HomeMy WebLinkAboutDRB 2015-03-17 #3Meeting Date: March 17, 2015
Case Numbers: ED15-002; UP15-002
Project Planner: Lisa Newman — (415) 492-0300
Community Development Department —Planning Division
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1011 Andersen Drive (Marin Airporter Transfer Terminal) — Environmental and Design
Review Permit to relocate the Marin Airporter Transfer Terminal from Larkspur Landing to the
7.5 -acre site owned by the Golden Gate Bridge Highway and Transportation District including
construction of a 1,440 sf ticketing office, drop off/pick ups from vehicles to the buses, long-
term parking for 350 vehicles and landscaping and lighting improvements; APN: 018-142-74 &
018-180-53; LI/O Zoning District; Randy Kokke/Marin Airporter, Applicant; Golden Gate
Bridge, Highway and Transportation District, Owner; Canal Neighborhood.
Location, General Plan Designation
Project Site: LI/O
Light Industry/Office
North:
N/A
Required:
1-580
South:
I
Proposed:
Industrial
East:
LI/O
Min. Lot Width (New lots)
Light Industry/Office
West:
LI/O
180' (existing)
Light Industrial/Office
Lot Size
n/a
Required:
6,000 sf
Proposed:
3.1 acres
Height '
Allowed: 36'
Proposed: 13'('10'7" maximum building height; 13'
above adjacent sidewalk)
Parking
Required:
1/500 sf gross building area; parking study
required
Proposed:
3 Bus pkg. spaces; 326 auto pkg. spaces
Front:
(incl. 8 ADA spaces)
Min. Lot Width (New lots)
Required:
60'
Proposed:
180' (existing)
Landscape Area
Required: 20% (27,007 sf)
Proposed: 0.19% (2,643 sf)
Grading: Limited re -grading of parking lot and paving of
grassy area at the north end of site
Total:
Cut: 1,000 CY
Fill: 1,000 CY
Off -Haul: 0
Zoning Designation
LI/O
N/A
1-580
Industrial
LI/O
LI/O
Lot Coverage (nnax.)
Standard: NR
Proposed: NA
Existing Land -Use
Golden Gate RV & Boat Storage;
Auto sales parking; gravel parking lot
& small unpaved grassy area to north
City of San Rafael Right-of-way; 1-
580
Marin Resource Recovery Facility
1111 Andersen/Commercial Office
Golden Gate Bridge Highway &
Transportation District
Gross Building/Floor Area
Allowed: 0.30
Proposed: 1,440 sf (0.01 %)
Upper Floor Area (Non -hillside residential)
Allowed: NA
Proposed: NA
Setbacks
Reguired
Existing
Proposed
Front:
20'
N/A
65'
Side(s):
10 or 20/0
N/A
26'/92'
Ext. side:
n/a
n/a
n/a
Ped. side:
n/a
n/a
n/a
Bldg. sep:
n/a
n/a
n/a
Rear:
10'
N/A
445'
Tree Removal
Total: NA; No trees on site
Requirement: Street trees on Andersen Drive; Parking lots: 1
tree/4 pkg. space (88 trees)
Proposed: 13 trees: 7 Maple; 6 Arbutus
SUMMARY
The subject project is being referred to the Board for review of an Environmental and Design Review
Permit for site and design improvements and a Use Permit for establishment of a new use to permit the
relocation of the Marin Airporter Transfer Station on a 2.8 -acre portion of the 7.5 -acre parking lot owned
by the Golden Gate Bridge Highway and Transportation District (GGBH&TD) at 1011 Andersen Drive.
The Board's recommendation will be forwarded to the Planning Commission. Based on review of the
applicable design criteria, which are discussed in detail below, staff has concluded that the project
adequately addresses the applicable criteria, for the subject use as proposed in this location. Staff
requests that the Board review this report and provide a recommendation on compliance with all
pertinent design criteria. Specifically, staff asks the Board to consider the following concerns listed
below.
The project requires an Environmental and Design Review Permit review for a new non-residential
building greater than 1,250 square feet in size, and a Use Permit to establish a transportation parking
facility. The proposed 1,440 square foot Marin Airporter Terminal building requires review and approval
by the Planning Commission with Design Review Board recommendation. In general, staff is supportive
of the project, with the following concerns:
• Whether given the 5 -year temporary lease, the proposal to landscape only the front yard area
and building is sufficient considering the large parking lot proposed behind the building.
• Whether the proposed 5 drop-off/pick-up parking spaces at the front of the site with additional
handicapped spaces at the rear of the building is sufficient.
• Whether the site improvements including the design of the modular building are sufficient
considering the proposed use, location and current 5 -year temporary lease term.
