HomeMy WebLinkAboutPlanning Commission 2019-10-15 Agenda Packet
AGENDA
SAN RAFAEL PLANNING COMMISSION
REGULAR MEETING
TUESDAY, October 15, 2019, 7:00 P.M.
COUNCIL CHAMBERS, CITY HALL, 1400 FIFTH AVENUE
SAN RAFAEL, CALIFORNIA
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ADDITIONAL CHARGE FOR REQUEST FOR CONTINUATION OF AN APPEAL BY APPELLANT.
CALL TO ORDER
PLEDGE OF ALLEGIANCE
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
URGENT COMMUNICATION
Anyone with an urgent communication on a topic not on the agenda may address the Commission at this time. Please notify the
Community Development Director in advance.
CONSENT CALENDAR
1. Minutes, September 24, 2019
STUDY SESSION
2. 9000 Northgate Dr (Costco at Northgate Mall) – Pre-Application/Conceptual Design Review for
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. Project Planner: Raffi
Boloyan
DIRECTOR’S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT
I. Next Meeting: October 29, 2019
II. II. I, Anne Derrick, hereby certify that on Friday, October 11, 2019, I posted a notice of the October 15, 2019 Planning
Commission meeting on the City of San Rafael Agenda Board.
In the Council Chambers of the City of San Rafael, September 24, 2019
Regular Meeting
San Rafael Planning Commission Minutes
For a complete video of this meeting, go to http://www.cityofsanrafael.org/meetings
Present: Barrett Schaefer
Aldo Mercado
Berenice Davidson
Shingai Samudzi
Mark Lubamersky
Sarah Loughran
Absent: Jeff Schoppert
Also Present: Raffi Boloyan, Planning Manager
Alicia Giudice, Senior Planner
Sean Kennings, Contract Planner
Amy Skewes-Cox, Project Consultant
CALL TO ORDER
PLEDGE OF ALLEGIANCE
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
URGENT COMMUNICATION
CONSENT CALENDAR
1. Minutes, August 27, 2019
Barrett Schaefer moved and Berenice Davidson seconded to approve Motion as presented. The vote is
as follows:
AYES: Barrett Schaefer, Aldo Mercado, Berenice Davidson, Shingai Samudzi, Sarah Loughran
NOES: None
ABSTAIN: Mark Lubamersky
ABSENT: Jeff Schoppert
2. Minutes, September 10, 2019
Barrett Schaefer moved and Berenice Davidson seconded to approve Minutes as presented. The vote is
as follows:
AYES: Barrett Schaefer, Aldo Mercado, Berenice Davidson, Shingai Samudzi, Sarah Loughran
NOES: None
ABSTAIN: Mark Lubamersky
ABSENT: Jeff Schoppert
STUDY SESSION
3. 999 3rd Street (BioMarin R&D building / Whistlestop Senior Center / Senior Housing) –
Public hearing on Draft Environmental Impact Report (EIR) for a request for approval of
two 72-foot tall, four-story Research and Development buildings on a 133,099 sq. ft.
parcel, currently developed as a vacant lot, and a 67-unit, 70-foot tall, six-story senior
center and affordable senior housing building on a 15,000 sq. ft. portion of the
northwestern corner of the parcel; APN: 011-265-01; Second/Third Mixed Use (2/3 MUE)
Zone; Shar Zamanpour, Applicant; BioMarin / CCC A, LLC, Owner; Downtown Activity
Center neighborhood area. Project Planner: Sean Kennings
Staff Report
Barrett Schaefer moved and Aldo Mercado seconded to direct staff to move forward and prepare the
Final EIR and respond to public comments. The vote is as follows:
AYES: Barrett Schaefer, Aldo Mercado, Berenice Davidson, Shingai Samudzi, Mark
Lubamersky, Sarah Loughran
NOES: None
ABSTAIN: None
ABSENT: Jeff Schoppert
DIRECTOR’S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT
___________________________________
ANNE DERRICK, Administrative Assistant III
APPROVED THIS _____DAY OF_______, 2019
_____________________________________
Sarah Loughran, Chair
Community Development Department – Planning Division
Meeting Date: October 15, 2019
Agenda Item:
Case
Numbers:
PA19-008/CDR19-004
Project
Planner:
Raffi Boloyan/ 415-485-3095
REPORT TO PLANNING COMMISSION
SUBJECT: 9000 Northgate Dr (Costco at Northgate Mall) – Pre-Application/Conceptual Design
Review for 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.
PRE-APPLICATION/CONCEPTUAL REVIEW PURPOSE AND FORMAT
The Pre-Application/Conceptual Review is intended to provide an opportunity for early Planning
Commission feedback on land use and policy questions and overall merits of the project and allows early
opportunity for public input. Given that most public comments on this project focus on land use matters, it
was determined to first bring this matter to the Commission as a Conceptual Review for their review and
comment on major topical areas and to allow for public comment on these areas, before the project is
presented to the DRB for Conceptual Review on design matters. This Conceptual Review will not result in
any decisions regarding the project merits or official action on the project, but rather would allow the
Commission to provide preliminary feedback on the project scope and size and other design and land use
matters. In addition, this conceptual process also provides the public with an opportunity to share their input
on a project, before it gets too far along.
Given some of the policy questions, the input by the Commission would assist the DRB in understanding
whether size and intensity are appropriate and thus allow them to focus their review on the architectural
details. Therefore, the purpose of the study session is to elicit comments and suggestions on the project,
including:
• Land Use
• Traffic
• On-site Circulation
• Height
• Mass/Bulk
• Design
• Other Comments
Staff recommends the Planning Commission conduct the review in the following manner:
• Staff presentation
• Applicant presentation
• Accept public comments
REPORT TO PLANNING COMMISSION - Case No’s: PA19-008/CDR19-004
Costco at Northgate 9000 Northgate Dr
October 15, 2019 - Page 2
• Planning Commission discussion and feedback on the topics listed above and specific questions
identified in the Discussion section below. The Commission may also have additional comments,
aside from those identified by staff.
Although the study session is not an official public hearing since no official action is being taken, public
comment will be encouraged prior to discussion by the Commission.
The conceptual project will also be reviewed by the Design Review Board (DRB) on October 22, 2019. The
DRB’s purview and focus will be on design-related matters, and not land use (ie land use, parking, traffic,
noise, air quality, etc).
PROPERTY FACTS
Address/Location: 5800 Northgate Drive Parcel Number(s): 175-060-12, 40, 59, 60 & 61
Property Size: 44.75 Acres Neighborhood: North San Rafael
Commercial Center
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: General Commercial (GC) GC Shopping Mall (e.g.,
Shopping Center)
North: GC, Office (O) GC, Office (O),
Commercial/Office (C/O)
Gas station and office
buildings
South: O, Low Density Residential O, Single-Family
Residential (R7.5-EA), PD
(1821), PD (1635),
Parks/Open-Space (P/OS)
Elderly care facility, office
building, single-family
residences
East: GC, Public/Quasi-Public
(P/QP)
GC, O, P/QP Retail stores, offices,
restaurants, financial
institution, and cemetery
West: O, Open Space O, P/OS, PD (1639), High
Density Residential (HR
1.8)
Offices, hillside open space,
multi-family residential
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 permeable 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
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October 15, 2019 - Page 3
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 by
the 3 major department store tenants Sears (former), Kohl’s and Macys. Sears also had 2 detached
accessory retail service buildings which still 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
• Remaining (Unutilized) Build-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
Mall. 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
REPORT TO PLANNING COMMISSION - Case No’s: PA19-008/CDR19-004
Costco at Northgate 9000 Northgate Dr
October 15, 2019 - Page 4
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.
BACKGROUND
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.
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, ED93-129/UP93-61).
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 mall 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 th at 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 façade upgrades on all four sides of the building, to be compatible with the approved Tenant
Design Criteria.
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• 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 I), 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:
• 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-Application/Conceptual 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 Review/Pre-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
* 4th level (3rd 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
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October 15, 2019 - Page 6
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 9am (7 days a week) for the warehouse/retail use.
Deliveries for the warehouse are identified to occur between 2am and 1pm 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 5am – 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:
• Primary access to the retail warehouse use from two access points along Northgate Dr,
REPORT TO PLANNING COMMISSION - Case No’s: PA19-008/CDR19-004
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October 15, 2019 - Page 7
o New access point, just south of the two-story parking structure (at Northgate Dr./Thorndale
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.
Architecture:
The project proposes a contemporary design with use of pre cast 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.
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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
San Rafael 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 in determining consistency of a project with the Plan. At this point, it is difficult to evaluate the
project for consistency with the General Plan. A table outlining the applicable General Plan policies, is
attached, 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.
Below is a summary of the major policies Overall, the project would be consistent with most of the applicable
San Rafael General Plan 2020 policies.
Land Use Element
Land Use Element Policy LU-23 (Land Use Map and Categories) and the map designate the Mall
property as General Commercial (GC) land use designation. This is the primary commercial/retail
designation in the City of San Rafael and allows general retail and service uses, restaurants,
automobile sales and service uses, and hotels/motels. Offices are allowed as secondary uses. This
designation also allows multi-family housing. A regional shopping center, department stores, big box
retail use, gasoline fueling stations and auto repair (tire service) are all allowable uses by the General
Commercial land use designation. Therefore, the Costco use would be consistent with the land use
designation for this site.
The site currently exceeds the maximum non-residential intensity of 0.30 floor area ratio (FAR) (Land
Use Element Policy LU-9 (Intensity of Non Residential Development), however, the site is
considered legal, non-conforming and is authorized to have up to a 0.40 FAR, or 779,724 sq. ft. in
total. The 0.40 FAR was legally built at a time when it was allowed and the ability to maintain and
build back up to 0.40 FAR was memorialized in the 2008 Development Agreement and Master Use
Permit for the site. This proposal would demolish the existing 134,976 sq. ft. of floor area contained
in Sears and it’s two outbuildings and proposes to build a 146,958 sq. ft. Costco warehouse building.
The Master Use Permit for the mall includes 18,634 of unused building back floor area, so in counting
the demolished Sears floor area and unused building, the proposed Costco would be within the
maximum 0.40 FAR allocated to this site.
Per LU-9, the definition of floor area ration is “….the total gross building square footage divided by
the land area, exclusive of public streets. Parking areas, covered or uncovered, and non-leasable
covered atriums are not included in calculating FARs.” Therefore, the parking levels, canopy over
the fueling station would not be counted as FAR.
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The existing Sears building currently measures 56 ft in height, and thus exceeds the current height
limit of 36 ft for North San Rafael (Land Use Element Policy LU-12 (Building Heights). However,
two of the anchor tenant buildings at the Mall (Sears and Macy’s) are recognized by the Zoning
Ordinance as pre-dating the height limit and are considered confirming buildings (SRMC 14.16.040).
This proposal would demolish the 56 ft. tall Sears building and build a new Costco building that
measures no more than 52 ft in height.* The difference is that the new Costco building is larger in
it’s footprint. Therefore, as proposed, a Height Exception will need to be requested and ultimately
granted by the City.
*Height is measured using the definition of height in the 1997 Uniform Building Code (UBC) and in
this case, height would total 52 ft.
.
Housing Element
The Housing Element includes policies to protect existing housing stock, but also to grow the supply
of housing throughout the City. Although this project does not propose any new housing, there is an
applicable policy which needs to be identified and be considered. Housing Policy H-14 (Adequate
Site) is a policy that addresses state law to ensure that Cities/Counties have enough sites identified
to accommodate the housing growth mandated by the State. This policy requires the City to maintain
an adequate supply of land to meet the housing needs of all economic segments. Program H-14a
(Residential and Mixed Use Sites Inventory) identifies the inventory of land The policy also
encourages development of residential uses in commercial areas where 1) vitality of the area will
not be adversely affected, 2) area would be enhanced by linking workers to jobs, and 3) by providing
shared use of the site or area. Policy H-15 (Infill Near Transit) also encourage housing near transit
hubs.
Appendix B of the Housing Element, includes the inventory of housing opportunity sites and the Mall
is listed in this inventory with a maximum zoning capacity of 1,333 units and a total realistic potential
for 200 units (Page B3-20 of Appendix B). Although this project would not eliminate the potential for
housing, the location of the proposed Costco on the southern end of the Mall was thought to be the
most feasible for addition of housing, given it would serve as a transitionary use from the Mall to the
adjacent residential and low scale commercial uses.
During the hearings on the exterior renovation of the Mall in 2008, there was a great deal of
discussion on the potential and need for housing at the Mall. Although the Mall owner at the time did
not propose to add housing, the terms of the Development Agreement included a requirement that
the Mall explore and submit preliminary plans to add housing to their site and fund a traffic study to
evaluate potential traffic impacts. This analysis was completed for 96 units at the southern end of
the Mall site and the traffic study was completed and did not show any significant impacts.
Neighborhoods Element
As part of the adoption of the General Plan 2020 in 2004, a new element, the Neighborhoods
Element, was created and consolidated all policies in various neighborhood plans throughout the
City. In addition, the element also incorporated 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-142). 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
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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.
