HomeMy WebLinkAboutDRB 2017-09-06 #3SAN RAFAEL
Meeting Date:
Case Numbers:
Project Planner:
Agenda Item: THE CITY WITH A MISSION
Community Development Department -Planning Division
REPORT TO DESIGN REVIEW BOARD
September 6, 2017
CDR17-006
Sean Kennings -(415) 533-2111
.3
SUBJECT: Kaiser Permanente: 1650 Los Gamos Drive Medical Office Building-Request for
Conceptual Design Review of a 34-foot tall, three-story 511 stall parking structure and
associated signage; APN: 011-212-03; Planned Development District (PD-1590) Zone; Kaiser
Permanente, Applicant/Owner; North San Rafael Commercial Center neighborhood area.
PROPERTY FACTS
Location
Project Site:
General Plan Designation
o
North:
South:
East:
West:
Height
Allowed:
Proposed:
Parking
, Required:
Proposed:
N/A
o
N/A
LDR/OS
36
23 (floor of upper parking deck)
488
757
Landscape Area
Required: 10%
Proposed: TBD
Grading
Total:
Cut:
Fill:
Off-Haul:
SUMMARY
15,000 cu yds
15,000 cu yds
TBD
15,000 cu yds
Zoning Designation
PD 1590
N/A
PD 1590
N/A
R 7.5, PIGS
Setbacks
Front:
Side(s):
Ext. side:
Ped. side:
Bldg. sep:
Rear:
Required
n/a
n/a
n/a
n/a
n/a
n/a
Existing Land-Use
Surface parking lot
County undeveloped
Commercial/office
US Highway 101
Single family residential/open
areas
Existing
n/a
n/a
n/a
n/a
n/a
n/a
Proposed
tbd
tbd
tbd
tbd
tbd
tbd
The subject project is being referred to the Board for conceptual design review of a three-story 511-stall
parking structure with associated landscaping in support of a commercial office building to be converted
from general office to medical office uses. The proposed project is generally consistent with the'
approved City of San Rafael General Plan and Zoning Ordinance. Following conceptual review, the
project would need to pursue formal review and approval of the design of all proposed structures. The
formal entitlements would require review and approval by the Design Review Board and staff approval
of a Design and Environmental Review permit prior to a building permit in order to proceed.
Staff requests that the Board review the conceptual design and provide direction to the applicant to
consider in preparing a formal submittal. This project is in the preliminary design phase and conceptual
review provides the applicant with an informal critique and evaluation of the project's basic design
approach. Based on the preliminary review of the conceptual plans and applicable design criteria ,
which ·are discussed in detail below, staff recommends that the project is consistent with the majority of
applicable design criteria. Formal motion and vote is not required for a conceptual review. A brief
summary of the design policies and criteria that would apply to the project are provided in this report.
Staff has identified the following preliminary design issues:
Site Plan
• Is the proposed parking structure consistent with the PD district
• Is the proposed parking structure located appropriately on the site
• Is the proposed parking structure's mass and scale appropriate for the site
Architecture
• Is the proposed parking structure appropriately designed for the subject property
• Is the deSign concept for the parking structure consistent with the surrounding area and
residential neighborhoods nearby
Materials and Colors
• Are the proposed materials and colors consistent with the PO district and neighboring residential
areas
Landscaping
• What landscaping treatments are appropriate for the subject property
BACKGROUND
Site Description & Setting:
The site is currently developed with a three-story commercial office building, surface parking lots and
associated landscaping including mature trees. The proposed commercial office building and parking
structure site consists of approximately 11.1-acres and is bordered by Lucas Valley Road to the
northeast and US Highway 101 to the east. Los Gamos Drive bisects the subject property into two
separate parcels, the 4.09-acre eastern parcel, which contains the existing three-story 150,000 +/-
square foot office building and associated surface parking, and the 7.02-acre western parcel, which
includes the existing terraced surface parking lot and the remaining undeveloped woodland hillside
areas. Immediately adjacent and east of the project site is US Highway 101, a major eight lane
northlsouth freeway. To the east of US 101 is the North San Rafael Commercial District which is
characterized with low one and two-story office, commercial and light industrial buildings. To the north
of the project site is Lucas Valley Road, a major east-west arterial road connecting central Marin
County with west Marin County. To the north of Lucas Valley Road is the undeveloped open space of
the Oakview Master Plan property located in the County of Marin. West, and uphill, of the parking
structure project site is an undeveloped open area buffer zone. Further west are single family
residences along Salvador Way in the Mont Marin San Rafael Park neighborhood. South of the project
site is the 1600 Los Gamos Drive office building and associated surface parking. Further south on Los
Gamos Drive is the YMCA.