BACKGROUND
Site Description & Setting:
The property is an "L" -shaped, nearly flat parking lot that consists of three leased areas for vehicle
storage that have been improved to different degrees. The front portion of the site at Andersen Drive is
paved and currently operated as the Golden Gate RV & Boat parking facility. To the rear of the site, the
surface turns to gravel and the approximately 30,000 sf area is used for a Toyota Marin new and
used/trade in car storage lot and to the west, an approximately 30,000 sf gravel lot is located, formerly
a construction lay down yard. A paved access driveway on the west side of the RV parking lot provides
access to the two rear lots and is also included in the site area.
Along the rear (north) property line, there is a fence beyond which the site is grassy and slopes down
toward a drainage swale that runs alongside 1-580. A portion of this grassy area, between the existing
gravel parking lot and the City's property (right-of-way) would be filled and paved for additional parking.
The site is adjacent to the GGBH&TD's San Rafael Bus Maintenance Facility and related parking lots to
the west and a commercial/office building located at 1111 Andersen Drive to the east; the 1-580
connector freeway abuts the property to the north, and Marin Sanitary District facilities are located
across Andersen Drive to the south.
History:
The GGBHTD has made this parking lot available to Marin Airporter through a 5 -year lease agreement.
Last Fall, the GGBH&TD informed Marin Airporter that its lease was being terminated at its existing
Larkspur Landing facility in order to allow a new auxiliary parking lot for the Larkspur Ferry to be located
there. At first, Marin Airporter planned to relocate its terminal to the Marin Sanitary District property that
is also located on Larkspur Landing Circle. However, in December, the Sanitary District decided against
leasing land to Marin Airporter because of remediation requirements at their property and therefore,
Marin Airporter has had to quickly identify a new site before it must vacate its Larkspur Landing location
in the next few months.
PROJECT DESCRIPTION
Use: The project, as proposed, would consist of the following elements:
• A modular 1,440 square foot transfer Marin Airporter Terminal building, similar to the existing
building at the Larkspur Landing facility, that would contain bus ticketing operations, office
space, storage and restrooms;
• A total of 326 car parking spaces (including 8 ADA spaces) and 3 bus parking spaces;
• Driveways that provide 20'-24' widths provide access throughout the site;
• 2,643 sf of landscape area within the front yard and at the Transfer building consisting of 13
trees, shrubs and groundcovers. Parking lot landscaping is not proposed at the rear of the
building.
Site Plan: Access to the Terminal building is provided through a 2 -lane, one-way semi -circular
driveway with an entrance from the east and exit at the west side of the property. A bus loading zone is
provided adjacent to the front of the building. Parking for 5 cars (including 2 ADA spaces) and 3 buses
is provided at the front of the site. At the rear of the Terminal building, 6 additional short-term ADA
parking spaces are provided. The remaining extensive parking area would accommodate short and
long-term parking, regulated by a paid parking ticket system. The first 30 minutes of parking would be
free, allowing for drivers who are picking up passengers to park at the rear of the site.
The driveways at the front and rear would provide 20 -foot -wide one-way aisles and 24 -foot two-way
aisles that would meet emergency vehicle access requirements.
Architecture: Similar to the Larkspur Landing Terminal, a bright blue domed awning supported by
metal poles would run the length of the one-story modular building. A "Marin Airporter" sign and logo
would be printed on the awning. The modular building measures 24' x 60' and would be 107"' tall.
Access to the Terminal building is provided by 5 stairs and a handicapped access ramp. A 2' skirt is
required to support the ramp, making the overall height of the structure 127' tall.
Exterior materials and colors consist of vertical wood siding that would be painted grey with white wood
trim. The front elevation shows a double glass storefront door, two rectangular clerestory windows and
one square office window. Two HVAC units are attached to the exterior of the building on the east side.
Landscaping: Landscaping at the front of the site would consist of 13 trees with foundation plantings of
shrubs and groundcovers located along the front and side yards as well as the perimeter of the
Terminal building. Six (6) Arbutus Standard trees are shown along the Andersen frontage and adjacent
side yard areas and seven (7) October Glory Maple trees would flank the Terminal building. The total
proposed area of landscaping is 2,643 sf or 0.02% of the site area.
The plan does not provide landscaping within the large parking lot at the rear of the Terminal building.
The applicant explains that due to the short 5 -year term of the lease, the cost to install landscaping
consistent with the City's parking lot landscape standards would be unreasonable.
The project also involves removal of existing fences interior to the site and installing a new fence along
the 1-580 property boundary at the edge of the graded and expanded parking area.