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. 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 Mall to attract new businesses and
fill vacancies is important to the community. The proposed Costco would go a long way to improve
the future of the Mall and would be followed by other retail tenants to fill other space. These important
benefits, will need to be considered with any potential impacts from the project and as NH-133 states,
encourage efforts to revitalize and expand the mall, while maintain scale consistent with the
surrounding community and not exceeding infrastructure capacity
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Economic Vitality Element
The Economic Vitality Element includes multiple policies that would be applicable to this project.
Three of the key policies include:
EV-2 (Seek, Retain, and Promote Businesses that Enhance San Rafael). Recruit and
retain businesses that contribute to our economic vitality, thus helping to provide needed
local goods, services and employment, and enhance the City’s physical environment.
EV-4. (Local Economic and Community Impacts). In addition to review of environmental,
traffic and community design impacts, take the following into account when major projects,
policies and land use decisions are under review.
EV-6. (Shop Locally) Encourage local purchase of goods and services by residents,
workers, businesses and City government so as to cycle dollars back into our local economy
and generate revenue for the City.
EV-7. (Environmentally-Friendly Business Practices) Promote environmentally friendly
business practices that reduce the need for nonrenewable resources.
EV-8. (Diversity of our Economic Base) Keep San Rafael a full-service city by retaining
and supporting a broad and healthy range of businesses.
A new Costco at the Mall would significantly strengthen the City’s economic base and stabilize the
Mall. As part of the formal review, the economic and community impacts of a new Costco should
be considered per EV-4 and ensure that the business practices for the new use are environmentally
friendly per EV-7.
Circulation Element
Traffic will be one of the major areas of focus and at this preliminary stage, there is not much to
discuss until a traffic study is submitted and reviewed by the City and a third party traffic engineer.
The General Plan includes Circulation Element Policy C-5 (Traffic Level of Service Standards),
which establishes Level of Service (LOS) standards as the current threshold for evaluating
transportation impacts. LOS is a measurement of the seconds of delay at signalized intersections,
and is measured by a standard of A-F. The Citywide LOS standard is LOS D, with the exception of
the intersections of Merrydale/Civic Center and Merrydale/Las Gallinas, which have a LOS E
Standard. The city’s LOS policy evaluates traffic impacts during the AM and PM peak periods, which
are 7am-9am and 4pm-6pm, Mondays through Fridays. Aside from a review of a project’s impacts
on surrounding roadway network, the traffic evaluation will also consider the more local impacts on
the site and its frontages. Access points into the site, pedestrian safety, adequacy of vehicle stacking
for the fueling station, and ramp systems and delivery will all be evaluated as part of the formal
review with more detailed information and studies.
A complete listing of all applicable General Plan policies in all the Elements and a preliminary response is
presented in the attached General Plan Consistency Table (Exhibit 3).
North San Rafael Vision:
A Community based planning effort in the late 1990’s resulted in the adoption of the North San Rafael
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.
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A copy of the entire North San Rafael Vision is provided here. The key applicable components of the Vision
document, include
• 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).
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. Some policies from the Vision that warrant consideration include:
• 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).
• Create a sense of enclosure, pedestrian-scale and easy accessibility (TC)
• Make businesses areas function better with a mix pf uses, improvement to make these places
more attractive and changes that support a business-friendly community (BV)
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, and the applicant will need to request an Exception to the
to this standard.
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 Mall 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. The current Master Use Permit is attached (Exhibit 4) as part of Planning Commission
Resolution 13.08 (pages 9-14 of this Exhibit).
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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 space/1,000
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 3.8/1,000 (2,892 spaces)
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. In order to approve a Master Use Permit amendment, the City will need t o make the following
findings
1. That the proposed use is in accord with the general plan, the objectives of the zoning
ordinance, and the purposes of the district in which the site is located;
2. That the proposed use, together with the conditions applicable t hereto, will not be detrimental
to the public health, safety or welfare, or materially injurious to properties or improvements in
the vicinity, or to the general welfare of the city;
3. That the proposed use complies with each of the applicable provisions of the zoning
ordinance.
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Chapter 24 - Exception
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 in creased 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).
A height Exception many only be granted where scenic vistas are not adversely affected and exceptional
design is proposed. The quality of the building design, architecture will need to be reviewed and
recommended by the City’s Design Review Board. A preliminary review does not reveal any scenic vistas
in and around the Mall site which this project would impact.
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 (DRB) 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. Many of the review criteria are similar
to the Non-residential Design Guidelines referenced below.
The scale and quality of the proposed design located at the southern end of a Regional Mall should be
evaluated. The proposed project does introduce a larger structure along the southern flank of the mall, and
careful review of the design, bulk and mass as it relates to the Mall and the surrounding structures will be
necessary.
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
Guidelines were developed as interim criteria that implement design-related General Plan Policies. The
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site is subject to the non-residential design guidelines. The applicable Non Residential Design Guidelines
are provided in the prior link (pages 5-7). Most of the criteria would apply to this project.
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.
DISCUSSION
This Pre-application/Conceptual Review is intended to solicit the Commission’s initial review and preliminary
feedback on the main land use/policy matters associated with this project (i.e., land use, mass/bulk, height,
traffic, on-site circulation, design, etc.). Typically, Conceptual Design Review applications are only reviewed
by the Design Review Board (DRB). However, given that some of the key issues and the majority of the
public comments are related to land use matters, staff is first referring the Conceptual Design Review
application to the Commission for input, by both the Commission and the community regarding policy
concerns earlier in the process so that those issues can be betted and addressed as the applic ation
transition to the formal phase. Following the Commission’s review and preliminary input, the item is
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scheduled to be reviewed by the DRB on October 22, 2019 for design-related input. Once the Commission
and DRB conclude their Conceptual Review, their comments, along with technical review by staff, will be
provided to the applicant.
It is important to note that Conceptual Review is required by the City for major projects, so that there is early
feedback from the Design Review Board (and Planning Commission in this case) before extensive
investment is made by an applicant into the detailed and extensive plan s and technical studies that are
required for formal submittal. This requirement for Conceptual Review was instilled by the City in 2010,
based on public feedback, that projects were submitted at time of formal submittal with extensive investment
put into the plans, materials and technical studies and the public and decision-makers did not have a chance
to weigh in on a project during it’s early stages. Conceptual Review was therefore meant to be conceptual
in nature, with limited detail on plans and without technical studies. Therefore, there will remain many
questions for which answers will not be known until the City receives the formal application, and all the
detailed submittal requirements (i.e. detailed plans, technical studies, etc).
The following are the main topical areas that warrant some preliminary feedback from the Commission:
Land Use:
Northgate Mall operates under a Master Use Permit. In the GC Zoning District, shopping centers are
required to obtain a Master Use Permit to establish the range and intensity of uses in the center. The Master
Use Permit currently outlines the allowable uses, maximum building sizes, hours of operation, and other
limitations on uses of the site. A copy of the Master Use Permit is attached (Exhibit 4), and the conditions
of the Master Use Permit are on pages 9-14 of this Exhibit.
The Master Use Permit establishes the allowable type of uses for a shopping center.
• The Sears use, which is identified in the Master Use Permit was a regional department store and
provided a wide range of retail goods for sale and is listed as an allowable type of use.
• In addition, Sears had an automotive center component of their use, in a detached building, which
included 16 service bays, and performed auto repair, tune ups and tire service. Therefore, the
retail/warehouse and tire center are consistent with the historical Sears uses on the site and the type
of use allowed by the Master Use Permit.
The current Master Use Permit does not have any current allowance for a fueling station. Therefore, the
proposed fueling station as part of Costco is not consistent with the current Master Use Permit, and an
amendment to the Master Use Permit would be required and through the amendment process, an evaluation
of it’s appropriateness for the site an it’s surroundings would be conducted. Fueling stations are conditionally
permitted uses in many of the Zoning Districts in the City, including the General Commercial District in which
the site is located.
As noted in other sections of this report, a new structure would be built to accommodate the proposed
Costco and this structure, would encompass more coverage of the site, but would have the same floor area
intensity as the former Sears use.
Northgate Mall has operated as a regional shopping center since the 1960’s. The existing Mall has not been
operating at its full capacity in many years and the new Costco use, with ancillary uses, would provide a
regional serving retail use that is typical of the type of uses found at many shopping centers. In this case,
the specific location of the proposed use needs to be evaluated and its proximity to the residential uses that
exist to the west and other commercial and assisted living uses to the south.
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Many of the public comments received so far are focused on the fueling station and the potential impacts
to traffic/circulation, sustainability measures, concern with promotion of fossil fuel use, health concerns with
the storage tanks, and impacts on existing fueling stations in the surrounding area. The specifics of those
concerns would be addressed through the review of the formal application, once additional information is
provided.
Fueling Station
In regards to the potential impact of a new gas station on other existing gas stations, the City does
not have any policy to limit certain types of uses or to determine the private marketplace (ie caps on
certain types of uses in an area). Every property has as a zoning designation and for each
designation, has a list of allowable and conditionally allowable uses. However, the appropriateness
of a land use that is listed as conditionally permitted, including review of potential impacts (traffic,
noise, etc), can be considered through the review process.
The appropriateness of adding a fueling station at this site, where it is located, and the on-site
circulation are all important points to consider.
• The Commission is requested to provide input on the proposed fueling station and
whether it is an appropriate use for the site and its surrounding area and any other
preliminary comments on the siting and functionality of this use.
Retail/Warehouse Use
In terms of the warehouse retail /wholesale use, there has been less public concern than that with
the fueling station, but the public concern expressed about the Costco retail/warehouse use focuses
on traffic and impacts of a large warehouse use on other businesses in the area (ie grocery stores,
small retail stores, etc). The current Master Use Permit allows for a 147,000 sq. ft. anchor
department store (Sears), which was a regional-serving, major department store. The proposed
Costco use would be consistent with a major retail anchor use as allowed by the Master Use Permit,
along with the type of uses allowed in the GC Zoning District.
Tire Center
The current Master Use Permit allows for a 16,000 sq. ft. Sears Automotive repair use, which was
an auto repair center with 16 service bays, including tire sales and installation, tune up/oil change,
repair, batteries and other maintenance needs. The proposed Costco would include aan
approximately 5,000 sq. ft. tire center, to perform tire installations and would host 5 service bays.
This is less intense than the auto repair center allowed by the current Master Use Permit. In addition,
tire repair/installation and auto repair are a type of uses allowed in the GC Zoning District.
The location of the auto repair-tire center is proposed to move with the project, closer to residential
areas, and is a type of use that needs to be carefully evaluated, as tire shops have a tendency to
generate noise with the tools associated with tire installation and given the location of the proposed
tire center right along Northgate Dr and proximity to the single-family residential homes on Nova
Albion Way and Quail Hill.
• The Commission is requested to confirm the retail warehouse and tire center uses are
consistent with the allowances under the current Master Use Permit for the center.
In addition, although housing is not proposed as part of this project, the addition of housing to the Mall has
been a topic of discussion on housing since the adoption of General Plan 2020, in 2004. The Mall site was
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identified on the City’s housing opportunity site list in Appendix B of the Housing Element and the site was
identified to have a total realistic potential for 200 units.
Subsequently, during the review of the last major renovation of the Mall in 2008, the Development
Agreement required the former owner to investigate the feasibility of adding housing to the Mall site and
fund a traffic study to evaluate the addition of housing. During that exercise and through other discussions,
the southern end of the Mall site has always been thought to be the most likely location for new housing on
the Mall site. Given that the Mall is a housing opportunity site, any action for redevelopment of the mall
would need to ensure that the housing opportunity is not lost, otherwise, the City would have to make special
findings to identify another site to accommodate the housing opportunity lost at this site.
• The Commission is requested to weigh in on the effects of the project on the potential for
building housing at the Mall in the future.
Traffic:
There has been a significant amount of discussion of potential traffic impacts. As a conceptual application,
we do not have enough information to provide informed input on whether the project would have traffic
impacts. At the time of formal submittal, a complete traffic study, evaluating traffic impacts on surrounding
streets and intersections will be required to be submitted. This study will be reviewed by the City’s Public
Works Department and will be peer reviewed by an independent traffic engineer hired by t he City.
The study will evaluate the historical traffic generation from the existing retail building and two out building
and then establish the trip generation for the proposed Costco. The difference between the two will be the
new traffic generation that will be input into the City’s traffic model to evaluate whether the project would
generate any potential impacts. The traffic threshold established by the City’s General Plan (Policy C-5) is
Level of Service (LOS), which is a measure of the seconds of delay on signalized intersections and arterial
segments. LOS is rated between A-F, based on the seconds of delay. The City’s has established LOS
standards for the AM (7-9am) and PM (4-6pm) peak periods on weekdays. The Citywide standards is LOS
D, although two signalized intersections in the surrounding area are allowed to operate at LOS E.