The parking structure s~e slopes from the west to the east with a high elevation of approximately 52'
NAVD 88 and a low point of 36' NAVD 88.
2
PROJECT DESCRIPTION
This is a conceptual design review application , therefore , a complete submittal of information or plans
have not been provided. The purpose of Conceptual Design Review is to allow an applicant to receive
preliminary feedback on the direction of a project design from the Design Review Board before the final
plans are prepared. The following is a project description based on the conceptual plans that have been
submitted.
Space on the main Kaiser medical campus , at 99 Montecillo Road in the Terra Linda area of North San
Rafael , is very constrained and the ability to enhance services or renovate clinical areas is limited. To
better serve the needs of the Kaiser Permanente members, as well as to make the eXisting medical
center less crowded, Kaiser Permanente purchased 1650 Los Gamos Drive in the summer of 2015 for
renovation as a new medical office building (MOB). The proposed project includes the conversion of the
existing office building into approximately 148,000 square feet of medical office space. The two existing
tenants would be allowed to stay as interim uses during the remainder of their leases . At full buildout,
the medical office building would contain approximately 70 provider offices anticipated to provide the
following services:
Member Services
OB/GYN
Eye Services
Laboratory
Health Education
Endocrinology
Physical Therapy
I nternal Medicine
Rheumatology
Imaging
Pediatrics
Dermatology
Pharmacy
There would be approximately 315 employees working at 1650 Los Gamos Drive at full buildout. Many
of these employees, about 77%, or 245, would be relocated from existing Kaiser Permanente facilities
in Marin County. Approximately 70%, or 170, of these relocated Marin employees would be relocated
from the Kaiser Permanente Medical Center at 99 Montecillo Road, San Rafael. The project will not
increase the footprint, height or massing of the building . The medical office uses will be contained
within the existing building and no substantial exterior changes are proposed to the MOB . The only
proposed exterior changes to the existing building at 1650 Los Gamos Drive are minor improvements to
the landscaping and new signage to identify the facility and provide a brand identity.
Parking Structure
The existing building is served by 455 e xisting parking spaces in the various surface parking lots. The
current City municipal code requires a parking ratio of 4.4:1 ,000 for medical uses , which would result in
a shortfall of approximately 203 parking spaces once the entire building is converted to medical office.
As a result, Kaiser Permanente needs to provide at least 203 additional parking spaces to meet the
City 's minimum requirements. In addition , based on its experience, Kaiser Permanente's preferred
parking ratio is 5:1,000 (or about 285 additional parking spaces), since many of its members are unable
to take public transit due to the health issues for which they are visiting the facility .
To provide adequate parking for the use of the MOB at 1650 Los Gamos Drive , Kaiser Permanente is
proposing to construct a new 511-space parking structure on the surface parking lot to the west of the
existing building . At 511 parking spaces, the new parking structure would provide a net increase of 302
parking spaces, which along with the 242 parking spaces that would remain around the MOB , would
result in a total of 753 parking spaces , meeting the Kaiser Permanente standard . Sheet A -11 0 of the
Design Review Package depicts the potential location of the proposed parking structure . Kaiser
Permanente is still studying the ideal size of the parking structure , but it would not exceed 511 parking
spaces and would not provide less than the City required parking minimum of 203 parking spaces .
