of theij- natiarAl 1ralaitats. lydru6tion aiid stewarxlsllP.P 9re, essetlti"I f t:W"i 111 protecting our natural w viroarnezit, Ajold'e"Ims?" our billsider, bRyff-VIrr vielland[s flied c rebs. fop Priority Actions Protect aur I preservo ' reundirtff hiilsides and hsbitrw5 o hicrease wi!dAn is hHbitaks 1, preset-ve and proteet tete surrounding hillsides acid habirat areas. 2. Protect hillsides From erosion; 3, Reuuove i[wasive PIex is frniu open space and tether public and private lands, 4. [repair large eroded t,arsines off f1rL- vcmdg. 5, protect R us9om Park Creek walls tuy controlling cre6 and hill erasion smut the trail. 6_ E xirc lli.11sides are weg-maintained and fire safe. 7. Ent auas gcregul -' firs Ofm cducation in -;c:hools rept-ding our ii1]. ides. 8, hert:ver feasible, regtare and etuhMO,- th,., statural vuildllfe ijabitat, particularly habimt for endangered species, by providing wx�dlifi corridors, adequate, btrfkrs alangwetlaii& an(l creeks and other environrnenial protections, 9. '4'herieveP feasihk, sLckbuut opparnuiitics to protect, restore and irwveiise wetlands hiibitsut 10. Restore creeks stns! -incorporate oun.d flood control practices end riparian vegetation, sucli as st the large rnearlow site next to the ni ansit line, the Son R2 iael M uadows neighborhoad and the Valley baptist Churrli (the PG&E site). Exhibit 6 - Page J ANnn't. firm 1. Promote active cotamiiaRy Orticipation in inaintaiuiag and BPF wram?)r drd appreciating; open space, Ru i as supparting-vol unceer projects to �onsillrr-rr�r+�rrs art' . rr wrrcyf a lai b carp for the. hill-% c�pea� �l�aces and trails. }s.'ioriry hr r rrob 2. Prm ide innovative %v; }ys for domestic and wild ;tdinik. to -crass Saw 80feeL the t eEway or surface roads -iaEy, For em:.::ple:, consider prcwiding a `°Ditck Cming" sign or; Civic Center Drive to slow eraFfsc to allow these birds to erose srafely-f mn the Lagoofl to the Wcst side. 3. Encourage the Design Reyiew Boir€l to eraphasize-and- erill.ance views of the hillsides, wherever possilslt!. Affm babi'ttrr fritru ly ateess An lipen space. 1. Provide opportwsities for people to imjoy the tiatuia! envirunmrmt. 2. Allow recre avian uses in open spavo areas c,nly wl en tbey are compatibic witlr environmental proteezion and the lust dnftbAity of habitat. 3, Improve sipge in public Ppen space and trails. 4. Continue to. pruhibiL matorized vehicles on hillsides_ 5. Support the Sari Francisca Bay TTgiI proj r t, 6, Remin Fr6tns Part wiiy and DzI Gaimdr) 2e, cul-de-sacs. 7. Wheve possible, use hike paths with barriers for ernergvncy emuiectars, instead of building new roads. 8, Wcrk colla horatiyely with Marin C mnty and i suvire=ental or nizationg to provide iccess and interpm ive centO-r(s) to facilitate Lhe public's enjoymenT. ofwedand arca-, t+rhrre aPPrOPriRte. a Exhibit 6 - Page 10 P�4 �V Easy.to het Around The. else, fr`equeficy and safety of getdng'arQulid are 'Wort" for' ouveommnnity. Circularion brath withisL North San Rafael, especially t-ro-west wi.uiections, and to surrmrutdhig areas such as Downto ni an Mae[ needs to be improved. A wjieq of trairsportation options ran l)etCer lime u4 to --sich other aiid to places we frequent. fmpri>viiig the fnaiiy ways we move about ca11 hell] 0.0nIb-r ?uttx cnngetqtimn, hist- lung and maintaining wider side-aalics and well-lnntaped waLkways, separate from thie main roads. VOU make the area more pedes an -friendly and safer, gir-Ycling coati"nues to he a highly popular way to travel in Marin Gaunty, enjoy the outdoors, and get rxercise. Pudic trinsit would en2blt children going to School, commutets and sen,iots who may not want to drive a car an affordable and rekia>}le wa}F to get arrmad North San Mbel, Traffic cnIming would be a major improver: wnt iii the Cornmunky to reduce speeding nad cut -through traffic, 414 to rngkl ! the streets safer for all - 'Top Prig 7 Actions v Cream a local shuttle bus LNL-rJi�e ■ Install htl�e�rid-bile path throughout North Sin R:fa4.l Crea�c safe, carrxrPxrirrrl, 1'. onaect: rhe Terra Linda Shopping Center antl Recreation p{eusrr�r z�pfkxurrys tenter, the Nortligatc shapfsirig area anel the Civil Center with a 'ahrrrwghaur Ibe central proinenide. roe FJ�7� +iL lS 2. Cansrect the ost and west sides of RighwaY I(It. particularly noi-�h of Freitas Parkway, under Highway 101 from Merrydale to Civic Center DriVE along the i-Aroad tracks, and possibly alonK Las Gsllinas Creek. 3. Complete landsci ped watk ays on at Lxitorto s Lim -Of all V-61kng Maw- -4. instal walkways on 1)nrli sides of new streets, where appropriate. 5, Provide safe, well-lansc'aped wj;Ikways between Northgate 0. nc; Northgatq Miall and Nnmhgate Plam I _— I __ Y o -I df � k 4 T16{ alLd Irn alta ring 1)f 'PffA J1g ce fk J2 ivaud J'f1gkoely fn1}Nrfd'v pw4d I.RAQ - uHaro iJrNmAlfran if-AT[m nJowfo fHiEMIk 1M�h P7r�p arpt,r 'Marl 2rNr{f �GNJKf17l {! Jttifrf�� Exhibit 6 - Page. 11 6, Ttkcrcase the amount of time t pedestrian crossings ar Freitas Patkc Vary i11ttfgCC'UMIS, especially at Lias Gallinas and Freiras. 