• The Commission is requested to provide any preliminary comments on traffic generation.
On-Site Circulation:
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 Dr/Thorndale Dr. The entry at Nova Albion Way would lead patrons
to the ramp up to parking levels or to a surface parking lot 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 ingress/egress along Northgate Dr are all at
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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.
• The Commission is requested to provide any preliminary comments on-site circulation.
Height:
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 a 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 an d 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 provi ded. Exception requests of more than 5 ft.
must be approved by the Planning Commission as part of the Design Review Permit.
Therefore, as designed, the project will require an Exception. The additional height on the building is used
for parking. Given the location, there are no scenic vistas surrounding the site.
• The Commission is requested to provide preliminary comments 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;
o Whether the additional height would adversely affect scenic vistas; and
o Whether the project proposes exceptional design.
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Mass/Bulk:
The proposal would demolish a 56-ft tall building and in its place, build a 52-ft (at top of concrete parapet)
building, but would be encompass a much larger footprint. The bulk and mass of the taller building should
be considered. The proposed building is generally a large box, but includes many features to articulate the
wall planes, thereby reducing the perceived mass. The design incorporates off-set wall planes, differing
building heights and materials/colors to address articulation
• The Commission is requested to provide preliminary feedback on the proposed bulk and
mass, and its relation to the adjacent buildings on the site and compatibility with the
surrounding area.
The mass/bulk discussion is also directly related to design and discussed below.
Design:
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 materials/color. 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 tendancy of patrons to park in
the surface parking lots in front of the Theaters to access the entry.
• The Commission is requested to provide preliminary feedback on the conceptual design,
including:
o General design direction of the project;
o Compatibility with adjacent Mall and surrounding structures
o Quality of design
o Material/color palette
o Articulation of the building
o Location and design of building entry;
o Site plan, on site circulation and pedestrian features
Other Comments:
The above items are the major topic areas that staff has identified as areas of concern and where staff
would like input from the Commission. However, the Commission in its role as the land use body for the
city, may have other comments on other topic areas that staff would welcome.
INTER-DEPARTMENTAL REVIEW
The Pre-Application process is intended to also allow a technical review of preliminary plans by various City
Departments and other governmental and quasi-governmental agencies, to identify any technical code
issues, utility capacity and other factors that could affect a project or it’s design. The Pre-Application was
REPORT TO PLANNING COMMISSION - Case No’s: PA19-008/CDR19-004
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routed to other City Departments (Fire, Police, Department of Public Works) and staff is still awaiting
comments.
These comments will be consolidated and provided to the applicant at the conclusion of the Pre-
Application/Conceptual Review process. The following technical studies are the type of studies that could
be required at the time of formal application:
• Traffic study
• Noise study
• Air Quality/Green House Gas (GHG) Emissions
• Phase I environmental assessment/hazardous materials
• Geotechnical/soils Report (preliminary)
• Fiscal Impact/Cost-Revenue Analysis
• Parking analysis
DESIGN REVIEW BOARD REVIEW
As a Conceptual Design Review application, this preliminary project will also be reviewed by the Design
Review Board on Tuesday, October 22, 2019. The DRB’s purview is design matters and at their meeting
on October 22nd, they will provide preliminary comments on design-related matters, such as architecture,
bulk/mass, colors and materials, site planning, landscaping, etc. Comments from the DRB review will be
compiled with the Commission’s comments on the project and provided to the applicant.
CALIFORNIA ENVIORONMENTAL QUALITY ACT
The review of a Pre-Application/Conceptual Review application is not considered “project” under the
California Environmental Quality Act (CEQA), and therefore, CEQA is not required for this conceptual
review. This is due to the fact that no decisions to approve or deny the project will be made on the Pre-
Application/Conceptual review application.
Once a formal application is received, complete and detailed plans and all required technical studies will be
required to be submitted, from which staff can review the project and determine the level of CEQA review
that will be required. Any formal application will have to undergo a CEQA review, and based on the project
proposal and potential impacts, the appropriate CEQA document will be prepared.
After the formal application is deemed complete, the first step for CEQA review is to review the list of
exemptions to see if the project is Categorically Exempt. If a project is not Categorically Exempt from CEQA,
then an Initial Study will be prepared. Based on the results of the Initial Study, either a Negative
Declaration/mitigated Negative Declaration or an Environmental Impact Report (EIR) will be prepared.
NEIGHBORHOOD MEETING / 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 25th and 26th) at the Mall, to
present their project and answer any questions. Both sessions were well attended, with over 250 visitors.
REPORT TO PLANNING COMMISSION - Case No’s: PA19-008/CDR19-004
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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 this Commission and upcoming DRB 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 300 written
comments and all written public comments received prior to the reproduction of this report are provided
here. Additional comments received after Thurs 10/7 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.
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 mall, bringing a service for which many San Rafael residents
travel to Novato closer to home and that the mall 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.
REPORT TO PLANNING COMMISSION - Case No’s: PA19-008/CDR19-004
Costco at Northgate 9000 Northgate Dr
October 15, 2019 - Page 23
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 Commission input.
EXHIBITS
1. Vicinity/Location map
2. Applicant’s Project Description
3. GP Consistency table
4. Planning Commission Resolution 13-08, October 15, 2013
Written Public Comments received on this project can be found at www.cityofsanrafael.org/costco under
the public comments section
Reduced (11” x 17”) color plan sets have been provided to the Planning Commissioners only. Digital copy
of the project plans can be viewed at https://www.cityofsanrafael.org/costco/.
While we strive to produce maps with good accuracy and with current accompanying
data, the accuracy of the information herein cannot be guaranteed. This map was
prepared using programetric computer aided drafting techniques, and it does not
represent legal boundary survey data.
Vicinity Map - Costco @Northgate Mall
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 1
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
LAND USE ELEMENT
LU-2. Development Timing.
For health, safety and general welfare reasons, new development
should only occur when adequate infrastructure is available
consistent with the following findings:
a. Project-related traffic will not cause the level of service
established in the Circulation Element to be exceeded;
b. Any circulation improvements needed to maintain the level of
service standard established in the Circulation Element have
been programmed and funding has been committed;
c. Environmental review of needed circulation improvement
projects has been completed;
d. The time frame for completion of the needed circulation
improvements will not cause the level of service in the
Circulation Element to be exceeded, or the findings set forth
in Policy C-5 have been made; and
e. Sewer, water, and other infrastructure improvements will be
available to serve new development by the time the
development is constructed.
LU-2a. Development Review. Through the development and
environmental review processes, ensure that policy provisions are
evaluated and implemented. The City may waive or modify any
policy requirement contained herein if it determines that the effect
of implementing the same in the issuance of a development
condition or other approvals would be to preclude all economically
viable use of a subject property.
Responsibility: Community Development, Public Works,
Fire, Police, City Attorney
Timeframe: Ongoing
Resources: Fees
TBD
The main purpose of this policy is o ensure that infrastructure is in place, before
development occurs. The main topic or this policy will be based on the results and
analysis of the traffic study.
LU-8. Density of Residential Development. N/A
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 2
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Residential densities are shown in Exhibit 11, Land Use Categories.
Maximum densities are not guaranteed but minimum densities are
generally required. Density of residential development on any site
shall respond to the following factors: site resources and
constraints, potentially hazardous conditions, traffic and access,
adequacy of infrastructure, City design policies and development
patterns and prevailing densities of adjacent developed areas.
• When development is clustered to avoid sensitive areas of
a site, density provided to the entire site may be
transferred to the remaining portion of the site, providing
all factors listed above can be met.
• Transfer of density among properties shall only be
permitted when unique or special circumstances (e.g.,
preservation of wetlands or historic buildings) are found to
exist which would cause significant environmental impacts
if the transfer were not allowed.
The current proposal does not have any housing proposed. Given that there is no housing
proposed, this policy is not applicable.
The site is designated as General Commercial and based on that designation, the
maximum residential density (without a state density bonus) is 1,949 units. However, the
total realistic housing units that were included in the Housing Opportunities site list in the
Housing Element of the General Plan is 200
LU-9. Intensity of Nonresidential Development.
Commercial and industrial areas have been assigned floor area
ratios (FARs) to identify appropriate intensities (see Exhibits 4, 5
and 6). Maximum allowable FARs are not guaranteed, particularly
in environmentally sensitive areas. Intensity of commercial and
industrial development on any site shall respond to the following
factors: site resources and constraints, traffic and access, potentially
hazardous conditions, adequacy of infrastructure, and City design
policies.
a. Where the existing building is larger than the FAR limit
and no intensification or change of use is proposed, the
property may be redeveloped at the same size as the
existing building if parking and design requirements in
effect at the time of the new application can be met.
Consistent
Based on Exhibit 5 (Floor Area Ratios (FAR) in North San Rafael, the maximum FAR for
this site is 0.30 FAR. However, the site hosts a greater FAR (0.40 or 779,724 sq. ft.) than
the current General Plan limit of 0.30. This greater FAR was memorialized in the
Development Agreement and Master Use Permit in 2008 and therefore the site is entitled
to have upto 0.40 FAR or 779,724 sq. ft.
As proposed, with the demolition of the Sears and two outbuildings and construction of
the new 146.958 sq. ft. Costco, the site would not exceed the 0.40 FAR
LU-10. Planned Development Zoning. Although the site is greater than 5 acres, the site was designated as General Commercial.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 3
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Require Planned Development zoning for development on a lot
larger than five acres in size, except for the construction of a single -
family residence.
The Planned Development promotes clustered development on large sites to avoid
sensitive areas, or deals with sites owned by multiple properties and allows flexibility in
property development standards. The applicant has the opportunity to propose a Rezoning
to a Planned Development, but no such request has been made at this point.
LU-12. Building Heights.
Citywide height limits in San Rafael are described in Exhibits 7 and
8. For Downtown height limits see Exhibit 9:
a. Height of buildings existing or approved as of January 1,
1987 shall be considered conforming to zoning standards.
b. Hotels have a 54-foot height limit, except where a taller
height is shown on Exhibit 9 (Downtown Building Height
Limits).
c. Height limits may be exceeded through granting of a
zoning exception or variance, or through a height bonus as
described in LU-13 (Height Bonuses).
Consistent if Height Exception granted
Exception Based on Ehbhit 8, the maximum height limit for this po rtion of North San
Rafael is 36 ft. As noted in subsection “a”, taller buildings existing or approved as of
1987, are considered confirming building. Therefore, the existing 56 ft tall Sears building
predates 1987 and is recognized as a conforming structure.
The applications propose to demolish the 56 ft tall Sears building and build a new
structure for Costco that would be 52 ft. tall (58 ft. at the entry/elevator core feature and
this does not count toward height limits as an architectural feature and mecha nical area.
However, since the proposal would expand the amount of building that would exceed the
36 ft height limit, the project will need to apply for an Exception, per subsection “c”.
LU-14. Land Use Compatibility.
Design new development in mixed residential and commercial
areas to minimize potential nuisance effects and to enhance their
surroundings.
LU-14a. Land Use Compatibility. Evaluate the compatibility of
proposed residential use in commercial areas through the
development review process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
TBD
Specific impacts of noise, traffic, air quality, etc will be reviewed as part of the formal
submittal with the submittal of additional details on the project and technical studies. This
review will occur through the Use Permit and Design Review process.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 4
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
LU-23. Land Use Map and Categories.
Land use categories are generalized groupings of land uses and
titles that define a predominant land use type (See Exhibit 11). All
proposed projects must meet density and FAR standards (See
Exhibits 4, 5 and 6) for that type of use, and other applicable
development standards. Some listed uses are conditional uses in the
zoning ordinance and may be allowed only in limited areas or under
limited circumstances. Maintain a Land Use Map that illustrates the
distribution and location of land uses as envisioned by General Plan
policies. (See Exhibit 11).
Consistent
Based on this policy and the Land Use Map, Mall property is designated as General
Commercial (GC) land use designation. This is the primary commercial/retail designation
in the City of San Rafael and allows general retail and service uses, restaurants,
automobile sales and service uses, and hotels/motels. Offices as secondary uses. This
designation also allows multi family housing. A regional shopping center, big box retail
use, gasoline fueling stations and auto repair (tire service) are all allowable uses by the
General Commercial land use designation.
HOUSING ELEMENT
H-6. Funding for Affordable Housing.
Given the loss of Redevelopment funds, combined with reductions
in federal housing funding, the City's ability to directly finance
affordable housing is significantly diminished. San Rafael's primary
tool to support the development of affordable housing is through its
Affordable Housing Ordinance, which produces both affordable
units and generates in-lieu fees. The City will continue to actively
pursue outside funding sources to leverage local funds and
maximize assistance. In addition to applying for those funds
directly available to municipalities, the City plays an important role
in supporting developers to secure outside funds.