[Kaiser Permanente is also exploring opportunities to lease parking from neighbors to off-set the need
for a parking structure, but since this would most likely not be a long-term source of parking , Kaiser
Permanente is proceeding with the planning for the new parking structure].
3
Parking Structure Design
The parking structure is tucked into the hillside and set into a prominent stand of existing trees . The
trees provide a back drop for the parking structure which also buffers it from surrounding properties .
The design of the parking structure is based on an efficient , straight-forward approach with concrete as
the main structural component. There are railings at each level along the east and north sides of the
facility that provides open and simple architecture design. The parking structure will have an enclosed
elevator and stair element at the southeast corner adjacent to the existing cross walk . The elevator/stair
element will be clad in a material that will provide texture that softens and blends well with the concrete
structure. Use of the same cladding at the upper portion of the northeast corner helps define the
vehicular entry/exit and wraps the stairs at this end to relate to the elevator/stair element at the opposite
end . The parking structure will be fully sprinklered , will have LED lighting throughout and will be
fully accessible per ADA requirements .
ANALYSIS
This is a Conceptual Design Review and the purpose of Conceptual Review is to for early feedback
from the Design Review Board , staff and the public on the design and color concept of a project before
it is fully developed into formalized plans . Staff has reviewed the project and offers some preliminary
feedback and questions for the Board . The proposed design is evaluated in the report , followed by a
general analysis of the project's consistency with the General Plan Zoning Ordinance and Design
Guidelines.
General Plan 2020 Consistency:
The site is designated as "Office (0) 15-32 units/acre" on the General Plan 2020 Land Use Map
Medical office is an allowable use within this designation although not listed as a use in the existing
Planned Development (PD) District. The applicable General Plan design policies that should be
considered as part of this design are attached as Exhibit 3. Overall , staff recommends that the general
design approach to date appears to not conflict with any of these policies . Based on a preliminary
review , the proposed project would be consistent with all applicable General Plan policies in the Land
Use , Neighborhoods , Economic Vitality and Circulation Elements
Zoning Ordinance Consistency:
The site is deSignated as PD 1590 . In order to allow medical office uses in the existing office building ,
the current PD district will require an amendment. In general, the proposed project would be consistent
with the zoning standards in that it continues the office use on the project site and provides additional
parking for this district. The overall 148 ,250 square foot office building would remain unchanged and is
consistent with the .30 FAR allowed for the property (a formal calculation will be required as part of
formal application submittal). The new parking structure will not exceed the allowed height limit of 36
feet. The floor of the top paring deck would be 23 feet above grade; however , the elevator tower
reaches an additional 15 feet above the upper parking deck. San Rafael Municipal code does not
include mechanical equipment, including elevator towers , when calculating maximum height.
Preliminary landscaping has been proposed including replacement trees surrounding the proposed
parking structure ; the minimum landscaping requirement for the subject property is 10%.
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. Overall , staff has not
identified any issues with the proposed project and compliance with the non-residential design
guidelines , but a more thorough review will be prepared when more details plans are provided as part
of the formal application process .
4
Review by City Staff for Technical and Code Compliance:
In addition to the conceptual review, the applicant has also submitted an application to begin the
environmental review process and to allow for review by various City Department on compliance with
technical code issues. The Fire Department and Department of Public Works Traffic Engineering have
reviewed the project design and on-site circulation and exiting requirements from the parking area and
accessibility of fire equipment to all portions of the site. Public Works has reviewed ingress and egress
to the parking lot as well as compliance with drainag.e and stormwater management requirements.