Lighting: Site lighting is proposed to be pole mounted triple square form lights measuring 25' tall,
significantly lower than the current light fixtures at the site, and located at intervals throughout the rear
parking bays. Sheet L-2 includes a cut sheet of the lighting fixture and the proposed color is anodized
3
bronze or brown paint. A photometric study would be required to be submitted with the building permit
application. One existing pole mounted light at the front of the property would remain in place.
Grading/Drainage: The site is currently paved with asphalt or the surface is compacted gravel. The
grassed area at the rear of the site will be re -graded and surfaced with gravel. The re -grading will be
comprised of removing and replacing approximately 1,000 cu. yd. of earth. Other minor grading to
transition from the current RV parking area to the driveway will be completed. The material moved for
this effort will fit within the 1,000 cu. yd.
The site plan indicates two areas for stormwater treatment bioswales along the east and rear perimeter
of the property, totaling approximately 5,000 square feet or 4% of the site area. The applicant's
Response to DCC Comments statement explains that the swales would be located throughout the
parking area at low points to intercept drainage flow. The precise location, size and calculations would
be determined on the improvement plans. The applicant's Response Statement is included as
Attachment 4.
ANALYSIS
General Plan 2020 Consistency:
The Marin Airporter Transfer terminal project would slightly modify the existing parking lot/automobile
storage use of the site to an active bus transportation terminal with short and long-term parking. The
RV Storage site was formerly a Park `n Ride lot, so the uses are comparable and are consistent with
the General Plan Land Use Designation for the site of Light Industrial/Office use.
• Policy NH -109 Andersen Drive Access states "Continue to minimize vehicular access points to
Andersen Drive to maintain maximum traffic flow."The project would maintain two existing curb
cuts to provide the proposed one-way semi -circular access driveway to the site. This would be
consistent with Policy NH -109.
Zoning Ordinance Consistency:
As noted above, the project requires Use Permit approval to establish a transportation parking facility
and an Environmental and Design Review Permit for the building and site design. A recommendation
on the site and building design is required from the Design Review Board in order for the project to
proceed. In general, the project satisfies the pertinent Zoning Standards, as identified in the Property
Facts summary, with the exception that parking landscaping requirements are not addressed in full
compliance with the standards, as discussed further below.
The proposed bus transportation terminal use is consistent with the Light Industrial/Office Zoning
designation for the site and similar to the current use of the site as a lot for long-term vehicle parking
storage.
Parkina Reauirements - Chaoters 14.18
Section 14.18.040 states that the parking requirement for Light Industrial/Office uses is 1 space per 500
gross building square feet. In this case, the parking requirement would be 3 spaces for the proposed
1,440 sf Terminal building. The Code also states that parking requirements for bus stations, park 'n ride
lots and public transit stations should be evaluated in a parking study subject to the approval of the
hearing review body. Marin Airporter, has submitted an analysis of traffic impacts prepared by
CSW/ST2 that is included in their Project Description statement, included as Attachment 3. The
Director of Public Works has reviewed the analysis and found it acceptable.
Staff asks for the Board to comment on the following:
• Whether the proposed 5 drop-off/pick-up parking spaces at the front of the site with additional
handicapped spaces at the rear of the building is sufficient.
Landscaping — Chapter 14.06 and 14.18
Pursuant to Section 14.18.160, parking lot screening and landscaping standards apply to new or
substantially renovated parking lots with more than five (5) spaces. The requirement is to provide a
minimum of one (1) canopy tree shall be provided for every four (4) parking spaces. The Code defines
"substantially renovated parking lots" as those for which paving material and curbing is removed and
the resulting lot is reconfigured. In this case, the Marin Airporter parking lot would be minimally
upgraded, Given this limited change and the limited lease term of 5 years, staff believes that the
requirement for parking lot landscaping would not strictly apply. However, the Design Review Board
has discretion to require more landscaping than has been shown.
The Code also requires that parking areas visible from the public right-of-way be screened to headlight
height through the use of landscaped earth berms, low walls, fences, hedges, or combination thereof,
with trees and plantings, or similar means. This is another area where the landscape design may be
deficient.
Staff asks for the Board to comment on the following:
• Whether given the 5 -year temporary lease, the proposal to landscape only the front yard area
and building is sufficient considering the large parking lot proposed behind the building.
Design Review — Chapter 14.25
Design review is required to assure high quality design of new buildings and substantial remodels is
achieved. This includes review of development for compatibility with existing buildii iys at id featiures,
and any prevailing neighborhood character.
The site currently presents no architectural presence and is in a deteriorated condition. In the
surrounding area, medium scale industrial/office buildings exist, including the adjacent GGBH&TD and
Marin Sanitary, which have landscape and architectural features that meet modern standards.