H-6a. In-Lieu Fees for Affordable Housing. Affordable Housing
In-Lieu Fees generated from non-residential development and fees
generated from residential developments pursuant to San Rafael
Zoning Code Section 14.16.030 are placed in a citywide housing
in-lieu fee fund to be used to increase the supply of housing
affordable to very low, low, and moderate income households. As
of the end of fiscal year 2013/14, San Rafael's Housing In-Lieu Fee
Fund has a current balance of approximately $1.2 million, with an
estimated $100,000 in additional fees which could be generated
Consistent with Conditions
Based on this policy and the zoning ordinance (SRMC 14.16.030.I), new non residential
development is required to provide affordable housing to offset impact of the g eneration
of new jobs and housing demand. Therefore, as part of the development, the project
would be required to either build the required number of affordable units or pay a
commercial linkage fee. Based on a 147,00 sq ft retail building, the project wo uld be
required to build 3.3 affordable units (147 x 0.225 factor), or pay the in -lieu fee of
$1,137,679.02
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 5
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
during the planning period. Given this relatively limited amount of
funding, the City will focus these resources on projects which
emphasize leverage with outside funds and maximize the number
and affordability of units provided. Funded activities may include:
acquisition and rehabilitation of existing housing through non-
profits; new construction of affordable housing; and provision of
rehabilitation funds to privately owned rental housing in exchange
for affordability covenants. Pursuant to State Law, the City will
dedicate a portion of these in lieu fees for housing for extremely
low and very low income households.
Program Objective: Contribute funding towards at least
one affordable rental project for lower income households.
Responsibility: Community Development, Economic
Development
Timeframe: Ongoing
Resources: Housing in-lieu fees
H-14. Adequate Sites.
Maintain an adequate supply of land designated for all types of
residential development to meet the housing needs of all eco nomic
segments in San Rafael. Within this total, the City shall also
maintain a sufficient supply of land for multifamily housing to meet
the quantified housing need of very low, low, and moderate income
housing units. Encourage development of residential uses in
commercial areas where the vitality of the area will not be
adversely affected and the site or area will be enhanced by linking
workers to jobs, and by providing shared use of the site or area.
H-14a. Residential and Mixed Use Sites Inventory. Encourage
residential development in areas appropriate and feasible for new
housing. These areas are identified in Appendix B, Housing
Element Background, Summary of Potential Housing Sites
(available for view on the City’s website). Explore effective ways
to share housing site information and developer and financing
information to encourage development of underutilized institutional
N/A, but should be discussed
Although this project does not propose any new housing, there is an applicable policy
which needs to be identified and be considered. This policy addresses state law to ensure
that Cities/Counties have enough sites identified to accommodate the housing growth
mandated by the State. This policy requires the City to maintain an adequate supply of
land to meet the housing needs of all economic segments. The program (H-14a identifies
the inventory of land The policy also encourages development of residential uses in
commercial areas where 1) vitality of the area will not be adversely affected, 2) area
would be enhanced by linking workers to jobs, and 3) by providing shared use of the site
or area.
Appendix B of the Housing Element, includes the inventory of housing opportunity sites
and the Mall is listed in this inventory with a maximum zoning capacity of 1,333 units
and a total realistic potential for 200 units (Page B3 -20 of Appendix B). Although this
project would not eliminate the potential for housing, the location of the proposed Costco
on the southern end of the Mall was thought to be the most feasible for addition of
housing, given it would serve as a transitionary use from the Mall to the adjacent
residential and low scale commercial uses.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 6
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
land. The City has employed different strategies to find the most
effective way to deliver information about development. It is an
ongoing and evolving process that has included practices such as
preparing fact sheets for sites with multiple inquiries.
Program Objective: Maintain a current inventory of
suitable sites, and provide this information to interested
developers along with information on incentives.
Responsibility: Community Development, Economic
Development
Timeframe: Ongoing
Resources: Staff Time
During the hearings on the exterior renovation of the Mall in 2008, there was a great deal
of discussion on the potential and need for housing at the Mall. Although the Mall owner
at the time did not propose to add housing, the terms of the Development Agreement
included a requirement that the Mall explore and submit preliminary plans to add housin g
to their site and fund a traffic study to evaluate potential traffic impacts. This analysis was
completed for 96 units at the southern end of the Mall site and the traffic study was
completed and did not show any significant impacts.
H-15. Infill Near Transit.
Encourage higher densities on sites adjacent to a transit hub,
focusing on the Priority Development Area surrounding the San
Rafael Transportation Center and future Downtown SMART
station.
H-15b. Civic Center Station Area Plan. The City completed the
Civic Center Station Area Plan, which was accepted by the City
Council in August 2012 and amended in 2013. Development
around the station area will be guided by considerations for station
access and transportation connections by various modes, as we ll as
promotion of land uses that embrace the opportunities of a transit -
oriented site and are compatible with the character of the
surrounding area.
Following the commencement of the operation of SMART (2016),
study Station Area Plan recommendations to facilitate housing
opportunities near transit, and implement through General Plan
amendments and Zoning Code changes where appropriate.
Responsibility: Community Development
Timeframe: One year after the start of SMART operation
in the city.
Resources: Staff Time, PDA Funding
N/A,
This project does not propose any new housing
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 7
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
NEIGHBORHOOD ELEMENT
NH-10. Neighborhood Centers.
Support the vitality of attractive, viable neighborhood centers by
using incentives to encourage desired mixed-use, local-services and
to create areas for the community to gather. Assist these centers to
adapt to changing community needs. Retain existing neighborhood
centers unless it can be clearly demonstrated that local-serving uses
are not economically feasible.
N/A
This policy is primarily focused on smaller neighborhood shopping centers, such as
Scotty’s Market. The Northgate Mall site is located in a General Commercial land use
designation and operates as a regional mall. Although the mall serves the region, it also
serves as a hub for the North San Rafael community. The mall in their last renovation, did
include features (Oak Plaza) to create neighborhood gathering points for the community.
This project would not displace a existing neighborhood center. This project by itself does
not only serve the local community, but also serves the entire San Rafael and county as a
whole.
NH-11. Needed Neighborhood Serving Uses.
Give priority to "needed neighborhood serving uses". Examples of
needed neighborhood serving uses are: supermarkets; craft stores;
cafes; restaurants; drug stores; neighborhood shopping centers
which include uses such as dry cleaners, delis and markets, video
stores, etc.; health and medical facilities and services; as well as
improved public uses and services such as parks, schools, child
care, and police services. Other similar uses that serve primarily
neighborhood residents and/or employees and receive broad
neighborhood support may also qualify.
N/A
See NH-10 above
NH-14. Gathering Places and Events.
To spark social interaction and create a greater sense of community,
encourage both daytime and nighttime gathering places and events
in appropriate locations, such as cafes, restaurants, outdoor eating
places, bookstores, shopping facilities, libraries, schools, churches,
parks, recreation facilities, community gardens, farmers’ markets,
transit stops, parks, recreation facilities, commercial facilities,
cultural facilities, teen facilities, and City-sanctioned street closures
for festivals, parades, and block parties.
See NH-10 above
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 8
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Improve parks and their facilities to include active recreation and
passive social interaction areas, and, where appropriate, incorporate
areas that can accommodate group activities such as social events,
picnics and concerts in a manner respectful of nearby residents.
NH-14a. Community Events. Explore supporting neighborhood
and homeowner associations by promoting community events on
the City’s website.
Responsibility: City Manager, Community Services
Timeframe: Ongoing
Resources: Staff Time
NH-14b. Gathering Spaces. Through the Design Review process,
consider opportunities for public gathering places, where
appropriate.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
North San Rafael Commercial Center
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.
TBD
The Mall has long been viewed as a neighborhood hub and town center. The Mall, and
two other nearby shopping centers, and commercial areas are identified as the town
center in the North San Rafael Vision 2010. During the 2008 exterior renovation of the
Mall, outdoor gathering place was added to the mall, on the Kohl’s side, Oak Plaza, to
serve as a neighborhood gathering location
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
Consistent
This policy is derived from the North San Rafael Vision 2010 and seeks to improve the
town center concept. The policy seeks to encourage a commercial niche, encourage a
variety of stores to foster local patrons, encourages upgrading of anchor store, support an
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 9
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
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.
additional high quality retail anchor state if necessary for economic vitality (and
consistent with traffic policies), and support night life.
A new Costco would address upgrading of anchor store and adding a high quality retailer
anchor. Whether the traffic circulation would be impacted is yet to be determined and the
City will need more information that will come as part of formal application. Even with
the addition of a Costco, the Mall would continue to provide a mixture more local serving
retail uses and regional based retail uses.
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.
TBD
In 2008, the Mall undertook extensive exterior renovations to improve the appearance of
the Mall. The west side of the Mall was developed with more local serving shops, and
restaurants, and serves as a gathering point for the local community,
This policy seeks to encourage efforts to revitalize and expand the Mall. Addition of a
Costco would bring new patrons to the mall side and with that, will come new businesses
to take over vacancy’s in existing space.
This policy does continue on to suggest that any upgrades or improvements must be in a
scale consistent with surrounding community and not exceeding infrastructure and traffic
capacity
The policy further prescribes that housing should be allowed on the site and that
prescribes improvements to the promenade be performed in any substantial rehab or
expansion
NH-134. Outdoor Gathering Places. See NH-14
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 10
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
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 pr ovide outdoor
seating.
NH-135. Incentives.
Provide planning incentives for uses that will enhance the Town
Center, including retail, office, housing, and community services.
Allow a height bonus of two stories for affordable housing.
NH-135a. Development Review Process. Through the
development review process, encourage improvements consistent
with this policy. For example, encourage flexibility in design of
retail to incorporate features, such as plazas, pedestrian walkways,
entertainment, cultural events, and other community services.
Foster partnership among property owners, business owners,
community residents, and government agencies to plan and
implement future development and changes.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
TBD
This will be pursued through the formal application process
NH-136. Design Excellence.
Assure quality of design by supporting policies that encourage
harmonious and aesthetically pleasing design for new and e xisting
development. Upgrade and coordinate landscaping, signage, and
building design in the Town Center area, as well as improving
building and landscaping maintenance.
TBD
This Conceptual Review, particularly the Design Review Board’s review and comments,
will provide the applicant with preliminary design related comments on bulk/mass,
architecture, colors and materials for the proposed project
NH-139. Pedestrian and Bicycle Safety and Accessibility.
Improve access and bicycle/pedestrian connections between
Northgate One, the Mall at Northgate and Northgate Three.
TBD
As part of the 2008 renovations to improve the appearance of the Mall, new sections of
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 11
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
NH-139a. Promenade and Other Improvements. Through the
development review process, encourage improvements consistent
with this policy. Considerations include:
1. Support routing of the North San Rafael Promenade in the
Town Center area to include safer and more convenient
pedestrian and bike crossings from the Civic Center to
Northgate Three, Northgate Mall, Northgate One, and
along Freitas Parkway.
2. Support routing of Marin County north-south bicycle route
along Northgate Drive, and increased availability of
bicycle racks at the Town Center.
3. Support increased public transit to and from the Town
Center.
4. Align crosswalks with bus stops.
5. Encourage shuttle service within the Town Center area
during holiday season.
6. Implement traffic calming as needed on roadways in
parking lots and redesign traffic flow to minimize conflict
between vehicles, bicycles, and pedestrians.
7. Encourage design for additional stores and parking
structures to maximize pedestrian access and minimize
traffic conflicts.
8. Improve pedestrian safety along Redwood Highway with
improved sidewalks and parking lot landscaping.
Responsibility: Community Development
Timeframe: Long Term
Resources: Donations, Grants, Staff Time
the Promenade from Las Gallinas Ave/Northgate Dr .through Las Gallinas
Ave/Merrydale were installed. Any additional promenade will be reviewed and if
required, will be conditioned on this project.
NH-140. Pedestrian Scale.
Create a sense of enclosure, pedestrian-scale and easy accessibility
by improving the pedestrian “feel” of the Town Center area.
Examples include welcoming, pedestrian-friendly entrances to the
shopping areas; pleasant, landscaped walkways between the
shopping areas as part of the North San Rafael Promenade; and a
TBD
The pedestrian scale of the proposed development will be reviewed as part of the formal
Design Review. As currently designed, the new Costco structure does not exhibit a great
deal of pedestrian scale. Preliminary comments through the Conceptual review should be
provided
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 12
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
focal point at a public plaza.
NH-141. Mall Entrance.
Consider ways to improve the entrance into the mall.
NH-140a. Improved Entrance to the Mall. Support redesign of
traffic flow and intersection improvements along Las Gallinas,
Northgate Drive, Del Presidio, and Merrydale to expedite traffic to
and from the shopping areas and to improve safety for pedestrians
and bicycles. Support realignment of driveways along Las Gallinas
to form safer intersections and pedestrian crossing.
Responsibility: Public Works
Timeframe: Long Term
Resources: Fees
N/A
This project does not propose to modify the mall, therefore it is not anticipated that there
would be any proposed changes. As part of the 2008 renovation, certain upgrades to the
mall entries were made, to make their more visible and identifiable.
COMMUNITY DESIGN ELEMENT
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.