NEIGHBORHOOD CORRESPONDENCE
Notice of the hearing was posted on site and mailed to the surrounding residents and property owners
within 300 feet15-days prior to this Design Review Board meeting. Several public comments have
been received to date questioning the project applicant's proposal to build a parking structure on the
western parcel citing issues regarding air and noise pollution for both short-term construction impacts
and long-term operational impacts associated with 511 vehicular parking spaces. Public comments also
raise concerns regarding the visual appearance of the structure. Further comments questioned the
need to have excessive parking spaces given the rise of autonomous and ride-sharing vehicles. Public
comments received to date are included at the end of this report as Exhibit 5.
CONCLUSION
Overall, staff recommends that the conceptual project design is satisfactory and determines that the
project is generally consistent with the General Plan and Design Guidelines. The height and
configuration of the proposed parking structure is consistent with the Zoning District and the design
aesthetic of the neighboring commercial buildings. The parking structure would remain largely unseen
from public vantage points in residential areas.
Staff requests that the Board provide their feedback on the conceptual design approach, including the
items raised by staff in this report and included in the summary. Furthermore, the Board, in fulfilling its
role of providing professional design advice to the City, may have additional concerns, information
requests, and may provide any additional recommendations it deems appropriate for these conceptual
Design Review applications.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans (11 x17 reduced sized)
3. General Plan Consistency
4. Design Guidelines Consistency
5. Public Comments
Reduced-sized plans have been provided to the ORB members only.
cc: Catherine Reilly
National Facilities Services -Kaiser Permanente
Kaiser Foundation Health Plan, Inc.
1950 Franklin Street -12th Floor
Oakland, CA 94612
Mont Marin San Rafael Park Neighborhood Association
PO Box 151050
San Rafael, CA 94915
5
8/1/2017 n 1650 Los Garnos Dr.
0--ISO-000-390-5'2C-650ft
1650 Los Gamos Dr.
White we strive to produce maps with good accuracy and with current accompanying
data, the accuracy of the information herein cannot be guaranteed. This map w~
prepared using programetric computer aided drafting techniques, and it does not
represent legal boundary survey data.
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EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
I LAND USE ELEMENT
" LU-9. Intensity of Nonresidential Development. Consistent
Commercial and industrial areas have been assigned According to Exhibit 5 of the General Plan, the maximum FAR for this site in the North San
floor area ratios (FAR's) to identify appropriate Rafael Commercial Center is 0.30. Reuse of the existing building, which is 148,000 square feet
intensities (see Exhibits 4, 5 and 6). Maximum would not change the existing allowable land density, which is 0.3 FAR and generally within the
allowable FAR's are not guaranteed, particularly in maximum allowable .30 FAR.
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.
LU-10. Planned Development Zoning. Require Consistent, with the requested Zoning Amendment
Planned Development zoning for development on a The property is presently zoned Planned Development (PD-1590 Lucas Green). In order to
lot larger than five acres in size, except for the approve this project, the proposal includes a request for a change to the existing PD zoning. With
construction of a single-family residence. the requested amendment to the PD District, the project would be consistent with Policy LU-10.
LU-12. Building Heights. Citywide height limits in Consistent
San Rafael are described in Exhibits 7 and 8. For According to Exhibit 8 (Building Heights Limits in North San Rafael) of the General Plan, the
North San Rafael height limits see Exhibit 8: maximum height limit for this property is 36 feet The General Plan defines height of a building for .
non-hillside homes as determined by the methods in the latest edition of the Uniform Building
Code. This definition measures height of a building as the vertical distance above a reference
datum measured to the highest point of a fiat roof. Using this definition, the proposed parking
structure would total 23 feet in height as measured by the Uniform Building Code, and would
therefore be consistent with the height limits for this site. Furthermore, mechanical equipment
and the elevator tower are not included in height calculations based on the City's Zoning
Ordinance.
LU-14. Land Use Compatibility. Design new Consistent with Conditions
development in mixed residential and commercial The project site is located in a general office area of the North San Rafael Commercial area,
areas to minimize potential nuisance effects and to including a large general office building and surface parking to the south of the site. The
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-1
EXIllBIT3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
enhance their surroundings. proposed medical office building is consistent with the existing Lucas green office park and other
buildings found in the vicinity. The design of the parking structure is within the size and massing
of other commercial buildings found throughout the area.