Staff has evaluated the standard design review criteria of Chapter 14.25 and the San Rafael Non-
residential Design Guidelines and finds that the Marin Airporter project would be an aesthetic
improvement to the site's current vehicle storage use by creating an improved sense of entry,
landscaping along the street frontage and a straightforward Terminal building facility with appropriate
access improvements. The Nonresidential Design Guidelines are included as Attachment 5.
Staff asks for the Board to comment on the following:
• Whether the site improvements including the design of the modular building are sufficient
considering the proposed use, location and current 5 -year temporary lease term.
USE PERMIT
The Anderson Drive transfer terminal would become a new stop on the established Marin Airporter bus
route between the San Rafael Transit Center and the Larkspur Landing pick-up point, with buses
arrived on the hour. Service will start at 4:00 am each day and end at midnight.
The site is currently used for parking and minimal improvements would be necessary to accommodate
a new terminal. The existing site conditions include graveled or paved parking areas for vehicle
storage. Minor grading and paving/re-graveling of the site is proposed to improve parking conditions
and for the other site improvements including the Terminal building and landscape areas.
Andersen Drive is a wide commercial street with adequate access for buses as well as passenger
vehicles. Interior site circulation has been designed to provide adequate access for cars, buses as well
as emergency vehicles.
The Planning Commission will determine whether to support the Use Permit, and if approved, the
concurrent Design Review Permit and recommendation of the Design Review Board for the facility
design and improvements. The Board does not need to provide comment on the land use.
NEIGHBORHOOD CORRESPONDENCE
Notice was posted on-site and mailed to surrounding owners and occupants within 300 feet of the site
at least 15 days before the subject hearing date. The site is not within a designated neighborhood or
homeowners association. No comments have been received on the project to date.
INTER -DEPARTMENTAL REVIEW
The project has been referred and reviewed by other City departments, and comments and conditions
have been provided. Based on this review, it has been confirmed that the design being presented to the
Board could proceed and address City requirements for issuance of permits for construction. Traffic
mitigation fees would be required for the project.
ENVIRONMENTAL REVIEW
The project has been reviewed to determine if it would be subject to the California Environmental
Quality Act, CEQA. Staff has concluded that the project qualifies for a Class 3 CEQA exemption,
pursuant to Section 15303, which exempts minor new construction in an existing developed urba, i area
that does not have any unusual environmental factors.
CONCLUSION
Staff recommends that the Design Review Board evaluate the site landscaping and architectural design
and make recommendations to Staff for any modifications to be included as new Conditions of Approval
and for action by the Planning Commission.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
3. Applicant's Project Description Statement
4. Applicant's Response to DCC Comments
5. San Rafael Nonresidential Design Guidelines
Full-sized plans have been provided to the DRB members only.
cc: Randy Kokke, Marin Airporter, 8 Lovell Avenue, San Rafael, CA 94901
Al Cornwell, CSW Stuber-Stroeh Engineering Group, 45 Leveroni Ct., Novato, CA 94949
Norma Jellison, Golden Gate Bridge Hwy & Transportation District, 1011 Andersen Drive, San
Rafael, CA 94901
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PROJECT DESCRIPTION
SUPPLEMENTAL INFORMATION TO ACCOMPANY USE PERMIT
APPLICATION
MARIN AIRPORTER TERMINAL AND PARKING AREA
1011 Andersen Drive
San Rafael, California
HISTORY
Marin Airporter began operating in 1975, providing transportation between Marin County and
San Francisco International Airport. By the early 80's service expanded to include Charter
Services. Within the last decade Marin Airporter has become a contractor with Marin County
to provide regular route services throughout Marin for the Marin Transit Agency. Based in
San Rafael, Marin Airporter is an Employee Owned Company (ESOP) and has garnered
awards both nationally and locally for its services.
Marin Airporter has a full service maintenance facility in San Rafael with full time mechanics
and maintains an outstanding record of compliance with the CHP and other oversight
agencies. In addition, Marin Airporter provides extensive training programs and regular
testing as part of an overall driver safety program. Charter drivers and vehicles are SPAB
certified for carrying school groups on field trips, sports activities and other school sponsored
events.
Marin Airporter provides transportation services for over 700,000 Marin County residents and
visitors.
BACKGROUND
Marin Airporter began operations with one bus operating from the original Edgewater Inn
Hotel in 1975, moved to a location in Greenbrae, and in 1983 entered into a lease with the
GGBHTD and in 1985 developed the property owned by the District located on Larkspur
Landing Circle. The facility, which houses a terminal for passenger services and a parking lot,
has been in continuous service since that time and has provided service for over a million
travelers. In 1992, Marin Airporter purchased property at 8 Lovell Avenue in San Rafael to
construct a full service maintenance facility and administration office building.