N/A
Based on Exhibit 17 of the Community Design Element, the Mall site is not located in a
gateway. Northgate Dr and Las Gallinas Ave., around the mall, are both identified as
transportation corridors on Exhibit 17
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.
TBD
The mall site does and streets immediately surrounding it do not have views of the Bay,
Mt Tamalpias. There is a ridgeline show on Exhibit 17, but the ridgeline is nearly
completely developed with 1 Thorndale commercial office building, Villa Marin
retirement community and Quail Hill townhomes
CD-8. Gateways.
Provide and maintain distinctive gateways to identify City
entryways.
See CD-1 above
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 13
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
CD-8a. Gateways. Evaluate each of the gateways defined on the
design element maps to determine what natural, architectural,
signage or landscape treatments should further establish these
locations as identifiable gateways within the City, and implement
the desired improvements as part of the City’s Capital Improvement
program.
Responsibility: Public Works
Timeframe: Long Term
Resources: Economic Development, Grants, Staff
Time, Capital Improvement Program
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-9a. Corridor Design Guidelines. Develop specific design
guidelines for each corridor that address building massing,
articulation of building facades, detailing, lighting, landscaping,
street trees and other desired infrastructure and characteristics.
Include appropriate zoning code provisions.
Responsibility: Community Development, Public Works
Timeframe: Long Term
Resources: Staff Time
TBD
See CD-1. This site is surrounded by streets (Northgate Dr and Las Gallinas Ave) that are
identified as transportation corridors on Exhibit 17. This policy will need to be evaluated
through formal Design Review process
CD-10. Nonresidential Design Guidelines.
Recognize, preserve and enhance the design elements that
contribute to the economic vitality of commercial areas. Develop
design guidelines to ensure that new nonresidential and mixed -use
development fits within and improves the immediate neighborhood
and the community as a whole.
CD-10a. Visual Compatibility. Ensure that new structures are
The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted
November 15, 2004) strive to improve the design of all residenti al and non-residential
development. The San Rafael Design 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 in the
prior link (pages 5-7). Most of the criteria would apply to this project,
Given staffing resources and financial, the guidelines were not further developed as this
program outlines.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 14
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
visually compatible with the neighborhood and encourage
neighborhood gathering places. Guidelines may address screening
of service functions, materials and detailing, screening of roof
equipment, lighting, landscaping, outdoor café seating and
pedestrian amenities.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
CD-10b. Compatibility of Patterns. Adopt design guidelines to
ensure compatibility of nonresidential building patterns. Guidelines
may address setback patterns, parking and driveway patterns,
building scale, height and building stepbacks, transition between
commercial and residential districts, signage and landscaping.
Responsibility: Community Development
Timeframe: Long-Term
Resources: Staff Time
A thorough review of the Non-Residential Design Guidelines will be performed as part of
the formal review. During the Conceptual Review, the non residential design guidelines
were provided and key aspects were highlighted for review and comment by the Planning
Commission and DRB. 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 mas and it’s 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
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 15
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
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.
CD-15. Participation in Project Review.
Provide for public involvement in the review of new development,
renovations, and public projects with the following:
● Design guidelines and other information relevant to the
project as described in the Community Design Element
that would be used by residents, designers, project
developers, City staff, and City decision makers;
● Distribution of the procedures of the development process
that include the following: submittal information,
timelines for public review, and public notice
requirements;
● Standardized thresholds that state when design review of
projects is required (e.g. residential conversions, second -
story additions); and
● Effective public participation in the review process.
CD-15a. Notification and Information about Development
Projects. Continue to enhance San Rafael’s public notification and
neighborhood meeting process to encourage early participation in
the review of projects. Create succinct and understandable written
handouts to guide property owners, designers, residents and
business owners through the City submittal, review and approval
processes. Continue notifying neighborhood and homeowner
associations about proposed projects in nearby nonresidential areas.
Evaluate the adequacy of notification procedures and enhance as
needed. For example, consider requiring notification of non-owner
Consistent
The Conceptual Review and Pre Application is the significant contribution to this policy.
It allows preliminary feedback from the public, and City Board’s and Commissions, into
conceptual projects, before a great deal of investment is made into developing plans and
technical studies as required for formal application.
The City has created an extensive mailed and emailed noticing list for this project,
reaching out to over businesses, residents, property owners and homeowners associations
within 500 feet of the site. In addition, people outside of the 500 ft radius were included,
including those who have expressed interest int eh project and all north San Rafael
neighborhood associations. The mailing list is currently at about 1300 persons and the
email list is over 100 persons. In addition, the City has been proactively posting updates,
FAQ’s on NextDoor and hosting a project web page to consolidate all informat ion about
the project
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 16
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
occupants and requiring large on-site visible notice of projects
under review.
Responsibility: Community Development
Timeframe: Ongoing; Short Term (evaluation of
notification process)
Resources: Staff Time, Fees
CD-18. Landscaping.
Recognize the unique contribution provided by landscaping, and
make it a significant component of all site design.
CD-18a. Zoning Regulations for Landscaping. Evaluate and
amend as necessary, the Zoning Ordinance’s landscaping
provisions to promote development with a strongly landscaped
character. The intent is that individual neighborhood character be
developed and maintained, architecture be softened by plant
materials where appropriate, conflicting uses be buffered, parking
areas be screened, comfortable outdoor living and walking spaces
be created, air pollution be mitigated and developments be made
water efficient through the use of a variety of site-appropriate plant
material.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
TBD
Landscape plan on the site and in its surrounding will be evaluated. The project as
designed, does appear to meet the current landscaping requirement for the General
Commercial zoning District, which is 15%.
CD-19. Lighting.
Allow adequate site lighting for safety purposes while controlling
excessive light spillover and glare.
CD-19a. Site Lighting. Through the design review process,
evaluate site lighting for safety and glare on proposed proj ects.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Planning application fees, Staff Time
TBD
Site lighting will be evaluated. At this point, there are no lighting details to evaluate, but
will be submitted if a formal application is made.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 17
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
CD-19b. Lighting Plan. Require new development and projects
making significant parking lot improvements or proposing new
lighting to prepare a lighting plan consistent with the Design
Guidelines for review by City planning staff.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CD-20. Commercial Signage.
Provide sign regulations and guidelines that allow adequate visual
identification necessary for successful commercial uses, while also
taking into consideration the visual impact along any given
roadway.
TBD
The Mall currently operates under a Sign Program, specific to the site. The proposed
Costco project would add 5 wall signs, totaling 1,151 sq ft. The amount, location and type
of signage will be reviewed by the DRB during Conceptual Review and a Sign Program
amendment will be required for the project during formal application.
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.
CD-21a. Parking Lot Landscaping Requirements. Update
parking lot landscape requirements to increase the screening of
parking lots from the street and nearby properties. Requirements
would address appropriate size and location of landscaping,
necessary screening consistent with security considerations, tree
protection measures, and appropriate percent of shade coverage
required of parking lot trees. Include maintenance requirements in
all approvals.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
TBD
Parking lot landscaping plan is shown on the plan, but not clear whether the 1 tree per 4
spaces is provided. In addition, it is unclear whether landscaping is proposed on the
rooftop parking deck.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 18
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
ECONOMIC VITALITY ELEMENT
EV-1. Economic Health and Quality of Life.
Understand and appreciate the contributions essential to our quality
of life made by a healthy economy, especially to public safety, our
schools, recreation, and government services.
Consistent
Addition of a Costco to the Mall would help activate the Mall, attracting new patrons and
other businesses. In addition, the replacement of the former Sears with a new Costco
would generate a significant amount of new sales tax, to help support the City and
provides public services, which are highly dependent on sales tax as a source of revenue.
EV-2. Seek, Retain, and Promote Businesses that Enhance San
Rafael.
Recruit and retain businesses that contribute to our economic
vitality, thus helping to provide needed local goods, services and
employment, and enhance the City’s physical environment.
EV-2a. Business Retention. Continue the business retention
program in partnership with the Chamber of Commerce to keep
existing businesses thriving in San Rafael.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time, Partnership
EV-2b. Infill and Reuse Opportunities. Identify redevelopment
opportunities and expansion potential and make this information
available for the real estate community. Prepare an inventory of
vacant and underutilized sites that could be redeveloped for more
beneficial use. Address the type of infill appropriate, intensity of
use, fiscal impacts, other likely impacts, and timing/phasing issues.
Responsibility: Economic Development, Community
Development
Timeframe: Ongoing (Inventory: Long Term)
Resources: Staff Time
EV-2d. Promoting Revenue-Generating Businesses. Enhance
San Rafael’s fiscal climate by promoting high revenue -generating
industries, such as automotive sales, building trades and home
furnishings.
Consistent
See EV-1 above. With the closure of Sears, Costco would fill the loss of the third major
anchor tenant at the Mall. A Costco use is a high sales tax generating use, which is
considered a Program EV-2d.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 19
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Responsibility: City Manager, Economic Development,
Community Development
Timeframe: Ongoing
Resources: Staff Time
EV-4. Local Economic and Community Impacts.
In addition to review of environmental, traffic and community
design impacts, take the following into account when major
projects, policies and land use decisions are under review:
● Fiscal impacts on the City’s ability to provide and
maintain infrastructure and services.
● Impacts on the community such as the provision of jobs
which match the local workforce, commute reduction
proposals, and affordable housing.
● Additional or unique economic, fiscal and job-related
impacts.
● Fiscal and community impacts of not approving a project,
plan or policy.
EV-4a. Economic Impacts. Continue and expand identification
and evaluation of relevant economic impacts in staff reports to
Planning Commission and City Council.
Responsibility: Community Development, Economic
Development, City Manager
Timeframe: Ongoing
Resources: Staff Time
TBD
A community impact report o the local economy would be required to understand the
criteria in Policy EV-4. This report would assess the fiscal benefits and needs for a Costco
use, and any fiscal impacts, and impacts of not approving the project. This report would
assist decision makes in making informed decisions on the project. This report would be
required as part of formal submittal of an application.
EV-8. Diversity of our Economic Base.
Keep San Rafael a full-service city by retaining and supporting a
broad and healthy range of businesses.
EV-8b. Industrial Zoning. Maintain zoning for industrial areas to
the extent feasible to prevent a loss of industrial businesses.
Responsibility: Community Development
Timeframe: Short Term
Consistent
As a full-service City, Costco would add to the current breadth of businesses in San
Rafael. A significant portion of San Rafael residents currently shop at the closest Costco
(Novato), and an addition of a Costco at the Mall would help retain the sales tax
generation to the City of San Rafael, instead of another community.
In addition, a Costco at the mall would introduce a type of retail use which is not
currently offered in San Rafael, thus attracting patrons to the Mall and
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 20
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Resources: Staff Time
EV-16. Partnerships for Infill Development.
Encourage public/private partnerships as one means of
redeveloping and revitalizing deteriorated and underdeveloped
areas.
EV-16a. Public/Private Partnerships. Identify and pursue
promising public/private opportunities for partnerships in infill
development.
Responsibility: Community Development, Economic
Development
Timeframe: Ongoing
Resources: Staff Time
Consistent
The project would replace a underutilized Sears building with a new major anchor tenant
use
EV-17. Development Review.
Expedite the development review process by encouraging design
excellence, and effective community involvement.
EV-17a. Pre-submittal Process. Review the pre-submittal process
to identify ways to foster quality project submittals. Refine the
neighborhood notification and meeting procedures to ensure
productive involvement in the development review process.
Periodically update the pre-application process and public notice
requirements for streamlining and consistency.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Fees
Consistent
The Pre-Application/Conceptual Review process serve as a early opportunity for both
City and public feedback on this project. The conceptual process allows both the city and
public to weigh in on a project, before plans are fully developed with all the details and
technical studies required for a formal submittal. Preliminary comments from the
Planning Commission and Design Review Board, along with technical comments form
City staff will be provided to the applicant at the end of the conceptual review process.
CIRCULATION ELEMENT
C-4. Safe Roadway Design.
Design of roadways should be safe and convenient for motor
vehicles, transit, bicycles and pedestrians. Place highest priority on
TBD
The scope of potential traffic impacts to the roadway, pedestrian and bicycle circulation
systems will not be known until the City receives a full traffic study and has the
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 21
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
safety. In order to maximize safety and multimodal mobility, the
City Council may determine that an intersection is exempt from the
applicable intersection level of service standard where it is
determined that a circulation improvement is needed for public
safety considerations, including bicycle and pedestrian safety,
and/or transit use improvements.
C-4a. Street Pattern and Traffic Flow. Support efforts by the
City Traffic Engineer to configure or re-configure street patterns so
as to improve traffic flow and turning movements in balance with
safety considerations and the desire not to widen roads.
Responsibility: Public Works
Timeframe: Ongoing
Resources: General Fund
C-4b. Street Design Criteria to Support Alternative Modes.
Establish street design criteria to the extent permitted by State law
to support alternative transportation modes to better meet user
needs and minimize conflicts between competing modes.