Project impacts such as noise, traffic, lighting and hours of operation have been evaluated as
part of the review of the Use Permit and it has been determined that there are no significant
effect on the environment.
LU-23. Land Use Map and Categories. Land use Consistent
categories are generalized groupings of land uses This site is deSignated with the "Office" District land use category. Medical office is an allowable
and titles that define a predominant land use type land use. The proposed office use and parking garage project would be consistent with the
(See Exhibit 11). All proposed projects must meet existing development area and is allowed by this land use designation.
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 ).
I HOUSING ELEMENT
H-6. Funding for Affordable Housing. Seek Consistent
proactive and creative ways to lower housing costs As required by the City of San Rafael development fees ; the project is required to pay an in lieu
for lower income households and people living with fess into the City's affordable housing fund.
special needs. Continue to use local , state and
federal assistance to achieve housing goals and to
increase ongoing local resources to provide for
affordable housing .
Program H-6a In-Lieu Fees for Affordable Consistent
Housi ng. As stated under response to Policy H-6, the project may be required to pay an in lieu (based on a
Dedicate in-lieu fees for affordable housing, including formula of development size per affordable unit cost) into the City's affordable housing fund .
rehabilitation, acquisition and design support for
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-;1
EXIDBIT3
REVI EW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
I second units and infill housing.
NEIGHBORHOODS ELEMENT
NH-7. Ne i g h borhood Identity and Landmarks. Consistent
Enhance neighborhood identity and sense of The proposed project includes building design that presents an entry and focal point for the
community by retaining and creating gateways, project off Los Gamos Drive. Landscape plans are consistent with established landscaping for
landmarks, and landscape improvements that help to the Lucas Green development. define neighborhood entries and focaL~oints.
NH-8. Parking. Maintain well-landscaped parking Consistent
lots and front setbacks in commercial and institutional The proposed project includes landscape plans for surface and structured parking areas and
properties that are located in or adjacent to maintains existing and required setbacks for adjacent properties.
residential neighborhoods. Promote ways to
encourage parking opportunities that are consistent
with the design guidelines.
NH-136. Design Excellence. Consistent
Assure quality of design by supporting policies that The proposed project includes building design consistent with existing development in the plan
encourage harmonious and aesthetically pleasing area.
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.
NH-138. Industrial Uses and Design Improvement. Consistent
Upgrade building design and landscaping with new The proposed project includes building design consistent with existing development in the plan
construction and remodeling projects, particularly area . Mechanical and roof top equipment would be hidden from view or screened behind
along Redwood Highway. Evaluate the design of enclosures. projects considering the views from Highway 101 ,
with particular attention paid to rooftop equipment
and screening of mechanical equipment.
COMMUNITY DESIGN ELEMENT
CD-5. Views. Respect and enhance to the greatest Consistent
extent possible, views of the Bay and its islands, B~ Thisjll"~osed project would not have a significant impact on views of the hills and ridgelines or
Kaiser Permanente -1650 Los Gamas Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-,1.
---_.
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
wetlands, St. Raphael's church bell tower, Canalfront, Mt. Tamalpais from public vantage points around the site. The proposed project is within the
marinas, Mt. Tamalpais, Marin Civic Center and hills height limit established for the site and within the context of the surrounding development.
and ridgelines from public streets, parks and publicly Furthermore , the Design Review Board reviewed the proposed project for consistent with this
accessible pathways. Community Design policies of the General Plan.
CD-10 (Non-Residential Design Guidelines). Consistent with conditions
Recognize, preserve and enhance the design As part of the General Plan 2020, the City adopted residential design guidelines for non-
elements that contribute to the economic vitality of residential projects. The Design Review Board reviewed the proposed project for consistency
commercial areas. Develop design guidelines to with both the City's non-residential and residential guidelines and recommended approval of the
ensure that new nonresidential and mixed-use project with minor recommendations for facade treatments. This requirement has been
development fits within and improves the immediate incorporated in conditions of approval.
neighborhood and the community as a whole.