PRESENT STATUS
The GGBHTD has recently terminated the lease held by Marin Airporter at the Larkspur
Landing property due to increased parking demand by Ferry passengers. GGBHTD has
provided a proposal for Marin Airporter to lease property owned by them on Andersen Drive
to replace the Larkspur Landing site that they are reclaiming. The property being offered for
lease sits adjacent to the GGBHTD Administration, parking and corporation yard activities.
\V:\AD-NOV\WP\5\538806\2015-01-13 Use Permit Application Page 1
Attachment 3
SUPPLEMENTAL INFORMATION TO ACCOMPANY USE PERMIT APPLICATION
MARIN AIRPORTER TERMINAL AND PARKING AREA
1011 Andersen Drive
San Rafael, California
Approximately 2.8 acres of their total property are currently being leased for non GGBHTD
uses on a month to month basis.
The current tenants on the portion of GGBHTD property proposed for lease to Marin
Airporter for its terminal operations include: an RV and boat storage facility, vehicle storage
for the Toyota Marin dealership and a construction lay down yard for ARB, Inc.
PROPOSAL
Marin Airporter is making application to the City of San Rafael to move its Larkspur Landing
terminal and parking facility operation from 300 Larkspur Landing Circle to 1011 Andersen
Drive in San Rafael. Marin Airporter would expect to continue half-hour service from the
Andersen Drive location, departing approximately on the hour and half hour from 4:00 a.m. to
11:00 p.m., with exact times yet to be determined. This facility would be run in the same
manner as the Larkspur Terminal, providing medium term parking, ticketing and transfer
points from drop off/pick-ups from vehicles to the buses. The facility would provide parking
for approximately 350 cars, a modular terminal building of approximately 1,440 SF, pick-up
and drop-off areas and parking for 4 buses. The accompanying Parking Facility Exhibit, C-1
plan shows the configuration of the site, the location of the terminal and the bus movements
off of and onto Andersen Drive.
The proposal includes three major considerations: parking, the terminal, and traffic impacts.
PARKING
Marin Airporter is currently working with the City of Larkspur and GGBHTD to continue to
accommodate picks -ups and drop-offs in the Larkspur Landing vicinity, since many of the
Airporter patrons are familiar with the existing terminal. The current Larkspur Landing
parking lot, including parking available at street level at 300 Larkspur Landing Circle and a
portion of the SMART RR ROW above, has had a daily average of 266 Airporter customer
vehicles parked on the lot. However, the street level lot and the entire adjacent SMART RR
ROW can accommodate over 400 vehicles during peak holiday; summer periods. The average
daily turnover was 48 vehicles during 2014. Demand for parking previous to 2014 was higher
but, due to construction of both SMART infrastructure and the development of the Bicycle
and Pedestrian Path, space has been severely limited. The Larkspur Landing parking terminal
has experienced almost 5 times as many passengers being dropped off and picked up as those
using parking. Hence, the plan to have a pick-up and drop-off alternative on Larkspur
Landing is being negotiated with the City of Larkspur and GGBHTD. Marin Airporter
initially expects that since the Andersen Drive location is not as convenient as the Larkspur
Landing location, the number of vehicles initially parking at the Andersen facility might be
somewhat lower. However, after the customers become accustomed to the revised routes and
layouts it is anticipated that those customers who use the parking will continue to do so and if
W.\AD-N0NAWPM38806V015-01-13 Use Permit Application Project Description.docx Page 2
SUPPLEMENTAL INFORMATION TO ACCOMPANY USE PERMIT APPLICATION
MARIN AIRPORTER TERMINAL AND PARKING AREA
1011 Andersen Drive
San Rafael, California
space is easy to come by a slight increase in vehicles may result. It is unlikely that the average
daily turnover would change significantly. The Andersen Drive parking facility is expected to
accommodate approximately 350 customer parking stalls.
Airporter personnel at San Rafael would be consistent with the current operations at
Larkspur. We have 7 staff members reporting 7 days a week between the hours of 3:30 a.m.
and 6:45 a.m., 7 staff members reporting between 12:30 p.m. and 2:45 p.m. and 2 staff
members reporting at 4:30 p.m. All the staff will park in the paid parking area of the lot.
Minimal short-term parking of 6 to 8 spaces will be necessary for drop-off, pick-up and taxi
uses.