Responsibility: Public Works, Fire
Timeframe: Long Term
Resources: Staff Time, Grants
C-4c. Appropriate LOS Standards. At the time City Council
approves a roadway improvement and safety exemption from the
applicable LOS standard, the appropriate LOS will be established
for the intersection.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
opportunity to review the study. Based on the results of the traffic study, certain
improvements may be necessary to the roadway network. As a conceptual review process,
traffic studies are not submitted. This will be determined once a traffic study is provided,
if a formal application for this project is submitted.
C-5. Traffic Level of Service Standards.
A. Intersection LOS. In order to ensure an effective roadway
network, maintain adequate traffic levels of service (LOS)
TBD
Traffic will be one of the major areas of focus and at this preliminary stage, there is not
much to discuss until a traffic study is submitted and reviewed by the City and a third -
party traffic engineer. The study will evaluate the historical traffic generation from the
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 22
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
consistent with standards for signalized intersections in the A.M.
and P.M. peak hours as shown below, except as p rovided for under
(B) Arterial LOS.
Intersection Level of Service Standards, A.M. and P.M. Peak
Hours
Location LOS
Citywide, except as noted below (D)
a) Downtown except as noted below (E)
1. Mission Ave. and Irwin (F)
b) Irwin Street and Grand Avenue between
Second Street and Mission Avenue (E)
c) Third and Union Streets (E*)
d) Andersen and West Francisco (E)
e) Andersen and Bellam (E)
f) Freitas at Civic Cntr/Redwood Hwy (E)
g) Merrydale at Civic Center Drive (E)
h) Merrydale at Las Gallinas (E)
*Maximum 70 seconds of delay during peak hours.
B. Arterial LOS. The City Traffic Engineer may apply arterial
level of service analysis as the primary method of analysis for any
proposed development project. The City Traffic Engineer will
make this determination based on intersection spacing and other
characteristics of the roadway system where conditions are better
predicted by arterial analysis. Where arterial LOS analysis is
warranted, a proposed development must be consistent with the
following arterial LOS standards. If an intersection LOS is above
or below the standard, the project shall be considered consistent
with this policy if the arterial LOS is within the standard. The
project will not be deemed consistent with this policy if the arterial
LOS fails to meet the standard.
When arterial level of service is applied as the primary method of
analysis for a proposed project, the project shall be deemed to be
existing retail building and two out building and then establish the trip generation for the
proposed Costco. The difference between the two will be the new traffic generation that
will be input into the City’s traffic model to evaluate whether the project would generate
any potential impacts.
The General Plan includes Circulation Element Policy C-5 (Traffic Level of Service
Standards), which establishes Level of Service (LOS) standards as the current threshold
for evaluating transportation impacts. LOS is a measurement of the seconds of delay at
signalized intersections, and is measured by a standard of A-F. The Citywide LOS
standard is LOS D, with the exception of the intersections of Merrydale/Civic Center and
Merrydale/Las Gallinas, which have a LOS E Standard. The City’s LOS policy evaluates
traffic impacts during the AM and PM peak periods, which are 7am-9am and 4pm-6pm,
Mondays through Fridays.
In addition, this policy allows the City Traffic Engineer to apply arterial LOS analysis as
the primary method of analysis for any proposed development project based on
intersection spacing and other characteristics of the roadway system where conditions are
better predicted by arterial analysis. If Arterial LOS analysis is used as the primary
method of evaluation, the arterial LOS standard Citywide is LOS D, except for Del
Presidio (from Las Gallinas Ave to Freitas Pkwy), which is allowed to operate at LOS F
(per note 1 of C-5.B)
Aside from a review of a project’s impacts on surrounding roadway network, the traffic
evaluation will also consider the more local impacts on the site and its frontages. Access
points into the site, pedestrian safety, adequacy of vehicle stacking for the fueling station,
and ramp systems and delivery will all be evaluated as part of the formal review with
more detailed information and studies.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 23
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
consistent with this policy if it is demonstrated that the arterial LOS
standards described below are met regardless of the intersection
LOS, or the project shall be deemed to be inconsistent with this
policy if the arterial LOS standards are not met regardless of the
intersection LOS.
Arterial Level of Service Standards, A.M. and P.M. Peak Hours
Location LOS
Citywide, except as noted below (D)
a) Downtown except as noted below (E)
Congestion Management Segments (D)
(Second, Third and Fourth Streets)
(as established by the Marin County
Congestion Management Agency
b) Arterials operating at LOS E outside (F)
Downtown, and F (1)
(1) For arterials operating at LOS E outside Downtown, and F as
of the date of adoption of General Plan 2020, see Appendix C.
C. Exemptions. Signalized intersections at Highway 101 and
Interstate 580 onramps and offramps are exempt from LOS
standards because delay at these locations is affected by regional
traffic and not significa ntly impacted by local measures.
D. Evaluation of Project Merits. In order to balance the City’s
objectives to provide affordable housing, maintain a vital economy
and provide desired community services with the need to manage
traffic congestion, projects that would exceed the level of service
standards set forth above may be approved if the City Council finds
that the benefits of the project to the community outweigh the
resulting traffic impacts.
C-5a. LOS Methodology. Use appropriate methodologies for
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 24
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
calculating traffic Levels of Service, as determined by the City
Traffic Engineer.
Responsibility: Public Works
Time Frame: Ongoing
Funding: General Fund
C-5b. Monitoring Traffic. To assure acceptable traffic operating
standards over time, monitor traffic conditions throughout San
Rafael on an ongoing basis. Based on such evaluation, the City
Traffic Engineer shall identify traffic mitigations to reduce
congestion and address safety concerns.
Responsibility: Public Works
Timeframe: Ongoing
Funding: General Fund
C-5c. Exception Review. When the City Council finds that a
project provides significant community benefits yet would result in
a deviation from the LOS standards, the City Council may approve
such a project through adoption of findings, based on s ubstantial
evidence, that the specific economic, social, technological and/or
other benefits of the project to the community substantially
outweigh the project’s impacts on circulation, and that all feasible
mitigation measures have been required of the project.
Responsibility: Community Development
Timeframe: Ongoing
Funding: Fees
C-6. Proposed Improvements.
The proposed circulation improvements in Exhibit 21 have been
identified as potentially needed to improve safety and relieve
congestion in San Rafael over the next 20 years. Major Proposed
Circulation Improvements include those improvements deemed
necessary to maintain City LOS standards. Other recommended
roadway improvements, include additional improvements that may
TBD
Policy C-6 identifies required mitigations/improvements to the circulation net work that
were required to adopt the General Plan and the build out assumptions through the year
2020 to maintain the established Level of Service standards. As development occurs, all
development projects are required to pay their fair share for the roadway capacity
improvements identified in this policy, through a traffic mitigation fee requirement. The
fee is based on the net new trip AM (7-9am) and PM (4-6pm) traffic generation,
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 25
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
become necessary in the long-term and are desirable to enhance San
Rafael’s circulation system, but are not necessary to maintain LOS
standards. Specific improvements will be implemented as
conditions require, and will be refined during the design phase.
Recognize that other feasible design solutions may become
available and be more effective in achieving the same goals as the
improvements listed in Exhibit 19, and allow for their
implementation, consistent with the most recent engineering
standards. As conditions change, planned roadway improvements
may be amended, through the annual General Plan Review.
Roadway improvements are implemented through the Capital
Improvements Program, and are typically funded through a variety
of sources, including Traffic Mitigation Fees. Environmental
review is required.
C-6a. Update Proposed Circulation Improvements. On a regular
basis, monitor and update the list of Proposed Circulation
Improvements.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
Exhibit 21
1. Smith Ranch Road/Lucas Valley Road - Widen roadway to
provide two westbound and two eastbound lanes between
Redwood Highway and Los Gamos and provide pedestrian and
bicycle facilities. Widen northbound 101 off ramp and
southbound 101 off ramp for additional right and left turn lanes.
2. Lucas Valley/Los Gamos - Widen Lucas Valley Road to
provide two through lanes for eastbound and westbo und, and
reconfigure Highway 101 ramps and provide pedestrian and
bicycle facilities. Signalize intersection and coordinate with
adjacent intersections.
multiplied by the mitigation fee of $4,246 for every net new AM + PM peak h our trip
If a project results in impacts to other roadway segments, the project by itself would be
required to make those improvements.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 26
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
3. Las Gallinas Avenue (Merrydale to Del Presidio) - Remove
parking and widen street to provide four lane s (one southbound,
two northbound and one two-way left turn).
4. Freitas/Las Gallinas - Upgrade the traffic signal system and
operation. Improve intersection geometry, cover portions of
drainage ditch and provide pedestrian and bicycle facilities.
5. Freitas/Del Presidio - Explore feasibility of double northbound
right turn and southbound 101 on ramp widening.
6. Freitas/ Northbound 101 Ramps- Redwood- Civic Center
widening and signalization - Interim interchange improvement
and signalization.
7. Grand Avenue (south of Grand Avenue bridge to Fourth
Street) - Widen north/south, add one lane as required, and
upgrade traffic signal system. Requires right of way and major
bridge widening. Signalize Grand/ Fifth, and restrict parking to
provide turn lanes. Signalize Grand/ Mission, and restrict parking
to provide turn lanes.
8. Francisco Blvd. East (Bellam to Grand Avenue Bridge) - Four
lanes required. One southbound, one two-way left turn and two
northbound lanes. Major right of way required. Signalize
Francisco Blvd. East/Harbor.
9. Lincoln Avenue (Second Street to southbound 101 ramps -
Hammondale or as required) - Extend the existing PM peak
northbound Tow-Away zone for AM peak as well (four lanes
may be required). This parking restriction is likely to be extended
north toward the southbound 101 ramps. Signalize Lincoln/
Grand, and restrict parking to provide turn lanes.
10. Mission/Lincoln- Provide additional lanes for northbound, and
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 27
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
westbound; upgrade traffic signal system, requires right of way.
11. Fourth Street (Miracle Mile)- Re-align Ross Valley and Santa
Margarita and re-design intersection operation. LOS may
deteriorate but community access will be provided.
Additional Signalization
12. Signalize Fifth & H Street, and restrict parking to provide turn
lanes.
13. Signalize First/C Street, and restrict parking to provide turn
lanes.
14. Signalize First/ D Street, and restrict parking to provide turn
lanes. Roadway configuration changed on D Street between
First and Second.
15. Signalize Fourth/Union Street, and restrict parking to provide
turn lanes.
16. Signalize or Roundabout Mission/Court Street.
17. Signalize Merrydale/Southbound 101 Ramps, and provide turn
lanes. (Intersection under monitor)
18. Signalize Lincoln/DuBois/Irwin and re-align intersection. Right
of way required.
19. Third/Union Street –
Widen Union Street to provide 4 lanes between Third and
Fourth.
Fire Station 4 modification required.
Reconfigure Third/Union eastbound left turn pocket.
Provide westbound right turn pocket.
Upgrade the traffic signal system and oper ation.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 28
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
20. Kerner Blvd or Francisco Blvd. East To Andersen Drive
Undercrossing - Provide a minimum 3-lane connector near
Shoreline Parkway. Signalize at both ends.
21. Andersen/East Sir Francis Drake-eastbound 580 Ramps -
Major widening and signalization.
22. Upgrade traffic signal system
23. Install traffic monitoring sensors and camera system
24. Install Fiber Optic network throughout the traffic system
25. Implement Bicycle and Pedestrian Master Plan
26. Pedestrian bridge at Third/Hetherton – GGT
Transportation Center
27. Pedestrian and bicycle bridge to connect Canal
Neighborhood to Andersen Drive/Downtown
28. Pedestrian and bicycle bridge to connect Canal
Neighborhood to Montecito Shopping Center
29. Freitas / Northbound 101 Ramps - Redwood-Civic Center or
a new flyover from Civic Center Dr. to Freitas - Long term
improvement.
30. Second Street (from E Street to east side of A Street) - The
projected volume requires right turn lanes or through/right lanes
be added in the long term. Right of way required.
31. North San Rafael Promenade
(a) Priorities for circulation improvements are set in the Capital
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 29
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Improvements Program. This list may be amended as part of the
five-year General Plan update.
(b) The timing for the improvements depends on the size, type and
phasing of additional development. Policies LU-2 (Development
Timing) requires findings when project-related traffic will not cause
the LOS to be exceeded.
Source: San Rafael Public Works Department
C-7. Circulation Improvements Funding.
Take a strong advocacy role in securing funding for planned
circulation improvements. Continue to seek comprehensive funding
that includes Federal, State, and County funding, among other
funding sources; Local Traffic Mitigation Fees; and Assessment
Districts. The local development projects’ share of responsibility to
fund improvements is based on: (1) the generation of additional
traffic that creates the need for the improvement; (2) the
improvement’s role in the overall traffic network; (3) the
probability of securing funding from alternative sources; and (4) the
timing of the improvement.
