HomeMy WebLinkAboutOrdinance 1456 (Northgate Activity Center Overlay District)CLERK'S CERTIFICATE
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, and
Ex -officio Clerk of the Council of said City, do hereby certify that
the foregoing Charter Ordinance No. 1456 entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL ADDING
SECTION 14.67 TO THE SAN RAFAEL MUNICIPAL CODE (NG: NORTHGATE
ACTIVITY CENTER OVERLAY DISTRICT)
is a true and correct copy of an ordinance of said City and was
introduced at a revular meeting of the City Council
of the City of San Rafael, held on the sixth day of
June , 1983, published as required by City Charter in the
Independent -Journal , a newspaper published in the City
of San Rafael and passed and adopted as an ordinance of said City at
a regular meeting of the City Council of said City
held on the twentieth day of June 1983, by the following
vote, to wit:
AYES: COUNCILMEMBERS: Breiner, Frugoli, Jensen, Miskimen & Mayor Mulryan
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
WITNESS my hand and the official seal
of the City of San Rafael this
twenty-third day of - June ,
1983.
JEA i LEONCINI �tylerk
ORDINANCE NO. 1456
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SAN RAFAEL ADDING SECTION 14.67 TO THE SAN RAFAEL
MUNICIPAL CODE
THE COUNCIL OF THE CITY OF SAN RAFAEL DO ORDAIN AS FOLLOWS:
DIVISION 1. Chapter 14.67 (NG) Northgate Activity
Center Overlay District is hereby added as follows:
CHAPTER 14.67
NG: NORTHGATE ACTIVITY CENTER OVERLAY DISTRICT
SECTIONS: 14.67.010 Purpose.
14.67.020 Use Regulations
14.67.030 Operational Standard
14.67.040 Transportation Improvements
14.67.050 Transportation Improvement Fees
14.67.010 PURPOSE.
The purpose of the Northgate Activity Center Overlay District is
to provide a combining zoning district which, in conjunction with
underlying base zoning districts, would implement the Northgate
Activity Center Plan Policies for designation of land uses, funding
for needed transportation improvements and ensuring that development
does not create traffic congestion.
14.67.020 USE REGULATIONS.
I. Permitted Uses:
Uses within the Northgate Activity Center Overlay District
shall be consistent with the permitted uses allowed in the
underlying base zoning district. In addition, any permitted
use shall meet the following criteria to ensure consistency
with the Northgate Activity Center Plan:
a. Those parcels considered to be underdeveloped when the
Northgate Activity Center Plan was prepared are assigned
a PM peak period trip generation allowance. This allow-
ance is based on a particular traffic distribution pattern
either Residential (R), General Office (0), Industrial (I),
Retail/Service (C), Hospital (H), Theatre (T), Medical
Office (MO) or Motel/Hotel (M). These parcels are designated
by the "NG", Northgate Activity Center Overlay suffix;
their assigned traffic distribution pattern; and PM peak
hour trip generation allowance. For example:
R -3 -NG (R-137) means:
R-3 - Multi -Family Residential Base Zoning
Di strict
NG - Northgate Overlay District
R - Residential Traffic Distribution Pattern
137 - 137 PM Peak Hour Trips
Permitted uses in the Northgate Activity Center Overlay
District shall be those uses permitted in the base
zoning district whose traffic distribution substantially
conforms to the distribution specified in the zoning
suffix. Permitted uses shall not exceed the PM peak
hour trip generation allowances based on the following
trip generation figures:
A 1� A .
ORI T,T �.L
. (, ;IT -1-
ORDINANCE NO. 1456
Residential (small units .7 PM Peak Trips N nit
maximum 2 bedrooms and
1000 square feet)
Residential (large units) 1.1 PM Peak Trips N nit
General Office 2.6 PM Peak Trips/1000 square feet
Industrial 1.0 PM Peak Trip /1000 square feet
Retail 3.3 PM Peak Trips/1000 square feet
Major Retail 8.3 PM Peak Trips/1000 square feet
Hospital 1.3 PM Peak Trips/Bed
Theatre 1.6 PM Peak Trips/100 seats
Medical Offices 5.0 PM Peak Trips/1000 square feet
b. Those parcels considered to be fully developed when the
Northgate Activity Center Plan was prepared are not
assigned any additional PM peak hour trip generation
allowance. Uses permitted in the underlying base zoning
shall be permitted. PM peak hour trip generation from
these uses shall not exceed trip generation from the legal
existing use of the site on July 20, 1983. The PM peak
period trip generation shall be based on the PM peak period
trip generation characteristics listed in subsection Ia and
modified by any applicable Transportation Systems Management
program. These parcels are designated by the "NG," Northgate
Activity Center Overlay suffix. For example:
R-3 - NG means:
R-3 - Multi -Family Residential Base
Zoning District
NG - Northgate Overlay District
II. Use Permit.
In addition to those uses which require use permits under the
base zoning, permitted uses in the base zoning as described
below are permitted subject to obtaining a use permit in each
case:
a. Additions, alterations or changes in use or Transportation
Systems Management programs which would increase the PM
peak hour trip generation beyond the limits established in
Section I or change the traffic distribution patterns
from those specified in Section Ia.
b. Housing projects affordable to persons of low and/or
moderate income which would exceed the PM peak hour
trip generation allowances established in Section I.
c. Additional retail development of the Northgate Mall (all
parcels shown on the Map of Northgate Regional Shopping
Center filed for record in Volume 12 of Maps at page 19,
Marin County Records) prior to completion of all trans-
portation improvements needed to maintain Level of
Service D at affected intersections within the Northgate
Activity Center.
14.67.030 OPERATIONAL STANDARD.
Traffic Level of Service D is the adopted standard for street
operation in the Northgate Activity Center.
Issuance of building permits will only occur after an applicant
has demonstrated that transportation improvements necessary to
serve his development and maintain Level of Service "D" will be
fully funded concurrent with the issuance of building permits.
14.67.040 TRANSPORTATION IMPROVEMENTS.
The following improvements are needed to maintain Level of
Service D operation standard of the Northgate Activity Center Plan.
- 2 -
ORDINANCE NO. 1456
ROADWAY CONSTRUCTION PROJECTS
ID
NUMBER LOCATION AND DESCRIPTION
1 Lucas Valley Road/Los Gamos Road/Highway 101
A direct southbound 101 off -ramp intersection
with Lucas Valley Road at Los Gamos Road and
a loop southbound on-ramp for westbound
Lucas Valley Road traffic.
2 Smith Ranch Road/Highway 101
A direct northbound on-ramp for westbound
Smith Ranch Road traffic.
3 Manuel T. Freitas Parkway/Highway 101
A direct northbound on-ramp serving traffic
from Redwood Highway and Civic Center Drive,
and channelization of the intersection to
limit left turns across the northbound off -
ramp.
4 Merrydale Road Overcrossing
An overpass over Highway 101 between
Las Gallinas Avenue and Civic Center Drive
utilizing the northern end of Merrydale Road.
5 Civic Center Drive
Widen the roadway between the Manuel T.
Freitas and the North San Pedro Road
intersections to 4 lanes with curb, gutter
and sidewalk on each side.
6 Eastside Arterial Roadway
Purchase additional right-of-way for a future
arterial street paralleling the Northwestern
Pacific Railroad tracks between Civic Center
Drive and Smith Ranch Road. This road will
have significance if it is extended north
to Hamilton Air Force Base.
7 Las Gallinas Avenue
Improvements to portions of this roadway
between Nova Albion and Merrydale Road will
include widening at Northgate Drive and Del
Presidio and parking removal.
8 Merrydale Road/North San Pedro Road
Widening of Merrydale Road between North
San Pedro Road and the Highway 101 ramps
to three lanes and widening of North
San Pedro Road between Merrydale Road and
the highway overpass to four lanes.
9 North San Pedro Road/Civic Center Drive
Widen approaches to this intersection to
provide for double southbound right turn
lanes and double eastbound left turn lanes.
- 3 -
ORDINANCE NO. 1456
TRAFFIC SIGNALIZATION
ID
NUMBER LOCATION AND DESCRIPTION
S-1 Lucas Valley Road/Los Gamos Road/Highway 101
southbound off -ramp
S-2 Redwood Highway /Smith Ranch Road
S-3 Redwood Highway/Paul Drive
S-4 Redwood Highway/Professional Center Parkway
S-5 Civic Center Drive/Redwood Highway/
Highway 101 northbound off -ramp
S-6 Civic Center Drive/Merrydale Rd. Overpass
S-7 Merrydale Road Overpass/Las Gallinas Ave.