TERMINAL
Marin Airporter proposes to purchase a customized modular structure and move it onto the
leased portion of the Andersen Drive property to serve as its terminal facility. The terminal
will contain approximately 1,440 square feet. The interior of the terminal will be mostly lobby
for -customers, a ticket counter, restrooms and a few small private offices for Marin Airporter
personnel to complete normal paper work associated with the operation. The modular
building will address all ADA requirements to allow customer and employee access.
Appropriate outside shelter will be provided for customers accessing buses.
TRAFFIC IMPACTS
Bus Routing
Southbound buses originating from the Hamilton Terminal will arrive at the Andersen
Drive Terminal at approximately half past the hour and then proceed to Larkspur
Landing, continue to the Larkspur Landing pick-up point and stops south. Buses
originating at the Andersen Drive Terminal will leave on the hour. All stops south of
Larkspur will be served. Service will start from both Hamilton and Andersen Drive at
4:00 a.m.
Northbound buses depart from SFO, approximately every 30 minutes from 5 a.m. to
midnight. The bus would make stops Northbound as necessary. The bus would then
exit on Sir Francis Drake Boulevard for a stop in the Larkspur Landing area before
continuing eastbound on Sir Francis Drake Boulevard, making a left hand turn onto
Andersen Drive and continue to the Andersen Drive Terminal. Buses will continue to
the San Rafael Transit Center and the Hamilton Terminal as needed.
W:\AD-N0V\WPM38806\2015-01-13 Use Permit Application Project Description.docx Page 3
SUPPLEMENTAL INFORMATION TO ACCOMPANY USE PERMIT APPLICATION
MARIN AIRPORTER TERMINAL AND PARKING AREA
1011 Andersen Drive
San Rafael, California
Current and Proposed Traffic Generation
There were three tenants on this leased portion of the GGBHTD property. Toyota
Marin stores new and used/trade in vehicles associated with its dealership on
Francisco Blvd., in a back graveled and fenced 30,000 SF area of the property. ARB,
Inc., a contractor to PG&E, used a graveled fenced +/- 30,000 SF back area as a
construction lay down yard. That lease ended on December 31, 2014. Access to these
gated leased areas is via a common paved driveway from a curb cut on Andersen
Drive. Golden State RV and Boat Storage occupies the paved and fenced former Park
and Ride lot with landscaped frontage on Andersen Drive accessed by a separate
Andersen Drive curb cut and gate.
To determine existing traffic, CSW I ST2 staff conducted traffic counts on December
18, 2014. The counts were made between 7 a.m. and 9 a.m. to coincide with the peak
a.m. traffic and again between 4 p.m. and 6 p.m. to coincide with the peak p.m. traffic.
The counts yielded peak a.m. trips of 22 cars per hour and peak p.m. trips of 12 cars
per hour. Based on trips leaving the Larkspur Landing facility, peak a.m. trips are 9
per hour and peak p.m. trips are 9 per hour, demonstrating that no additional a.m. or
p.m. peak traffic impacts should occur by relocating the facility to 1011 Andersen
Drive.*
IMPROVEMENTS
The Andersen Drive location is well-suited to provide a parking and transit transfer hub for
the Marin Airporter. The site is currently used for parking and minimal improvements would
be necessary to accommodate the new terminal. The general site is either graveled or
paved. Some slight regrading would be necessary to smooth the slight elevation drop from the
parking to the driveway access to the rear parking areas. Additional road base and/or paving
to best serve Marin Airporter Customers will be considered. The Andersen Drive frontage
would be improved with new driveways and access as shown on the attached exhibit.
Andersen Drive is a wide commercial street with adequate access for buses as well as
passenger vehicles.
* Based on October, 2014 passenger counts from Marin Airporter (summary attached).
W:WD-N0V\WPX%3880612015-01-13 Use Pernit Application Project Description.docx Page 4
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45 Leveroni Court 415.883.9850 Novato
Novato, CA 94949 Fax 415,883.9835 Petaluma
www,csws[2.com Sacramento
GSWIST2
CSW/Stuber-Stroeh Engineering Group, Inc. Engineers Land Planners Surveyors Landscape Architects
Date: March 9, 2015
File: 5.388.06
City of San Rafael
Community Development/Planning Division
Attn: Lisa Newman
1400 Fifth Avenue
San Rafael, CA 94901
RE: MARIN AIRPORTER
RESPONSE TO DCC COMMENTS AS TRASMITTED BY LISA NEWMAN
Dear Lisa:
Enclosed are the revised drawings which reflect the comments from the Development Coordinating
Committee (DCC) meeting feedback you provided to us last week. The following ate our -responses
to the comments you received and shared with us over the past few days.
Fire:
1. A Fire Access and Conceptual Drainage Exhibit has been added that shows turning
movements for a 43' fire truck throughout the rear parking area.