7. Design imr—king lots to ilidnisiux: con#licis between ped : urian wall w@ys and cars. S. Create wulhvays in the ;ire betw.cn m,u rows of parked m: rs. instead of having pc6plc wit lk in ibe driving area. Fur example, Noiffigare should love autorn(Aki!c-Frr;t pak,age%vat hetween shopping -areas and to the stares, 9. Where possible, locate hui.l&g entrances so that lip -ogle d€ik not have to walls arsons. parking lots w -enter the Imilding. 10, Avoid € idtiple driveways.acrass public sidewakles. 11, pmvide safe and iiiviting-access from parldng lots to shops- rrri-i;L a Ncycle advisory committee to promote public invglvernent ,Svplrrr� bigdinm' ,ind r:upport for bicycle u_ -e- create a bicycle master pbm, imd sof a normal Inalle D J77x�4S i#R 7 it. PlIvale fLIq ing o id other implerileiltatlon InItlativeS. 2. Greats bike Irides wherever possible, espccialiyalnrig major roads, Mang NGv2. Albion to Lie schools, and to the parks. 3, Install hi.kc�and-htke.paths�.along the promenzde, ai1Ll neXt trx the "IIroad right-of-way in accordance with the ?Marin C:ririniy Ntgdi -South Bike%ray Feasibility Study {1994.. 4. P. - vide a setting conducive to safe and enjopblw bicyelIng- I , Crcnc a community advisory tesint, indudiug your -h and seniors, CrMic USE04 to determine options rar providing local bras service, to work with c bus mho -rc, r walseibicrr}so focil ptiblic and private transportntinn pro idets arscl tx, work c a, xerts er, Drnvnt&wn c 6riding opportunities at -all levels of g6vernmenr. i". C:ri:are a Ir+caf l,us shuttle service, 3.. Ei3cou"ge orgauixers and producers of large events at the Civic C:t!ntcr to prnvide shutdr- service to the Civic Center h-uin Dowpitown San Rafael and local parks -and -ride lots. 4. Provide safe, earnfortable and corrvea3ext bbs stops, Exhibit 6 - Pc-:ge 12 f oy"rue 4md.vIIpjFrrr-t rrrd.Tri-Virr 1larurr.�F1r �vor�th S`" J?rrfael Civa2r IRvaleh so -eery . Efhrre-mv rnfe� fear ebildx-rut Pcfl#'r('ierrjs ,n)d fiirydea, aml rudnt'r ruurrrrrr{er traffir fbr"gb rrrrr r,e,'�h�nrhnarfs. IIR 1, preserve the exiskbig sail me -k for future rail rr4nsit service. I. flan For �i transit unser at the- iun:.tiralt crE'IVIdnrLb Rarhvay and Civic Center Drive'. 3, coorchm bus ai.ilxain. schedules. IMIr-re prsssible, ijus drop-t)FC and pick-up Areas shoWd be de:,wAg'ned to minimize vehicular, pede.*tri ars and bicycle .can$im 4. Design attractiae crossings at the u-ansit line which are s�fr far pedestrions, lAcycles ajl+ ftutnmubiles. 5. M nimim visual and nnise imPACts along the Mil line, 1_ Slaw kr:iific and improve safely Ear children, pedestrians 2nd bicyc- i,,m; by using txaffie calming teats. L Redesign tiafl=ic circulation adiacesit to tLe: I nrti -Pti . 11 areas. Caruider, for ex!Rmple, tonrinuing Del PresitUa into tete Mail parking wren rather than a "T" configuration. 3. For safety% sakr, redesign Frena,, Parkway between Highv y 101 and f.as G211inas WItti srppropri13te; Sigifage.. 4. empmve, or reduce if possible, ftaf is flow at North $ase Fedro Rohl artd Civic Center Drive. i. Maintain Merr dale Rose! and Lai Gii nas Avenne ire San RaR.1 teftdows as dead ends with no through traffic. lJiif)yee current kraffic pt gulations to the mAximum extenr at thtr Iaw hy. iner('-a6jjg the number of eTIforeernenr personnel and The frequency of the i atrok 41 the critical commute times. Exhibit 6 Page 1 MI Northgate Pt-omenade Thrhughoik Nei-th 5ati Rafael there are malt -divetst neighborhoods, r1opping areas and parks, Because Highway loll physir.4lIy divides € ur commimity, p.,ople find it rli#ficult to gci from otic place to anotlier by font or on bicycle, To remedy this iiaificiak %eparation, a Iinvar paAway, or Pramen,%de, woidd be -,ren red W conlif.'Ct the: Terra Linda Shopping Center and Recreg don Center to the Civic errrex'a. A unifying hiU- Wnd-mike pads—complete with -stt -;` dive directional -AgT5, landscaping, public rxstraf)nis, places to enjoy+ a cull of coffee, -areas where children can play, pulilic vt and transit stop,-- vuuld bring rhe comm Ltniry together. The' Promenade will have many 1aeateFiLs- bringing neighbors, wcwlmrs gnd-visitots toge=cher to enjoy the outdoors, lmlpfg people get to.vvork or shop sare:ly ern �fhoL or by bile, anti providing many (ippcinunities for people to meet etch other. Excorneage Uwing rhrr1 M01NOJg..110Vg Me Nortbgou pra"Ielinde. eafTie't'taCtiv�j' c�reY�r's. r Top PeigHt;y Actions M Construct pe=destrian arta bigcle pahw•ays along the Prc)m"ade u Create. safe pedestrian ronn"iinus. i.kamxq i ighw► y I U1 1, Cenmliqr pede�itrian end bicycle puthvvays alongr the Promenade. Z. YVherewu- ptm. ible, the pathways should be at least 12 -feet wide and aIIOW ff5T drainage, landscaping