CD-1S. Participation in Project Review. Provide for Consistent
public involvement in the review of new development, When the application for this project was received , copies of plans were referred to all
renovations , and public projects with the following: a) surrounding neighborhood groups. Notices of public hearings were mailed to all property owners ,
design guidelines and other information relevant to neighborhood groups and interested parties within 300 of the project site informing them of the
the project as described in the Community Design proposed project and all public meetings prior to both public meetings (prior to this DRB meeting)
Element that would be used by residents, designers , conducted for this project. In addition, the site was posted with notice of all public meetings on
project developers, City staff, and City decision this proposed project The applicant has been active in reaching out to community and
makers; b) distribution of the procedures of the neighborhood groups.
development process that include the following:
submittal information, timelines for public review, and
public notice requirements; c) standardized
thresholds that state when design review of projects
is required (e.g. residential conversions, second-story
additions); and d) effective public participation in the
review process.
CD-16. Property Maintenance. Provide incentives Consistent with conditions
and enforcement to achieve desirable property As part of this Environmental and Design Review Permit, conditions of approval have been
maintenance. included requiring a landscape and property maintenance agreements.
CD-18. Landscaping. Recognize the unique Consistent with conditions
contribution provided by landscaping, and make it a A landscape plan was presented as part of this project for new landscaping. The landscape plan
significant component of all site design. was reviewed by the Design Review Board and found to be acceptable.
Kaiser Permanenle -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 ·Consistency Table
Exhibit: 3-1
EXHmIT3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
CD-19. Lighting. Allow adequate site lighting for
safety purposes while controlling excessive light
spillover and glare .
CD-21. Parking Lot Landscaping. Provide parking
lot landscaping to control heat build-up from
pavement, reduce air pollution, provide shade cover
for vehicles and soften the appearance of the parking
lot. Emphasize the use of trees, and limit the height
of shrub plantings so as to avoid creating security
problems.
CD-21 a. 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.
CD-21 b. Parking Lot Landscape Enforcement.
Require that newly installed parking lot landscaping
be maintained and replaced as needed. Assure that
landscaping is thriving prior to expiration of the
required 2-year maintenance bond.
Consistent with conditions
A lighting plan was not included in the landscape plan, however, the proposed project is
designed to have a consistent landscaping and lighting plan.
Furthermore, a final lighting plan will be required prior to issuance of a building permit and once
the lighting is installed, there will be a 3D-day lighting review to confirm the light levels and
require adjustments if necessary.
Consistent with conditions
A landscape plan was presented as part of this project for new landscaping which included
shade trees for surface parking areas, and replacement trees to mitigate proposed tree
removals. The landscape plan was reviewed by the Design Review Board and found to be
acceptable.
Kaiser Permanente -1650 Los Camas Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-2
ExmBIT3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
ECONOMIC VITALITY
Policy 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.
Policy 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-11. Promotion of Workplace Alternatives.
Promote the establishment of workplace altematives,
including home-based businesses, telecommuting
and satellite work centers.
EV-11a. Home Occupations. Work with
neighborhood organizations and business
owners to reexamine and update home
occupation zoning regulations to reflect
changing trends . Continue to enforce
Consistent
The proposed project would help retain an existing business in the City thus contributing to the
City's economic vitality. The project would result in the occupancy of a large, largely vacant
existing office building and adjacent parking lot, which would enhance the physical environment
of the Los Gamos Drive I Lucas Valley Road intersection and surrounding area.
Consistent
Required infrastructure and services are already available for the property. The project site is
located off Second Street. The proposed project would add to the local job pool that in turn,
would result in commute reduction for local employees who would be employed by Kaiser. The
business would contribute its share towards affordable housing as required under the Zoning
Ordinance.