S-8 Las Gallinas Avenue/Del Presidio
S-9 Las Gallinas Avenue/Nova Albion
S-10 Northgate Drive/Los Ranchitos Road
S-11 Civic Center Drive/East Side Roadway
S-12 Coordination Equipment for Signal
System
14.67.050 TRANSPORTATION IMPROVEMENT FEES.
Within the overlay zone district all those development projects
which would increase PM peak period trip generation are
required to fund the following transportation improvements which
were designated in the Northgate Activity Center Plan.
I. Fee Calculation
Each development project which increases PM peak hour trip
is to pay for its prorata share of the designated improvements.
A development project's traffic mitigation fee is computed by
multiplying a project's PM peak hour trip generation by a per
evening peak hour trip fee of $1840.31. That per evening peak
hour trip fee is derived from dividing the outstanding estimated
improvement costs by the future increase in evening peak hour
traffic. Outstanding improvement costs are the total estimated
costs (1981) of improvements 1-9 and S1 -S12 ($10,919,000) plus
sound mitigation costs ($24,500) less fees collected prior to
adoption of the Northgate Activity Center Plan (1981) ($1,230,376).
The projected increase in evening peak period traffic was 5,278
trips when the Northgate Activity Center Plan was adopted,
October 18, 1982.
Traffic Mitigation Fee = Project's Peak Hour Traffic x $9,713,124 Total Local Improvements
5,218 Total New Trips Paying
II. Local Retail and Restaurant Uses
Local retail sales uses and restaurants uses generate
significant sales tax. Those sales tax revenues support many
City services. In recognition of the sales tax benefit of
local retail and restaurants uses, traffic improvement fees for
those uses are to be calculated using 40% of their PM peak hour
trip generation.
- 4 -
ORDINANCE NO. 1456
III.Construction Cost Index
These fees are based on January 1981 dollars and shall be
modified at the time of collection pursuant to the Lee Saylor
Labor and Material Index to account for cost construction
changes.
DIVISION 2. Section 14, "Chapters" is hereby amended
to include "14.67, NG, Northgate Activity Center Overlay District"
between 14.66 and 14.68.
DIVISION 3. Section 14.08.170 is hereby amended by
adding the following definition after the definition of "Parking
Space":
PM Peak Hour Trip Generation - the number of vehicular
traffic movements entering and exiting a site during
the highest volume consecutive 60 minutes in the PM
peak period from 4 PM to 6 PM on the local street
system.
DIVISION 4. Section 14.08.210 is hereby amended by the
addition of the following definitions in the appropriate alpha-
betical position.
Traffic Distribution Pattern - The traffic movements
throughout the local street system including highway
ramps which movements are generated by a specific use.
Transportation Systems Management - A technique for
reducing a project's peak hour trip generation.
Examples include: flexible work hours to shift trip
generation out of peak times, car and vanpooling to
increase vehicle occupancy, bus passes to encourage
use of available public services, and bicycle
facilities to discourage use of automobiles.
DIVISION 5. If any section, subsection, sentence, clause
or phrase of this Ordinance is for any reason held to be invalid,
such decision shall not affect the validity of the remaining por-
tions of this Ordinance. The Council hereby declares that it would
have adopted the Ordinance and each section, subsection, sentence,
clause or phrase thereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be
declared invalid.
- 5 -
ORDINANCE NO. 145,
DIVISION 6. This Ordinance shall be published once in
full before its final passage in a newspaper of general circulation,
published and circulated in the City of San Rafael, and shall be in
full force and effect thirty (30) days after its final passage.
LAWRENG LRY N, Mayor
Attest:
M. LEONCI 1, City Clerk
The foregoing Ordinance No. 1456 was read and intro-
duced at a regular meeting of the City Council of the City of
San Rafael, held on the sixth day of June
1983, and ordered passed to print by the following vote, to wit:
AYES: COUNCILMEMBERS: Breiner, Frugoli, Jensen & Mayor Mulryan
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Miskimen
and will come up for adoption as an Ordinance of the City of
San Rafael at a regular meeting of the Council to be held on the
twentieth day of June , 1983.
j, . .tom. _
J M. LEONCIN ity Clerk
26. 1 A/1