acid signage, and incoi-porate pocket parks, I. �reatc safe l,cdcstri��zi connectiotss across I�iglzwayI{li. 2. Providte convc-aient 2nd efficient c onrker-1 ions between popular destination point -4, sued as. Nnrrhgare Industri d Park, VaIlLedto Elementary chnol and San Rafael Me.idc ass area Tbr annmlgn:rw ++ of Dri f4rfirho i3urrJ vo-Of mHk;roTwig u gxen d pr►re nrr iaply ALrrhvff M41 Yjref rknlib VN fmPorJVAf {i4 Jn fire P' TOMOrome Awta vrn rrrfrlvy WS_ M Exhibit 6 - I:11age 14- Gathering Places Garhering places pr•rivide aii essential f6m'm for Social inseractian ,uid enhance a sense Of Miared He for sltiti purple who work, live and visit on coi#nnurltty. Good gathering. places are easy to get ro and protide topparturutres fbr a yarlcty of -activities such as sheep -ng, earing,.sitting, sor-inliving and recreation. Parks g re -wonderful places for peOli16 to get i agethet-. These: facilities cxrll bt! improved with picr�c and barbecue areas, playgrounds surd ban ches to errepurage family. events, iand children's play and haLII ig our" placeses , Outduoir music colicem, dances, neighbor} nod Picnics and community firs would be offered in our parks. Onc speci6L iniprovf!mehr many would like to see is rv:toring water play to 1�reitas Park. Others would bke to have bcter ret:reatiujj fieilities ill thc-_init�r of Merrjdale Road, Los Raricliitos Road, snd N afth Sax Pedro Rand. North Sari Rafat:] shal}ping centers Cin Aso be mighborlxnod.gathtring pbces, This hl -s begiin ar 1 orrhgnte Otie with the..addition of a co e chap and outdoor seating'. Our shopping centers �vo,aid include restaurants amid cafes with outduur eanng areas, l}.00kstores and plazm to creAte places with vitality and excitement_ Marry pebpie want rslghtrime activities as well a, places to go w;A friends k the rald of the day_ Skirts qn<l recreational fncifities provide special places Eor the comrmi.nity to gather and have fun. Tlarse facilities eauld include s teboard lurks, dog parks,1ig12ting for ewning sports evenus, and w sot<cer Fields—each offering opportunities for the young and old AL -11 --to -Oer�d tin:# tagether-and to get to. know each other. TO PHOr•kt PActions P FstnbjLgh a lavautifu�, viable nulghborhood center and gathcr.in r place At Tema Linda Shopping Gaiter gmna _L•:nboac'e ibe tar af' J. F�tablisir beatiltifitl, viable ntiighl�orhoocl Cciltei's-Ond gathering grrr i Cr Jrrg ifrrr.Ks places at Terni. Linda shopping cemter, ; lcitxg Merrydale in San J,:jtljijj W$It/rhig Rafael ft+leadrmws, anti at oilier neighbarlurad centers by using disrevve to spw* social purr ardax, and incentives tri encourage a enorrliiiated site des*p. semp Of carnmrsn; . 2. Create gatheriirg places that irsclude: outdoor o* dug phwcx, library, schools, p t s, camm-arligl gardens, farmer's market, museum and tranr,it stops, fYxr exallTie. [a Exhibit 6 - Page 1 w L*se pgrks, tx cmaldty n I , Provide dgynrne 44grm-i spaces" w -Mc i can ie—dude could -use 017d c dhornl fxri-Wisies iec-C2,6 ,n areas, sports. Iields and sitting artRs. g,s fxfrr gr7L4er?YIK ploxce.s' to enha ncr orrr sense uf' 2. T.Mprove parks by adding laiLdscaping olid a-1-1-nidles such ar, C alt��xsrara berxdnes, publit-itt, play-r-quipment, ggrebr).qand bands: 6, as appy -Opriate- 3, Encniirage both dayt[Tne orad iiighttimw gatherinig places, such as cafes, boolcswres ind rumtirant;,, 0 A Crarbci'rn p{++tr, mr�a�a +' iHrug xoze�r, XmQ++rnr upg.r?wl �",gr iAuPrmMrarr tiGa dd rrjWlyft m for firm d.deniki Shqpirrg Gram. m Exhibft 6 - Page 16 Town Center A town €entor is a fatal point. whe_r the wdues.urd histovy of the cOmmtrniny are expressed anal suppmvtal, where coramurtity identity is 9treaghened and neighborhood cohesion is' asrered. Itis. a p1aet� Where residence and vworlers cau gather—f6mvillp and informaily—to skate community life. The Town : -ntcv will have pLlblic Rrt, ;� wide variety of tmiqut� shoO5, mart pliaces to eat, and a nt mbcr of entertainmerit options. Our town center will be n major dea6iiiadGn paint Qn the prorntienade, a place wht:m everyone feeks welcome, samedting is always haperiirig, -and strolling is a plea.#tine-_ It mill �Lko include on -e of North an $nfaels principA gaLhering pi�4oe.s—in the form ofa town square? Over time, the Trnim Center would change, expa id and evolve to become the heart of the North San R,nfgd corn rnunity. Top Rrior&y Acfians a Create a sense of enclusur-e, p-d>rian-scale and easy accessibility L, Provide high quality retail stores for Imc-al residents �is well as the broader community Create mi altrat'Ove, ClreatC a 7i)wji {..t*nwr with high quojity retail stores for local 6viuivg bCm IJO) - A cesid nts as well :3S the broader community. NDP -ib Stet hafhef vr� tar uai�j+ 2. Allow uses.that will enhance the. 76wtt Crentei•, including retail, crrtexph, er PfdOt,a nffce affrce, housing-a,id corrrrnunityservit! ,. and aetivif.y 2vifirb is "k.m gctFt6--mil i a 3. Consid:r providing library services at thr Lull, fit rarity and synergy of` 4. Provide plmning 2nd financial incvn6vt4 to establish v r�ctauidr sf„ all retest, Town Cerites. 