2. Two (2) one-way drive aisles have been added, one (1) for ingress and one (1) for egress, as
access to the parking area. They are 20' in width.
3. We understand that the Fire Department is requesting that the modular building be
equipped with sprinklers. In our discussions with Inspector Steven Rupnow several weeks
ago, we understood that sprinklers would not be required. We would like to have a
conversation with the Fire Department to understand the reason for the change.
Building:,
1. Building dimensions have been added to the plan.
2. Distances from the boundary to the building have been added to the plan reflecting the
building setbacks; I believe you will agree they are generous.
3. The building elevations have been expanded to show the skirt, ramp, and relative height of
the building to the surrounding ground.
4. We understand that the Building Department is requesting a permanent foundation. We will
request a meeting with Mr. Thomas Ahern to discuss this requirement since the lease term is
five (5) years.
R \D•NO\ QCT\5` 53890612015.03.07 Usa Nmmam.- Response to DCC Comments.doc -
Attachment 4
CSW ST23
Site:
1. Dimensions have been added to the site plan showing parking aisles, parking space depth,
and boundary fence line lengths.
2. The area of the site has been added (see below).
3. The FAR has been calculated and shows on the plan (see below).
4. Parking in the rear will be ticketed by means of an access gate. Drop-offs will be able to use
the rear parking for up to thirty (30) minutes, free of charge, to provide additional drop-off
parking to the three (3) spaces shown along Andersen Drive.
5. The existing paved areas will remain or be removed and replaced to avoid increasing
impervious areas. Existing graveled areas will remain gravel. The new area at the rear will be
graded to match the surrounding edge conditions and graveled.
Landscapings Lighting, and Drainage:
1. The cut sheet for the lighting fixture is shown on Sheet L2 and attached hereto showing the
details of the form ten square fixture. The lights will be mounted at a height of 25',
significantly lower than the existing light fixture on the site and those on the adjacent
Golden Gate Bridge Highway and Transportation District site.
2. The color of the lighting fixture shall be anodized bronze or brown paint.
3. The landscape plan has been adjusted to reflect the revised access drives.
4. Site drainage will be overland following the current drainage patterns. Bioswales
(approximately 5,000 sf or 4% of the new impervious area) will be interspersed at low points
throughout the parking area to meet water quality standards. The precise location, size, and
calculations will be submitted with the permit improvement plans.
5. Approximately half of the site is currently paved with asphalt, the remainder is surfaced with
compacted gravel. The "grassed area" will be re -graded and surfaced with gravel. The re-
grading will be comprised of removing and replacing approximately 1000 CY of earth.
Other minor grading will be completed to transition from the current RV Parking area to the
driveway. The material moved for this effort will fit with the 1000 CY total.
6. The undeveloped and sparsely vegetated area at the rear of the property "grassed area" will
be reviewed by a biologist prior to the March 17, 2015 Design Review Board (DRB)
meeting.
7. The existing fencing interior to the site will be removed. A new fence along the I-580 side
will be installed where there is no existing fence.
Project Metrics:
1. Site Area: 3.1 Acres
a. Existing Paved: 1.4 Acres
b. Existing Gravel: 1.3 Acres
c. Existing Veg.: .4 Acres
2. Parking Spaces
a. 326 Auto Spaces (Including 8 ADA)
\r'AAD•NOViNXI"t,5 i3880612015-03.09 Lisa Newman • Response to DCC Comments.doa-
b. 3 Bus Spaces (Not including loading area)
3. Landscape Area: 2,643 sf
4. Terminal Building: 1,440 sf (FAR= 0.0107)
5. Setbacks
a. Front: 65'
b. Right: 26'
c. Left: 92'
d. Rear: >445'
We look forward to the Design Review Board (DRB) meeting on March 17, 2015. Please let us
know if you have further comments that we can discuss at the Design Review Board meeting.
Again, thank you for your attention on this project.
Sincerely,
CSW/STUBER-STROEH ENGINEERING GROUP, INC.
FFSA,
wrA W__
Al Cornwell
R.C.E. #27577
Enclosures
Cc: Norma Jellison, Golden Gate Bridge Highway and Transportation District
Randy Kokke, Marin Airporter
\\'P.. AD -NON' WV.5 138806\2015-0309 Lasa Newman - Response to DCC Commen.docs
San Rafael Desiqn Guidelines
N®NRIMIDEN T XAL DESXGN GUMFUNIES
As modifications are made to San Rafael, whether through public improvements or as private
development affects neighborhoods or the Downtown, the design quality of these changes should
improve the quality of life in San Rafael. These guidelines provide a framework of design principles
that builds on the strength of the existing character of an area and that strives to improve the
visual unity of the area.