C-7a. Traffic Mitigation Fees. Continue to implement and
periodically update the City’s Traffic Mitigation Program.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
TBD
See C-5 above
C-8. Eliminating and Shifting Peak Hour Trips.
Support efforts to limit traffic congestion through eliminating low
occupancy auto trips or shifting peak hour trips to off -peak hours.
Possible means include telecommuting, walking and bicycling,
flexible work schedules, car and vanpooling and other
Transportation Demand Management approaches.
TBD
The traffic study will identify the number of peak hour trips (weekdays, AM = 7 -9am and
PM = 4-6pm). In general, the retail/warehouse component of the project would have
minimal AM peak hour trip generation, as the store does not open until 10am. The
number of weekday PM peak hour trips would be established through the traffic study.
Shifting of peak hour trips is difficult for detail uses, and is more commonly utilized for
office projects.
C-9. Access for Emergency Services. TBD
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 30
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Provide safe routes for emergency vehicle access so that that
emergency services can be delivered when Highway 101 or 580 are
closed or congested with traffic.
C-9b. Roadway Monitoring. Support local traffic monitoring and
control approaches, such as closed-circuit cameras and high-tech
traffic signal systems that can be used to relieve congestion around
incident sites or support emergency vehicle access.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
This will be evaluated through the traffic study, with review by the Fire Department,
Police DEparment and Public Works.
C-12. Transportation Demand Management.
Work cooperatively with governmental agencies, non-profits,
businesses, institutions and residential neighborhoods to create new
and effective Transportation Demand Management (TDM)
programs to minimize single occupancy automobile use and peak
period traffic demand.
N/A
Retail uses are not usual candidates for TDM programs. There may be some opportunity
to require TMD type measures for employees.
C-14. Transit Network.
Encourage the continued development of a safe, efficient, and
reliable regional and local transit network to provide convenient
alternatives to driving.
C-14a. Transit Network. Support Countywide efforts to sustain
and expand Marin County’s transit network. Work with
neighborhoods, employers, transit providers, transportation
planning agencies and funding agencies to improve and expand
regional transit to and from adjacent counties, increase local transit
services, and provide responsive paratransit services.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
Consistent
The Mall site is in close proximity to SMART and is supported by transit opportunities.
C-21. Residential Traffic Calming. TBD
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 31
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Protect residential areas from the effects of traffic from outside the
neighborhood by continuing to evaluate and construct
neighborhood traffic calming solutions as appropriate such as speed
humps, bulb outs, speed limits, stop signs and roundabouts. Ensure
that traffic calming approaches do not conflict with emergency
response.
C-21a. Traffic Calming Program. Maintain a neighborhoo d
traffic calming program under the direction of the City Traffic
Engineer, and seek funding for its implementation. Ensure
neighborhood participation in the development and evaluation of
potential traffic calming solutions.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Contributions, Staff Time
Based on the traffic studies, any impacts on surrounding residential areas would be
identified and appropriate conditions or requirements would be placed on the project, if
applicable.
C-24. Connections Between Neighborhoods and Activity
Centers.
Seek opportunities to increase connectivity between San Rafael
neighborhoods and activity centers.
C-24a. North San Rafael Promenade. Support the creation of a
promenade that connects the Terra Linda Shopping Center and
Community Center to the Marin Civic Center as described in the
North San Rafael Vision Promenade Conceptual Plan. Require
sections to be built in conjunction with new development along the
Promenade route. Work with community groups to seek funding
for improvements in the public right -of-way, and for recreational
facilities consistent with the Capital Improvements program.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants, Donations
TBD
The major component of the Promenade along the Mall frontage has been completed, but
there may be opportunities for enhancement to the current sections or additional segments
to be installed, if a nexus between this project can be identified or the a pplicant.
C-26. Bicycle Plan Implementation.
Make bicycling and walking an integral part of daily life in San
TBD
As part of the review of the proposed development, if there are portions of the
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 32
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Rafael by implementing the San Rafael’s Bicycle and Pedestrian
Master Plan.
C-26a Implementation. Implement provisions of the Bicycle and
Pedestrian Master Plan in conjunction with planned roadway
improvements or through development or redevelopment of
properties fronting on the proposed routes.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Funding: Staff time, Capital Improvement Program
bicycle/pedestrian master plan that abut the mall site, those improvements can be required
of the project
C-27. Pedestrian Plan Implementation.
Promote walking as the transportation mode of choice for short
trips by implementing the pedestrian element of the City’s Bicycle
and Pedestrian Master Plan. In addition to policies and programs
outlined in the Bicycle and Pedestrian Plan, provide support for t he
following programs:
C-27a. Implementation. Monitor progress in implementing the
pedestrian-related goals and objectives of the Bicycle and
Pedestrian Master Plan on an annual basis.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Grants
C-27b. Prioritizing Pedestrian Improvements. Develop a
program for prioritizing the maintenance of existing pedestrian
facilities based on pedestrian use and connectivity as well as
maintenance need, and secure funding sources for its
implementation.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
TBD
See C-26 above
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 33
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
GOVERNANCE ELEMENT
G-1. Jobs and Diversity.
Encourage the creation and retention of a wide variety of job
opportunities at a mix of economic levels.
TBD
The project would introduce approximately 160-170 retail jobs.
CULTURE AND ARTS ELEMENT
CA-12. Community-Based Libraries.
Expand community-based library services in east and north San
Rafael to assure that library services are provided throughout the
city.
CA-12a. Opportunities for Community-Based Libraries. Look
for opportunities, such as the expansion of Pickleweed Park
Community Center and The Mall at Northgate, for community-
based libraries. Consider partnerships with the school districts to
make high school libraries available to the public.
Responsibility: Library
Timeframe: Long Term
Resources: Staff Time, Grants, Bonds, Tax
TBD
The City has recently initiated pop up library for the North San Rafael area. Library staff
will evaluate if there are additional opportunities, needs for facilities at the Mall and work
with the developer.
SUSTAINABILITY ELEMENT
SU-1. Land Use.
Implement General Plan land use policies to increase residential
and commercial densities within walking distance of high
frequency transit centers and corridors.
SU-1a. Transportation Alternatives. Consider land use and
transportation alternatives (better bicycle and pedestrian access and
increased transit feeder service) to best use the future Civic Center
Consistent
The Mall is located within walking distance of SMART. The proposed Costco use is not a
type of use that would typically exhibit patrons using transit, but the proposed project is
located near transit opportunities.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 34
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
SMART Station.
Responsibility: Community Development, Public Works
Timeframe: Short Term
Resources: Grants, Transportation Agencies
SU-1b. Walkable Neighborhoods. Determine areas in need of
sidewalk improvements, land use changes, or modified transit stops
to create walkable neighborhoods.
Responsibility: Community Development, Public Works
Timeframe: Long Term
Resources: Staff Time
SU-3. Alternative Fuel and Fuel Efficient Vehicles.
Promote the use of alternative fuel and fuel efficient vehicles.
SU-3a. Public Charging Stations. Install charging stations for
plug-in electric vehicles in City garages and parking lots.
Responsibility: Public Works, Parking Services,
Community Development
Timeframe: Ongoing
Resources: Grants, Parking District
SU-3c. Regional Charging Stations. Support regional efforts to
encourage use of plug-in electric vehicles and widespread
availability of charging stations for electric vehicles.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
TBD
No charging stations are proposed as part of this project. The City has requirements for
setting aside a certain number of clean air vehicle parking spaces within a development
and pre-wiring of conduit for charging stations (SRMC 14.18.045.D). Staff will work
with the applicant to seek installation of charging stations.
SU-5. Reduce Use of Non-Renewable Resources.
Reduce dependency on non-renewable resources.
SU-5b. Use of Alternative Building Materials. Evaluate the
benefits and impacts of amending the City’s building codes and
zoning ordinances to allow the use of acceptable resource -efficient
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 35
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
alternative building materials and methods.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
SU-5f. Reflective Surfaces. Encourage the use of high albedo
(reflectivity) materials for future outdoor surfaces such as parking
lots, roadways, roofs and sidewalks.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
SU-6. Resource Efficiency in Site Development.
Encourage site planning and development practices that reduce
energy demand, support transportation alternatives and incorporate
resource- and energy-efficient infrastructure.
SU-6a. Site Design. Evaluate as part of development review,
proposed site design for energy-efficiency, such as shading of
parking lots and summertime shading of south -facing windows.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Consistent with Conditions
All new development is required to comply with the green building requirements of the
California Building Code (CBC), Tier 1. As part of building permit review, the project
would need to demonstrate compliance with the threshold required by the CBC
SU-7. New and Existing Trees.
Plant new and retain existing trees to maximize energy
conservation and carbon sequestration benefits.
SU-7c. Parking Lot Landscaping. Maintain zoning regulations
for parking lot landscaping to increase shading a nd reduce thermal
gain.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
TBD
More information is necessary at the time for formal submittal
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 36
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
SU-10. Zero Waste.
Reduce material consumption and waste generation, increase
resource re-use and composting of organic waste, and recycle to
significantly reduce and ultimately eliminate landfill disposal.
SU-10e. Recycling. Encourage efforts to promote recycling, such
as encouraging businesses to recycle building and other materials,
promoting composting by restaurants, institutions and residences,
and supporting Marin Conservation Corps’ work to promote
recycling.
Responsibility: City Manager, Community Development
Timeframe: Ongoing
Resources: Staff Time
SU-10g. Recycling for Apartments and Nonresidential
Buildings. Encourage recycling facilities and programs for
apartment and nonresidential buildings. Consider the cost and
benefits of expanding recycling facilities and programs for
apartment and nonresidential buildings.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
TBD
More information is necessary at the time for formal submittal. Any new development
would need to comply with the waste and recycling standards established by the Marin
Sanitary Service
SAFETY ELEMENT
S-1. Location of Future Development.
Permit development only in those areas where potential danger to
the health, safety, and welfare of the residents of the community
can be adequately mitigated.
S-1a. Entitlement Process. Through the entitlement process,
evaluate applications for geoseismic and hazardous materials
dangers and require appropriate mitigations.
Responsibility: Community Development, Fire
TBD
Community Development Department, Building Division and Department of Public
Works, Land Development Division, will review the formal submittal and evaluate the
geotechnical and soils report for the project
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 37
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Timeframe: Ongoing
Resources: Fees
S-3. Use of Hazard Maps in Development Review.
Review Slope Stability, Seismic Hazard, and Flood Hazard Maps at
the time a development is proposed. Undertake appropriate studies
to assure identification and implementation of mitigation measures
for identified hazards.
TBD
Community Development Department, Building Division and Department of Public
Works, Land Development Division, will review the hazards maps in the Safety Element
at the time of formal submittal and evaluate the geotechnical and soils report for the
project.
S-4. Geotechnical Review.
Continue to require geotechnical investigations for development
proposals as set forth in the City's Geotechnical Review Matrix
(Appendix F). Such studies should determine the actual extent of
geotechnical hazards, optimum design for structures, the
advisability of special structural requirements, and the feasibility
and desirability of a proposed facility in a specified location.
S-4a. Geotechnical Review of Proposed Development. Require
soils and geologic peer review of development proposals in
accordance with the Geotechnical Review Matrix to assess such
hazards as potential seismic hazards, liquefaction, landsliding,
mudsliding, erosion, sedimentation and settlement in order to
determine if these hazards can be adequately mitigated. Levels of
exposure to seismic risk for land uses and structures are also
outlined in the Geotechnical Review Matrix, which shall be
considered in conjunction with development review.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
S-4b. Geotechnical Review Matrix. Periodically review and
update the Geotechnical Review Matrix, which describes
procedures for site-specific investigations for projects being
reviewed according to proposed occupancy, type and hazard
zone(s) within which the site is located.
See S-1 and S-3 above
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 38
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
S-5. Minimize Potential Effects of Geological Hazards.
Development proposed within areas of potential geological hazards
shall not be endangered by, nor contribute to, the hazardous
conditions on the site or on adjoining properties. Development in
areas subject to soils and geologic hazards shall incorporate
adequate mitigation measures. The City will only approve new
development in areas of identified hazard if such hazard can be
appropriately mitigated.
S-6. Seismic Safety of New Buildings.
Design and construct all new buildings to resist stresses produced
by earthquakes. The minimum level of seismic design shall be in
accordance with the most recently adopted building code as
required by State law.
S-6a. Seismic Design. The minimum seismic design of structures
should be in accordance with the building code, as adopted in
accordance with State law.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Permit Fee
See S-1 and S-3 above. In addition, any new construction will be required to comply with
the most current California Building Code for construction standards.
S-11. Restriction of Businesses.
Restrict siting of businesses or expansion of businesses that have
the potential for a significant hazardous materials release within
one- quarter mile of schools.
S-12. Use of Environmental Databases in Development Review.
When development is proposed, determine whether the site has
been recorded as contaminated. Undertake appropriate studies to
assure identification and implementation of mitigation measures for
TBD
The Fire Department will utilize the environmental database, maintained by the County
CUPA and other governmental agencies to assess any hazardous materials on the site. It is
highly unlikely that there are any such materials at the main Sear building or the
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 39
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
sites on or near identified hazards.