5. AssuFe quality of design. & Crcate-a some of enclosure, pedestrian-sutlt: and e9sy. accessibility, Exhibit 6 - Page 17 .. ' Fafirrfrlishpflme.rt 1. Encoftuage outdoor pubs c g-athei-hig places, br oa�rr'�g rrorrrrrcrtrr a r [ a, 2, jrr prove access and pe:edesLTian cotnectinns between Northgata One, the Maid and -No rrhgate Plaza. 3. Cun,,kler the. feasibWty of providing autonxohilo-Fi-ee p� sags ways bemeen shoppisig 6.. between Northgare Plaza find Vi nrrhpte Kill.. and lrt:rwi2m Lhe AW and Northgate One. 4. Redesign mi is puterns adl�tecw w the Nnrchgate Mall, and consider wap w iinprxOve the entruive into thr-rWi. 5. Dusigri parking lots to mininuze vehiuu br, pedestrian :md bicycle confd.ic-m 6. Improve landscaping. -and ruairitenan,--e of buildings, mil unih/ the signage and archiw-cure urrhto LMR 11. �•� I II ,! I .' 1.5 a glnr4va -grt?Ir�-fl tg OYJ4 dining r ry v rhr rrrFd dT,Nrri-A r.m0 k Co.lr6%rrflgLA 'u'rrh.rra+'rfrnNrr aO Rnrage i uraror'rli M mvirh thr. gj&Wiir oj'rdli. impriurs rrrrr. Exhibit 6 - Page 18 Business Vitality North Sart Rafael has a vuryhei dthy,' hruad_ba--&vI I) ihLN r munity. Adaintairdng lousiness vitality zs. essential for a prosperous ecominy. We want to kr-ell the competitive ed-ge of the North Sao RnfnVl bwsinm community,'znd to continue to ert.10y LIH! convenient local shops and eruploymt nt opportunities. f-.ocal diverse b4s-iresqes provide jobs for resident, guodw acrd scrvic e� f r residents, t Eies for City servic-p—q, and danutiQns'Tor loeai schools-a;ul oon-pri)Fir agencies. Residents and workers alike would benefit from retiaiisistg homegr(rvill L-usinesse..� pAd i11Llustriad uses, laritigitxg in liiore upscklc and unitluc shvpa, and mere-asing ther nUmbff of restnuM.11ts and cares. The Tem) I..inda Shopping Center holds rremendcrus paxentiad to Ise a -tltriviag B' v. g#rhorhood canter. The biL.,intms-along the Redwood Mghvviy frontage road would bandit greatly fiorrti tgrgeted phy-5ic-1 irnpi%wr_ruents. Mast ltiiport-mtly, the large -vacant cite on Reclwaod High. ry where there once, stnoc a big manufactriring plant could be home to - a new office/Iighi industiia_I comp le:, cornplernendng the -ad iacent Nai,4ate fndusn7ial Park. of particular delight In the conununiry would he a restaurant located here alung the beaut:ifuT north ftprk of Las Gallina.i Cre-eL Top PrIoHt} Actions a M.skce our husiness areas function better %vith a mix of usgs; improvejnents to make these places more aktractive, and chwnges that support: a husiness-friendly community u Ensure-thkenviranmcMA traffic, design, parking sod access coacurare met in all new lousiness developmr-tit .S�tIpp0J7 r:Vis-1h, 1. F{ Icourage.anzenities sinel'seiviees to support the husiness lora/ f rrsion.C.res Mil commtiurity such ss Fest JTRnt,�, qutdoor dialing, Llidd «re and ,Lalp rjesu arlay in MnVelkience'.retail. ria- filvirc. - 2, 'Usc: incendv:es to :tcoomrq(. date gro-%rth and change of businesseq, Exhibit 6 - Page 19 ems+}lport heirme MI-I'm-n-ey, rJeTv lomjinnfrer and }rrTrrff irrre�tr�ss�s, •rare W.-Wit(live. hminesgcr and PI'MIC Cnmple*er, and vya.&e rbiar anrgs. rurxrk'betty; 1. Eitcax rage live/work and k ome-lma d businesses. 2. Encourageincubator buunes=es. 3. Preserve SRIA tenant spaces, 4. Streamline pjn - itdng aftd provide other ijimi ves, 1. Impmve the design and function of busines,S are 5. 2. Rnvoura im-ifivation and'pubilic)private l rtnersb3ps to inept patldng needs, 3. Em.mmigre property mvmers to maintdo ;md rumodei comm ercial lauMngs. 4. Encourage a new business ar the corner of Freitis Nrkway and Northgate to enhance the entryway. Appropriate uses could include office, sinall rct-.d] or :k sit -clown restaurant. 5, !Ensure that unvirenmental, traffic, design, parking and aLvess concerns aa�e rnet in all new business deveiopmeait or when Tenavatian or remodelhig oceues. Exhibit - Pug O RI MAl4� r�. I-' I a.r Ham. VaTiq of People Bec'zuse of its beautiful setting, moderate dirnate, accessibility tb n;mmsl wid L•ulrur;�t amenide.�, exceijenl schools, end ctanveTdent ltxcatitn, North &n l; rt W1 is a very desirable phice ua livic, There i!; a range of options for svparrmot CIWL-JIerg, frena wets ghat ire iiffiordlAhle w low inton=e households. to luxury units fiir higher income house.hoitis. 'There are -single -gamily homes and condominium d-veInpmunts; a wen as. senior housing, a rnoWichome park, and group homes for -the hsndic�pp��l, Providing mare homing inti Non] i Sate af2e1 is a t:IrAlleagi.ng ta_%1L Many residents are cQncnrned aliom excv�,Nive drvOopwent, urtm nagestble traffic and the lass of viers -and privacy. At fiat same tirne, the ]imited housing supe]y is a major coricern for the community.