Consistent
The project applicant has included a Transportation Demand Management Plan as part of the
project and includes concepts like telecommuting and working at alternative locations.
Kaiser Permanente -1650 Los Camos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-§
EXHffiIT3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
compliance of unlicensed home businesses.
EV-11b. Telecommute Policy. Consider
establishing a telecommute policy for City
employees.
EV-11c. Workplace Alternatives.
Encourage employers to offer workplace
alternatives and promote the formation of
satellite business centers.
Program EV-13a. Zoning Regulations. Review Consistent
zoning and development regulations for each The PD zoning PD-1590 is requested to be amended to accommodate the Kaiser project which
business area and make sure that they are will contribute to the important economic role in the City.
consistent, with the objective of strengthening the
unique economic role of each area.
CIRCU LATIO N EL EMEN T
C-S. Traffic Level of Service Standards. Consistent
The traffic analysis for this new project identifies that the project would generate 437 more peak
A. Intersection LOS. In order to ensure an trips (125 in the A.M. peak period and 312 trips in the PM peak period) by adding the medical
effective roadway network, maintain office uses. Although there are more peak hours than previous uses, the overall trip generation
adequate traffic levels of service (LOS) would remove vehicles from the existing neighborhoods in Terra Linda, to access points just off
consistent with standards for signalized US Highway 101. Because additional trips would reduce LOS at the Lucas Valley Road I Los
intersections in the AM. and P.M. peak Gamos Drive intersection, the proposed mitigation for a signalized intersection is an
hours as shown below, except as provided improvement that has been identified and addressed in the General Plan 2020.
for under (B) Arterial LOS.
Policy C-7. Circulation Improvements Funding. Consistent with mitigation measures/conditions
Take a strong advocacy role in securing funding for The City of San Rafael has adopted Traffic Mitigation fees for new projects. The Traffic Mitigation
planned circulation improvements. Continue to seek fees are used to make necessary improvements to the traffic network. As proposed, the project
comprehensive funding that includes Federal, State, would be required to pay approximately $2,000,000.00 in traffic mitigation fees, which would
County and Redevelopment funding, Local Traffic support circulation improvements funding under Policy C-7.
Mitigation Fees and Assessment Districts. The local
development projects' share of responsibility to fund
improvements is based on: (1) the qeneration of
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exliibit: 3-1
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
additional traffic that creates the need for the
improvement; (2) the improvemenfs role in the
overall traffic network; (3) the probability of securing
funding from alternative sources; and (4) the timing of
the improvement.
CoS. 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, fiexible work
schedules, car and vanpooling and other
Transportation Demand Management approaches.
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.
C-12a. Regional Support for TOM. Support
regional efforts to work with employers to
provide TDM programs.
C-12b. City Support for TOM. Serve as a
resource to employers wishing to implement
TDM by providing information through printed
materials, workshops and other means.
Encourage smaller employers to "pool "
resources to create effective TDM programs.
C-12c. City TOM Program. Identify cost-effective
City of San Rafael TDM programs for City
employees . Consider approaches taken by
the County in its Employee Commute
Alternative Program.
Consistent
The project applicant has included a Transportation Demand Management Plan as part of the
application submittal and includes concepts like shifting work hours, telecommuting and working
at alternative locations.
Consistent
The project applicant has included a Transportation Demand Management Plan as part of the
application submittal and includes concepts like shifting work hours, telecommuting and working
at alternative locations.
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-~
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
I INFRASTRUCTURE ELEMENT
1-10. Sewer Facilities. Existing and future Consistent
development needs should be coordinated with The site is already served by the Las Gallinas Valley Sanitation District and they have reviewed
responsible districts and agencies to assure that the project and determined that there is adequate capacity to serve the addition of this facility.
facility expansion and/or improvement meets Federal
and State standards and occurs in a timely fashion.