Parking Lots
❖ A logical sequence of entry and arrival as part of the site's design should be provided.
❖ Where possible, design entrances from the street to direct views towards the building
entry.
❖ Parking should be distributed to provide easy access to building entrances.
❖ Where possible, parking should be located to the rear or side of a building in order to
reduce the visual impact of parking areas.
❖ Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out
from a parking space onto the street.
❖ Parking areas should be screened from the street with hedges, walls, fences or berms,
subject to security considerations.
❖ On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry
and exit conflicts.
❖ Auto and pedestrian entrances into the development should be easy to find. For example,
special entry treatments, such as colored concrete, special planting and signage should be
located at the entries to the site.
❖ Shade trees should be provided in parking lots per the zoning ordinance.
Landscaping
❖ Landscaped areas should be planned as integral parts of the development and to create a
strongly landscaped character for the site.
❖ Unsightly uses should be screened.
❖ Commercial signage or displays should not be hidden with landscaping.
• Trees should be planted in a variety of locations, such as along the side property lines,
clustered in planting areas, or distributed throughout the parking lot, consistent with the
zoning ordinance.
5 Attachment 5
San Rafael Design Guidelines
❖ Pedestrian areas should be made visually attractive with special planting and flowering
trees.
❖ Where feasible, landscape the area between the building and the property line even when
a building is located at the minimum required side or rear yard setback.
❖ Retain and maintain existing public street trees and add additional street trees where
practical.
Lighting
❖ Limit the intensity of lighting to provide for adequate site security and for pedestrian and
vehicular safety.
❖ Shield light sources to prevent glare and illumination beyond the boundaries of the
property.
❖ Lighting fixtures should complement the architecture of the project.
Pedestrian Circulation
❖ Consider pedestrian orientation when designing building entries, windows, signage and
doors.
•3 Include a well-defined pedestrian walkway between the street and building entries.
❖ Clearly define pedestrian movement through the parking lot. For example, provide
changes in pavement or separate landscaped walkways.
❖ Where appropriate, pedestrian walkways should be provided between adjacent lots.
❖ Special design elements should be included, such as bollards, pots, benches, trash cans,
unique paving, tree grates, tree guards and pedestrian lighting to add visual richness to
areas designed for pedestrian access.
❖ Where appropriate, include outdoor gathering places and seating for the public.
❖ Adequate facilities should be provided for bicycle parking, consistent with zoning
requirements.
Building Form
❖ Where appropriate, locate the building, or a substantial portion of the building along the
front yard setback or street edge to create spatial enclosure in relation to the street.
❖ Consider the pedestrian experience when designing the ground floor of buildings.
❖ A continuity of design, materials, color, form and architectural details is encouraged for all
portions of a building and between all the buildings on the site.
❖ Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area.
R
San Rafael Desiqn Guidelines
Entryways
❖ A defined sense of entry with pedestrian orientation should be provided.
❖ Building entrances should be defined with architectural elements such as roof form
changes, awnings or other architectural elements.
Towers
•3 If a tower is included in the design, it should perform a definite on-site function, such as
delineating an entrance to a site or a building entry, or emphasizing a display window.
❖ The tower should provide an attractive distinctive silhouette against the sky.
❖ Where appropriate, the visual bulk of the upper portion of the tower should be reduced to
reduce its apparent bulk, for example with openings through it or with open latticework.
Arcades
❖ Arcades may be used in shopping areas to provide weather protection for shoppers, add a
sense of unity to a larger project and/or provide depth to the building.
❖ Arcades may be topped with a simple broad band for tenant signing.
Internal illumination may be used to emphasize arcade forms at night.
Awnings
❖ Where appropriate, provide well-designed awnings to enhance the design of the building,
provide weather protection, and add liveliness, interest and a sense of human scale.
❖ Provide a uniform treatment of awnings on multi -tenant buildings.
❖ Awning colors may be varied and should be compatible with the colors of the building and
of adjacent buildings.
❖ Signs may be provided on an awning, consistent with the zoning ordinance.
❖ Translucent, internally illuminated awnings are not encouraged.
❖ The following building code standards are included for reference:
Minimum height above grade: 8 feet; 14 feet at alleys, parking lots or other areas with
vehicular traffic
Maximum horizontal projection (from face of building): 7 feet, or 66% of the distance
between the building and curb, whichever is less
Minimum distance to curb: 2 feet between the awning and curb
Materials and Colors
Use articulation, texturing and detailing on all concrete exposed to exterior view.
❖ Exterior materials should minimize reflectivity.
•S Use color to provide appropriate accents on a building.
7