- The supply of hoaxing may increase by offering snore -v-mi ety in !Dousing thoie�z-and by wsing itinoyiifive idU. such as tnixr'd est h0lising, live -wort{ units, high.ur-dens4y hoLiNing elost to public trgnw, and ,m tiY7 tlevelolantent.of unused or tuidcrutilizcd lands. Above x911, new housing roust bt in with sw-roandling deveiopment, ant must =intain the friendly, safe character of existing neighborhoGds.. Top Priority AL -tion Ertcourage a variety of housing types, including mixed use and live/work units ® F4mvidc fjorrrss. fop- 1. ldanti Fy oppwturd6cs for development of housing on wic;in t c.1- lRdrtrir>�rff , frm�Ffixs, 9.9nderutilized land. people %VhD'rmrk here uir11scn ors. 2. Et=taroge second dwelling units} whervver f Bible. 3. Encourage homing to lie inmrj)oiat.ed as.part of rend fltiora or . redeveloPmi�nt of property. 4. Fromote-�md build partnerships with other orpniaaiiom to strppurt housing development. + Exhibit 6 - Page 21 . � . Pr�o-alrate rrMr�nwxl��r� IIf11�rS �i�l f1�+f�IC. �+�f�F, r i. Allow iIrtanvnflV.0 apPraaches to 0�51h1)ining hating and worhpace. ?. 1 --'n cou i -,A ge a variety of housurg type-, inrhiding mixed use .2n livrlc,ark units. 3. Where 9ppropriate, encou gj,- housing in gathering places, thereby 7dding to the vitality bfjhase areas and facifirating the use of public transit. Exhibit 6- Page -- rtl Community Services North San Rsifad is a family -centered, multi- agM c0mrrrnhity with many d'tf r -rent social oceds ranging Ficin re-creddonal ;rcti-�hties ter irtf srrrtatiarial services to ne:ighborhond ineetirag pkmm lu arder to haws mi enriched and htlfilled corFk munity, qua]ity.activities, facilities and servkeq-are .essential . Living in a safe community is mitically irnpornnt to North San Ri6ivI residents; particularly in the neighborhgods acrd pubi it, plavert. Although North San Rafael h ems i4ered very sa Fe, itis. impurtazrt to ruaintaisi a I igh aerjse �)f securlty by OSSUT'i IIg excellF,nt public sal`ety: services. People: (�rnpltasired rhv, need for communication of urfeirmation, ivhtaher ljy library services, w. mputers ur information iduslts. There itre many opport tries For providiag :� Ciiy library in Nor di San Ra&a 1, inchiding possible partnerships,with cbe= School Dis:i3-k s, the privatr~ sector and the -County A Libra y, located vuLhst ()f Highway 10 i, would lie mdr'e acrx ihle to more- North San RFLhel residents, providing an irmluabitt community service, everting aetiviT�2s, �ufd a conunuttity meeting place. The Terra Linda recreation Genres with the :city' ori y public swinuiutsg pwl, the natty pocket and rielghborhood p:irlrs, end the MV rirt County Civic Coater of r q wide range of resffmdanal opportusxitim. -Many peopie-wouId lilce to improve curiie iL facilities, and ti) make the most of what rhey stave in arder to help m-Lhance rite gcnse of camn)urLity in North San Reuel. Youth in pRrbcular havevar ing interests snd ;v�,,uW benefit fl -nm iitcramd opportuniti&:s do pursue these interegts without having ra mve.l too far. -0Lir yorurg ptopic would like to have places iust to 'hang our" and get to know each other. Facilities Such as a to en center, a skate parr -or a teeJLno logy certu;r would be idol. Top P iority Actions m Provide recreational wid emertaiiiinent facilities for children arld youth R provide.public safeky prpgn� ins ++ Create a library west of Highway 101 Exhibit 6 - Page 23 P' -Ovule R Public Ubmrry irx. Nory says Ru, fa,01 a,� hT 91XVr,<y. 19T, EM., Ml#jrcrrrr�cr,c safe lfacas: rrllrp"g,owple hi alff ev"I1n"by to gotbrr and rosr, to ezvloj r and pwsoe rhae+r aEnemsts, Evrwwagr vuhw wl, C"W1 �rJ�r��Arl�`1#fir. rte 1?lsd Yrcref il9nal rratr t+r`rir��. I, Establish ccnvenient and Ac(s Ale library service -j for evety0ne ity North San Rsfeel. Z. Forni i North San Rafael 1_iiir�ry Booster Group of teejis, Liarcilts, te.ache.rs ajtd hon,eouxnc rm associations. .trxvh-4ianRe((#dbroarkhkar7' imf the fren+A.R,v+rfie�hr.�urWr+viax�yov�+rrrI�irf+scrryYrn�i�''+'v;rrtrr7 @m P*Uaidrs crfept,arlr Prxj krx�q. -1. Provide and m.,gintain reereation and entertainment facilities for vhildren'and yoU'th SUCK a,� a s Rte pirJ- and a teen tenter. 2. isncourage a vgr.Lety of sato g2thering places -where teens can trrcer :md socialize. 3. Promote. and Fanilime activites. for children and youth. 1. Establish nn Lutnd d -,ipature community even to celebrate Ii Fe in North San RaFael, ani cz-cate shared mmories for residents. 2. SUpport eulturol Rchvities throughout the community. 3. Provide a variety of Ncilitii°z for cultural activities such as an arl: gallery, n vLOIWIal cep uvw, shell, or a P. z6* fur outdoor mntnu'rm. I., Improve and expand equestrian conmcdora from Los Ranchitoq to [lie Civic P�irer. S. 5ez:[c ways to enhance horNeb-ock riding opporrunities in Not h Sall Rafael. 