S-12a. Environmental Database. Maintain environmental and
hazardous materials-related databases, and update information on
an ongoing basis. In addition, include the information in the State
GeoTracker database (database of contaminated Underground
Storage Tanks sites).
Responsibility: CUPA
Timeframe: Ongoing
Resources: Staff Time
S-12b. Environmental History. Through the environmental
review process, provide information about available environmental
history of a site and proposed mitigation measures if warranted.
Responsibility: CUPA
Timeframe: Ongoing
Resources: Staff Time
appliance repair, but the automotive repair building may have hazardous materials or
tanks. A Phase I assessment will also be required to be submitted at the time of formal
submittal.
S-13. Potential Hazardous Soils Conditions.
Where development is proposed on sites with known previous
contamination, sites filled prior to 1974 or sites that were
historically auto service, industrial or other land uses that may have
involved hazardous materials, evaluate such sites for the presence
of toxic or hazardous materials. The requirements for site -specific
investigation are contained in the Geotechnical Review Matrix.
S-13a. Potentially Hazardous Soils Map. Prepare a map showing
sites with known soil and groundwater contamination, in order to
identify new developments that warrant environmental
investigation and testing.
Responsibility: CUPA
Timeframe: Long Term
Resources: Staff Time
S-13b. Hazardous Soils Cleanup. Require remediation and
See S-12 above
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 40
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
cleanup in accordance with regional and local standards in order to
develop on sites where hazardous materials have impacted soil or
groundwater. At a minimum, remediation and clean up of
contaminated sites shall be in accordance with regional and local
standards. The required level of remediation and clean-up shall be
determined by the Certified Unified Program Agency (CUPA)
based on the intended use of the site and health risk to the public.
Responsibility: CUPA
Timeframe: Short Term
Resources: Staff Time
S-13c. Local Implementing Agency. The Certified Unified
Program Agency (CUPA) shall oversee the investigation and
closure of contaminated underground storage tank sites.
Responsibility: CUPA
Timeframe: Ongoing
Resources: Staff Time
S-14. Hazardous Materials Storage, Use and Disposal.
Enforce regulations regarding proper storage, use and disposal of
hazardous materials to prevent leakage, potential explosions, fires,
or the escape of harmful gases, and to prevent individually
innocuous materials from combining to form hazardous substances,
especially at the time of disposal.
S-14a. CUPA Program. Continue to participate in the CUPA
program.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time, Fees
TBD
Any new use of hazardous materials, which could include the fueling station or the tire
center, will be reviewed by the Fire Department and would be required to comply with all
applicable standards.
S-18 Storm Drainage Improvements.
Require new development to improve local storm drainage facilities
to accommodate site runoff anticipated from a “100 -year” storm.
TBD
All new development would need to comply with current storm drain standards and
design. The site is currently 100% non-permeable and would not change under the
proposed condition. Therefore, adequate storm drain facility would need to be maintained,
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 41
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
S-18a. Storm Drainage Improvements. Require that new
development proposals which are likely to affect the limited
capacity of downstream storm drainage facilities provide a
hydrological analysis of the storm drain basin of the proposed
development and evaluate the capacity of existing downstream
storm drainage facilities and fund improvements to accommodate
increased drainage from the project site resulting from a 100 -year
storm, where practical.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
or improved to continue to accommodate run off
S-25. Regional Water Quality Control Board (RWQCB)
Requirements
Continue to work through the Marin County Stormwater Pollution
Prevention Program to implement appropriate Watershed
Management plans as dictated in the RWQCB general National
Pollutant Discharge Elimination System permit for Marin County
and the local stormwater plan.
S-25a. Compliance with RWQCB. Review development plans for
compliance with RWQCB permit, in conjunction with Marin
County Stormwater Pollution Prevention Program (MCSTOPP).
Responsibility: Public Works
Timeframe: Ongoing
Resources: Stormwater funds, Fees
TBD
Any redevelopment of the site would need to comply with the RWQCB requirements for
storm water facilities to ensure that all site run off is treated on site, before release into the
storm drain system.
S-26. Fire and Police Services.
Maintain adequate cost-effective fire protection, paramedic and
police services. Minimize increases in service needs from new
development through continued fire prevention and community
policing programs.
S-26c. Fire Prevention and Safe Design. Through the
development review process, require review by Fire Department
TBD
The Police and Fire Department have reviewed the preliminary proposal and have no
identified any issues with continuing to provide services to the site and it’s surroundings.
Any new development would be required to comply with the most current Fire Codes,
including fire sprinklers for the building, building existing, fire dept apparatus access to
and around the building, etc.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 42
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
and Police Department for fire prevention and safe design.
Responsibility: Fire, Police
Timeframe: Ongoing
Resources: Fees
S-32. Safety Review of Development Projects.
Require crime prevention and fire prevention techniques in new
development, including adequate access for emergency vehicles.
S-32a. Safe Buildings. Continue to review development
applications to insure that landscaping, lighting, building siting and
design, emergency access, adequate water pressure and peakload
storage capacity, and building construction materials reduce the
opportunity for crime and fire hazards.
Responsibility: Fire, Community Development, Police
Timeframe: Ongoing
Resources: Fees
See S-32 above
NOISE ELEMENT
N-1. Noise Impacts on New Development.
Protect people in new development from excessive noise by
applying noise standards in land use decisions. Apply the Land Use
Compatibility Standards (see Exhibit 31) to the siting of new uses
in existing noise environments. These standards identify the
acceptability of a project based on noise exposure. If a project
exceeds the standards in Exhibit 31, an acoustical analysis shall be
required to identify noise impacts and potential noise mitigations.
Mitigation should include the research and use of state-of-the-art
abating materials and technology.
N/A
This project does not propose new residential development, therefore this policy does not
apply
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 43
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
N-1a. Acoustical Studies. Require acoustical studies for all new
residential projects within the projected Ldn 60 dB noise contours
(see Exhibit 31) so that noise mitigation measures can be
incorporated into project design. Acoustical studies shall identify
noise sources and contain a discussion of the existing and future
noise exposure and the mitigation measures that may be used to
achieve the appropriate outdoor and indoor noise standards.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
N-2. Exterior Noise Standards for Residential Use Areas.
The exterior noise standard for backyards and/or common usable
outdoor areas in new residential development is up to Ldn of 60 dB.
In common usable outdoor areas in Downtown, mixed -use
residential, and high density residential districts, up to Ldn of 65 dB
may be allowed if determined acceptable through development
review.
N/A.
See N-1 above
N-4. Noise from New Nonresidential Development.
Design nonresidential development to minimize noise impacts on
neighboring uses.
a. Performance Standards for Uses Affecting Residential
Districts. New nonresidential development shall not
increase noise levels in a residential district by more than
Ldn 3 dB, or create noise impacts that would increase
noise levels to more than Ldn 60 dB at the property line of
the noise receiving use, whichever is the more restrictive
standard.
b. Performance Standards for Uses Affecting
Nonresidential and Mixed Use Districts. New
nonresidential projects shall not increase noise levels in a
nonresidential or mixed-use district by more than Ldn 5
dB, or create noise impacts that would increase noise
TBD
A noise study will be required to evaluate the potential noise impacts from the new use on
surrounding uses. The Mall is bordered by single family residential to the west, and the
potential noise generation from the vehicular traffic and tire center will be evaluated to
determine compliance with the adjacent uses per this policy.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 44
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
levels to more than Ldn 65 dB (Office, Retail) or Ldn 70
dB (Industrial), at the property line of the noise receiving
use, whichever is the more restrictive standard.
c. Waiver. These standards may be waived if, as determined
by an acoustical study, there are mitigating circumstances
(such as higher existing noise levels), and no uses would
be adversely affected.
N-4a. Require Acoustical Study. Identify through an acoustical
study noise mitigation measures to be designed and built into new
nonresidential and mixed-use development, and encourage
absorptive types of mitigation measures between noise sources and
residential districts.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
N-5. Traffic Noise from New Development.
Minimize noise impacts of increased off-site traffic caused by new
development. Where the exterior Ldn is 65 dB or greater at a
residential building or outdoor use area and a plan, program, or
project increases traffic noise levels by more than Ldn 3 dB,
reasonable noise mitigation measures shall be included in the plan,
program or project.
N-5a. Traffic Noise Studies. Require acoustical studies to evaluate
potential off-site noise impacts resulting from traffic generated by
new development.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
TBD
See N-4 above
N-6. Traffic Noise.
Attempt to minimize traffic noise through land use policies, law
enforcement, and street improvements.
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 45
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
AIR AND WATER QUALITY ELEMENT
AW-2. Land Use Compatibility.
To ensure excellent air quality, promote land use compatibility for
new development by using buffering techniques such as
landscaping, setbacks, and screening in areas where different land
uses abut one another.
AW-2a. Sensitive Receptors. Through development review,
ensure that siting of any new sensitive receptors provides for
adequate buffers from existing sources of toxic air contaminants or
odors. If development of a sensitive receptor (a facility or land use
that includes members of the population sensitive to the effects of
air pollutants, such as children, the elderly and people with
illnesses) is proposed within 500 feet of Highway 101 or I -580, an
analysis of mobile source toxic air contaminant health risks should
be performed. Development review should include an evaluation of
the adequacy of the setback from the highway and, if necessary,
identify design mitigation measures to reduce health risks to
acceptable levels.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
AW-2b. Buffers. Through development review, ensure that any
proposed new sources of toxic air contaminants or odors provide
adequate buffers to protect sensitive receptors and comply with
existing health standards.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
TBD
An air quality assessment will be required as part of formal application. AS proposed, the
project does not require a General Plan amendment. The Bay Area Clean Air Plan has
evaluated the City’s general Plan and incorporated the land use assumptions and types of
uses in the adopted General Plan into the Clean Air Plan
However, more local air quality impacts on sensitive receptors in the surrounding areas
will be assessed through an air quality study. There are known facilities that include
sensitive receptors nearby (children, elderly persons and people with illnesses).
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 46
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
AW-3. Air Quality Planning with Other Processes.
Integrate air quality considerations with the land use and
transportation processes by mitigating air quality impacts through
land use design measures, such as encouraging project design that
will foster walking and biking.
AW-3a. Air Pollution Reduction Measures. Consider revisions to
zoning regulations to require developers to implement strategies for
air quality improvement described in the BAAQMD/ABAG’s guide
“Design Strategies for Encouraging Alternatives to Auto Use
Through Local Development Review” or subsequent standards.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
TBD
See AW-2
AW-4. Particulate Matter Pollution Reduction.
Promote the reduction of particulate matter pollution from roads,
parking lots, construction sites, agricultural lands and other
activities.
AW-4a. Pollution Reduction. Through development review,
ensure that any proposed new sources of particulate matter use
latest control technology (such as enclosures, paving unpaved areas,
parking lot sweeping and landscaping) and provide adequate buffer
setbacks to protect existing or future sensitive receptors.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
TBD
See AW-2
AW-5. Circulation Alternatives.
Promote circulation alternatives that reduce air pollution.
AW-7. Local, State and Federal Standards.
Continue to comply with local, state and federal standards for water
quality.
TBD
Any new development would be required to comply with current water quality standards,
through storm water run off from parking lots. On site filtration would be required before
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 47
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
AW-7b. Stormwater Runoff Measures. Continue to incorporate
measures for stormwater runoff control and management in
construction sites.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
any run off is allowed to enter the City’s storm drain system.
AW-8. Reduce Pollution from Urban Runoff.
Address non-point source pollution and protect receiving waters
from pollutants discharged to the storm drain system by requiring
Best Management Practices quality.
● Support alternatives to impervious surfaces in new
development, redevelopment, or public improvement
projects to reduce urban runoff into storm drain system,
creeks, and the Bay.
● Require that site designs work with the natural topography
and drainages to the extent practicable to reduce the
amount of grading necessary and limit disturbance to
natural water bodies and natural drainage systems.
● Where feasible, use vegetation to absorb and filter
fertilizers, pesticides and other pollutants.
AW-8a. Proper Disposal of Pollutants. Continue to promote
proper disposal of pollutants to the sanitary sewer or hazardous
waste facilities rather than to the storm drainage system.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-8b. Compliance by Contractors. Continue to require
contractors to comply with accepted stormwater pollution
prevention planning practices for all projects subject to erosion
potential. Also, continue to require the proper use, storage and
disposal of on-site materials.
TBD
See AW-7 above
Exhibit 3
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
Costco at Northgate Mall – 9000 Northgate Dr Exhibit 3 – Page 48
General Plan Consistency Table
GENERAL PLAN POLICY/PROGRAMS
STAFF RESPONSE
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-9. Erosion and Sediment Control.
Establish development guidelines to protect areas that are
particularly susceptible to erosion and sediment loss.
TBD
Any new construction would be required to comply with Best Management Practices for
erosion and sediment control during construction.