6. - Suppart the Farm Mark.et.- En Exhibit 6 - Page 24 Optimixi! rrs'e of all 1, Maximize rhe use of City, re11gious and -school fcili6es for cultural, 'D jrrrflr`c rrnd prYvnte silex cdu�a�i�.�tKl ;►nil �•�cr�tic�rlal pu�-pas;s. fox' Carrr�'ar'�rn�eq�. Restore the water fe�ture to Freitas dark. S� Mai titoIn the restroom f�cilWes At Santa Margarita Pari. Contig a frr pts vide 1. C;#ntinue to provide:�md eahance public safety progru s that and ruhmjmc City mAintain fl Fugh sense of safety in rliv ncigh6arhoods and sir uicst fog' adequavt puljliv szffity services; including digasrer preparedness 5A'�C eorrtkrM�rkiLj� and wildfire safety, 1. Encumage information kiosks, a wcb bii:e# neighborhood c �r,1. n�e�ric�ff u r`rr 1"vsle#tern, send inf6mationAI inrerts int the local newspalrts's. Norlb Sun Raft abAng eompmnjfy NCf+'viL��S. Exhibit 6 - Page 25 Design, Beautification aMaintenance North San Rafael is blemod with a spvctAcular setting of open Mitts, ki't. 'e oak trees and views out to the bay. TI ie beautAd uatu"I sun-oundiiigs form k+ backdrop treasured by resWents, +porkers and visitor -S, Apatt from the unique Eichler homes and other residential iicighhoFhocds, marry of the buildhigs in N&di San Rafael are considered bkuid, iwiatud and indifferent. Residents yearn fnr an inviting, rharnu4ig and aztracrive community, 71ey levant R place that is beautiful to live in and walk �routid in, ons wliich leas grown gr�ice.fi.1IIy into -a pretty toivu. A heaut&.1I community inspires its re,;iclents, ' heru beauty is vt:, inhabiwnts sh.iru n common pleasure and a scoxwe- of civ.1c pride essmntial tQ eolumunky life. To create a physical environment that ispiesssing ;Nnd appealing to residents, mrorkrs and visitors, the opera spaces ,in€i buildings must be interestatig, Complex :klld (Ii;rerse. Beautiful l.uildings create plwi,s to ,gQ, to see. and be s€ n. aid to be exposed to die tangible legacy ref Chow who have pne before. us. Areas suer as the Town Center, Redwood I-Lgliwa,y, Terra LirLda Shopping miter, ivii�.Czrimr Drive and M+ Minis Drive c.sn be nm.nsforined in' tu exeirthg probes to expiiire with a diversity of buildi'g$L I)eautifill �irchitectnre and landscaping, and delightful pedestrialx arms. Above all, (Imr public and private plgovs: neer[ leo becared for. Wt coflcctiwly have an investment in rhe idTastructxire of our cv.mmuuit}. We will begin Jong -needed maintenince projects and repair- our roads and sidewalks, irrigaw our landscaping,-xeinove the'litter, and use cede enfoicenient to keep our ptibhc places end private Ironies in goad end safe eorithtxons.-' Top Priority Actions m Imprnve the appearance w the Del Canada ditch +1 Underg.mmid ovcrheud utilities Exhibit fi - Page 26 Imm Ovare flamctive r rrrtrI£,I inh e.t xueIr'92 I&F ❑?f "di hendheg int idEirrrfiy r,0 arrr lock, &enrrrijtrf eind wall-mrris sirxurd p�e6Lic sytrrr#!'. 2A 1. Create si beautiftd entryway to NorLh Sin R�faef at the curnir of Freitas .Parkway pd Norrhgate, 2, irista11 artistic: gr6urings of lareil;caping and art can F r6tas bmwc n Highway lili and Northgate Drive, 3. .At all entries an(l Inteisectioos, plant trees, and imprrove and maintain City medians and Caltram property (invAuding interchanges, highway frantage acrd paridng lots), 4. Develop clear and unified sigtigt at-e=mtries and com merc-ial ce eters (purh aps v ith the &Rme MsNion beii sigragcc theme: found in ]Dowutuwn San Rafael), S. lm�rove the Entry to the Ov"ic Center frcktri Sj4n Pedrea Road. 4j++ujmpedrlrjGfwro6mum Jowlaelylftpwrt}rrrfpprmwmkbwmvrrr10fr+-gbwengm6lian- 1. Improve rht Jappea.mnm of die Del grade flitch, 2- ftin o phased tin dergrounding of twerhead power lines its funding becomes avai 61>1e~. 3. Maintain roads, side+wallcs and lighting. •i. Prov de Ggh ng'fbr peaie,9nian walkways where acopptahle to neighbors. S. Deypbp realistic Ending plems for tr,aintenance acid capital irtiprovernents. 6. Eneouretge C3al&ajts ro remwe litter From Higlsway L 01, 7, Encourage the County to rwhitain khe Civic;Centvr, the Lagnon and surrounding areas, $1 FAI rjmVaO- the City and County to create a publielprivate parmership to 11)AifwLin public plantiregs- 9, Support ffnd cnmurag� puticipatiort in neighbanconcl clean-up nay's. Exhibit 6 - Page 27 IfJkpr6w. d esig77 Wul fv�ldiulj o f aro- bmill ' sr�uii-�t3vrr�rrt. I�r+,uravr'r�r�d rx�uruef exirfing lamlscrrpi tgi pride. 1. Prflrriote design, standards to unify lhr-commmity 1-12A enhanev a tense of t=nectitsn. 2, Upgrade and unify the architecture aixd sipiage Wang - Red vvpcd I Iighway on tl a east side of Mghway 101. 3. hnprove the lutdscaping and sldewnllks. ;dung RedwDod Highway on the east-side..of Bighway 101. 4. Coordinate design and colors n[ the't rra Limb Shopping Center.. Signs should bf, rernoved froth rooftops co under the eaves. 5. Establish -a tenant i tib"firm s;igr, for Ter" Ttin'da S-happffig { &ntcr, consistent -with t'hC CCT1ter°w IPpearErircc. �S. Providekiasks-and majis orNorthgate Industrigl Park. 7. Use- code. m&rezment to mneve lli eta I business. signs. 1. Irmprove the of the northwest corner of Freitas Parkway and Norrhgaite. Z. Provide additional laji&w !!trot to Montecilk;, Freitas Park%vny and alGjig Del Granado. 3. Provide additiorial Trees -mil shmbs a Terra Linda Shbppitrg Center. 4, Encourage mgdve trees and p1mitinp in parldug lots, bus stops and park -n -ride lois. 5, improve and maintain 6ndseaping on.. rnedi:ins and roadways. 6. Irrigate laridsrjlxing, trtxs and shrubs regularly, using reclaiined .water where pwsiI)Ie, 1. .Enforce San Rzfael MunicipaI Code regulations rela dug to maintenanre of private property. 2. Maintain the desip .1 ntep:ity of the treighborhoods. Ex ,ibit 6 - Page 28 Our Implementation Strategy 0Uf-ImplcmLntatican Sti-sitsgy Do[JhjCS dic basic sficps which must be taken to see 64-- vision unfold into real -ii -y. It focuses an immediate action -oriented woperarive activities and invesmients-to gshl mornentura with quick small and large changes. These changes Al became die irnpetw For more huprnaeinents. O iel- mvre modest increment chaiyges will have a noticeable impact oto our appearance and the overall Iotig-term health or our coimnwiiit_y. Oii r s 'aiegies sssume-dic.aligninent 0C. pubiit;; piivate stud civil sectors as well as individual comrnitmeui- The lead for dif o -vent 1jvrjeirts will coi Lie from vAFi()us levels of the com-munity and the goverwmenr, and rani diFferuit sec kurs (,}' the economy. Separately, individual, businesses and government are lirr iced in whn t rhey can achieve. By sharing our resoure.es and creating partrrerdiT5p rhrough out the' -L-bmrnuuit,we.will guide jhzi po fturnr of rhange lei N-orth Sart Rafael, Our Visiou contains wire"l in-ojects which :are new For San Rafael. The promenade, library .and-leighhorhood bnutliication depend on new fund! Fig. Fortunately; there are a variety of sexeirt;es to pursue, Thiough coaper;i ion and pni-oeeships eve cAn find the resources to make 8 diff -ere aLe in our future. It§ the investrneiits we rnake tr)day Char wW bring ids die results �-- envision for tomorrow, Community arfilpat[o crmrr��acni#�• ro 'work I.0gre 4er Pon F fnancmg rdewf .6,4tN✓ +3 rojiumieer the *iro vcrfaatxts. M Vnion Not-th San Rafte?L 1. I+onn ala iritplernenti?tion conuuireee to serve �ts 'guardlans' of the viitan. 2, IForni Wunt r action teams such as. the lilar;try boosr�t club. 3. Pronrott local vokinteerisni, such as Bny Sc.Outs hdpilig with landscape maintenance. 1. V41ore financing optians, including a possible' assess Dcnt or -other taxing district, or a bond measure, . Pursue fedtnd and stag giants, as -,veil as grants fmrn non-profit agericks Eir capital prtijuc" SUCK Sic, tm c cahi1113g, C:ntryway, landscaphig quid promenade improvements, 3. Use traffic initigatiore Feee. to Tnake. traffic iiiiprovetnents. Exhibit 6 - Page 2 1. Identify mztho& for staining vur public irrft-a9rruetura. Maintenance 2. Determine adequate levels of service for maintemnee. 3. Seek sgreerne,nt on tuainti!tt�nte responsibilities. Afai"taztt rfYJrrm7miry ;mpr awfnerrrr. _-- I. insure Char develaprnnnk suridards are consistenrwirh Vision Feasibility & Nordi Sall Rafael, including suinclartls for environmentRI protection, traffie, fluor area ratio; detu sty, bammcz .1nd other Coordination intenmrs, design requirements. for architecturn] exceUe,rice, and parking. f rak for• irrarovrryve 2. C cote a tsar-9pomdon-s stem.w.luch acknowledges s balance rrPptTuchcs rrtrdaJlnu+ be fgt-flmibiiirr iini rc sour current �thd futare Lrusd u l attcrrt and prorectioir of 1Y-OP1 ?m-mtbjg fihV our .open spice, f�isi�rf. ' 3. As vew devi2loprnunt odors, address Lvatispr.za ian issues, including walk"ys, bikeways and, Wlrere te:a ble, bus service. 4. The toud Atnount of dewr,lopment in forth San Rat-ael wiII first cause mW txaFfic co ux.ceed level of service D. f. Coordinate imple-mentation both at dir,9raif arld.ut the policy level, Partnerships' with the Ctnunty, State acid federal agencies, as wt. -U as witl, civic and T1011 -profit organizadOns. :n+�,xir'xrr�#e t rtb orGrr 2. Work {wide ilm City's '.> ral`fic Coordinating Committee w begin � nrgrnizodons, mrrf traffic c4ming prt-) Tam, beginning with -,] pilot progrm For Las PJeatep[7TCtfw.doips GaEin35. #o-smi.cuiakc implme1rtof;un fJ1 irea, L Simp#ily ways fur rile tommiuuty to Iffar t aboaL lacnl governmental Public activities affect�iL11 Baur Cdnuuur�ity Lad tht resojjrcLj s�ailable to make dting�s Happen. Ill �O�I7��1�1011 2. Provide in(ormrid m w the.commLinity about iswues, events a'nd jqj�ms Me places to go oil an ongoing, regular basis. [afilllrtrtrtrio ah ur! 0141' jii,rion, ond' tui d-memeadort grojeas- ExY lbit 6 - Page 30 +� Ei sting r3szrs musisttng vF an IIirport and relates asps, Public utility uses ass approved by die appropriate grsvernrnrnt ageneies, including flood c_ antrol,-s-anirary sewer, gas uad electric, - and public safery facilities. Airport and airprnt related uses. Roadways. Open spaee. d Rrivatr- and public iecr-t:a6*nal xrses. 3. Site At 4300 Redwood IEghwoy along the north fork of Las Creek (Inirchild site). Mow r)fftc(, � ght industrial, busine&s rentil acrd service, and restFlurar]t uso,-apd; m Prohibir big bas retail. Provide cr4k restoration send widening to handle flooding anti impi-cwe. habitat. R ,Amure quality buildingdesign, r Provide a pedestrian and hloyele pith along the creek with wrinections to the tike i udi .31(5ng the raifiisnd. Exhibit 6 - Pace 31 I. Consider flexibility in flour area ratiez,, im order to respond to Poticy changing business needs.. Development 2. Marin Ran6iAl port Anxeud the G cmrsl Plan land use designation to Park5l0pen Space, end amend the General P12n /hurnrf the GerzrlYt} poLi6es in be coinisteat with the covr.,wint." ordir.ranre omd Nf. [i' M. iutull of tie Stuerrrjg CawmWer's GeneFfr! Plan req.2no nendadDyl Teg?tjulfovi• 61Y7.yisleal is 10 retDA'HE a Ire IfVigllf 7?7d V91UabIC F'MWfion(dand xr'otrmentfil' fiat i ti1C 'ui fir. r1�u#YlrYcYfFt�da o f tyre Marin Rinirb Ahpfirr S;tC, Die Sari Rerf;W Graend Phar Pga•kslOpen .Spac; lrrrzd 7u, desrgnfftr'wir allo;tW uses a;-e `Der, Cfr,cd rks, saute, J npen spare, and are,77 Ants feed rn bavhig fi1irwd-or ather wmral rewtrce significance that shoald he p2-vteaed througb the r?cfle!APrR&of revn'm jrrnceas, " In addilio,►n, the rwtrs- rbai the fOflbi iog Yuen pre listed in Abe DezIm- tr ora rr� i�rr���r�r�FtS (eovelulnit) few A&P rrn Ranch Aiapoel, find n'ectrnrrrYxrrlds rbau tho he allowed as ecfizei ius on for rite, +� Ei sting r3szrs musisttng vF an IIirport and relates asps, Public utility uses ass approved by die appropriate grsvernrnrnt ageneies, including flood c_ antrol,-s-anirary sewer, gas uad electric, - and public safery facilities. Airport and airprnt related uses. Roadways. Open spaee. d Rrivatr- and public iecr-t:a6*nal xrses. 3. Site At 4300 Redwood IEghwoy along the north fork of Las Creek (Inirchild site). Mow r)fftc(, � ght industrial, busine&s rentil acrd service, and restFlurar]t uso,-apd; m Prohibir big bas retail. Provide cr4k restoration send widening to handle flooding anti impi-cwe. habitat. R ,Amure quality buildingdesign, r Provide a pedestrian and hloyele pith along the creek with wrinections to the tike i udi .31(5ng the raifiisnd. Exhibit 6 - Pace 31 4. Mite on the east silt of -the hill off of-Chailming Way (Del Gatti pn)pexty.). h;ifge the Giro ral Plan land use designation to eiusmred low density housing, 5. Sira near N. Sari Pedro Road =d Los Ranrhittxi (PQ& E prootty). hauge the General Plan Iand use designation to e)mu-e a mix of housi , neighborhood recreational and ehvi�anmeaaul protectinn areas that enhance rlie-onmmunity, acid seek ways to assure that -the character of the-developntent aff�r% ;i strong !tense of community and id�_-juity fin;' the site -acrd the iiei01h }rhoodl This would imAude the. Eiollgwing issues, among any cither potesitial environmental impacts; a Improvements to local dr;ait,age acid flooding potential. a 11rchitectuml execlIenre, a Provision of a readily nrc8ssible, active rieighborh d Park or grctn with sporkq area, with a size appropriate to neigh4arbood. a .Potentially hnz:mrdous sails conditions, * Housing that biendk with anal enhances neighbarilig homes. * A variety of housing types responding to conununivy lousing meds. M A prOercuce nt c1uFrrLri ;g 6f hou5ing in .order to mz i nizv eavironnmital and reeres,tiormI. uses, F Eaviranmental ra:skoratim) Pnd tmhancemeut if feasible, a Potential school hnpacrs, 4 Safe bibycle and pcdescrian cotmeutior;s. A Good conneaiins to the Civic Center and Nortbpte Null. b. McInnis PaAw;ay, Do not exmtld kn Smitfi Rmich Road, and create a ttu-nrarowid area at the existing tetrain of ti3e parkway, m E=xhibK 6 - Pane 32 North Sari Rafael Steering Commee Members 1im rldaoq 'Jerry Fd Ibmi'h 'TW IL Yrnnulr L4mxn 15mti1 Ida 16LIO iIrlriny' Fueho Lk0 Lgwr bhAnn :aI i riiiv Kitty F4irile lin klml.ri 1sI ,Tax' $[npr wm4rh yl iu,1 kL,n Guleubrimder 11nrr iF.Ith PhrIlid WGUi1 r Ann 5uug-Hk11, eu4.IL3 lr Aim ilTRPM Dkia GIUI uban611M Us y.-i'nul )RILL is Tiylur C17u[ D7llon Rev. 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Jitu 4' )i+' bir AV6trla'h'Li�b4jiirh f0j' uixMo xf Nw rk Smr NAlfarl—owy Itb7'vnr.rf+. irWhwfiurrip ire, 6" +Fr pDn7kRi'a, Exhibit 6 - Page 33 Thr rumpc VhIU71 dr,Fti,menr and Tnchnica! Appendix we i4Y4ilahlr frnm dic-$ui R9fsrl C;InL[nUniIY 1?etirlo,7mrnt Dcpn=13cnt, I'{lr R r,41py,.Ot Far LFI For M6cn 3bEiUL hmQ I:iln IwFidfuts and WR to lo-ring chLt tisiuii imo tF'alkrr, plrasr m� (415) 465-3 85_ Exhibit 6 - Page 34