GOVERNANCE
G-1. Jobs and Diversity. Encourage the creation Consistent
and retention of a wide variety of job opportunities at The proposed project would add medical office space to the existing office building which is
a mix of economic levels. owned by Kasier.
SAFETY ELEMENT
S-1. Location of Future Development. Permit Consistent
development only in those areas where potential Geoseismic dangers have been evaluated through the original review and approvals process for
danger to the health, safety and welfare of the the existing office building and have consistently found that the project would not pose potential
residents of the community can be adequately danger to the health, safety and welfare of the community.
mitigated.
5-3. Use of Hazard Maps in Development Review. Consistent
Review Slope Stability, Seismic Hazard, and Flood The Geology and Stability Map and Flood Hazard Area Maps of the General Plan, Exhibits 27
Hazard Maps at the time a development is proposed. and 29, were reviewed and it was determined that based on these maps, portions of the site are .
Undertake appropriate studies to assure identification located in the 1 ~O-year flood hazard area and located in an areas that is characterized as
and implementation of mitigation measures for artificial fill.
identified hazards.
5-4. Geotechnical Review. Continue to require Consistent with conditions
geotechnical investigations for development A Geotechnical Investigation Report was prepared by Geoshpere Consultants and reviewed by
proposals as set forth in the City's Geotechnical the City as a component of the IS/MND prepared for the project The report meets the
Review Matrix (Appendix F). Such stUdies should requirements set forth in the Geotechnical Review Matrix and is appropriate for the preliminary
determine the actual extent of geotechnical hazards, design stages of the project The peer review found that the project is feasible from a
optimum design for structures, the advisability of geotechnical engineering standpoint Furthermore, implementation of Mitigation Measures GEO-
special structural requirements, and the feasibility 1 of the project IS/MND will ensure that the project is' constructed to the satisfaction of the City
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-,2
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
and desirability of a proposed facility in a specified Engineer. This measure has been incorporated as conditions of approval
location.
5-5. Minimize Potential Effects of Geological Consistent with conditions
Hazards. Development proposed within areas of The above-mentioned Geotechnical Investigation Reports and peer reviews found that the
potential geological hazards shall not be endangered proposed development was feasible from a geotechnical standpoint and recommended
by, nor contribute to, the hazardous conditions on the mitigation measures to ensure the potential hazards would not endanger the proposed
site or on adjoining properties. Development in areas development. Mitigation measures have been incorporated as conditions of approval.
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~. Seismic Safety of New Buildings. Consistent
Design and construct all new buildings to resist The project site including a major portion of Marin County is located w~hin Seismic Source Type
stresses produced by earthquakes. The minimum "A" (capable of large magnitude earthquakes and high rate of seismic activity). As recommended
level of seismic design shall be in accordance with by the Mitigation Measure GEO-1 in the project IS/MND, a Geotechnical report must be prepared
the most recently adopted building code as required and submitted with building permit plans would guide the design and construction of the new
by State law. building to resist stresses produced by earthquakes. With the implementation of this measure,
the project is consistent with this policy for Seismic Safety of New Buildings. Mitigation measures
have been incorporated as conditions of approval.
5-12. Use of Environmental Databases in Consistent
Development Review. Review the San Rafael Fire A Phase I environmental report was prepared for the existing office building as part of the
Department's database of contaminated sites at the environmental review and IS/MND. The site is not included on a list of hazardous material sites
time a development is proposed. Undertake compiled by the state. No further studies or action is required.
appropriate studies to assure identification and
implementation of mitigation measures for sites on or
near identified hazards .
5-13. Potential Hazardous Soils Conditions. Consistent
Where development is proposed on sites w~ known See Response to S-12 above.
previous contamination, sites filled prior to 1974 or
sites that were historically auto service, industrial or
other land uses that may have involved hazardous
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-10
EXHmIT3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
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-14. Hazardous Materials Storage, Use and Consistent
Disposal. Enforce regulations regarding proper No hazardous materials are proposed to be used, stored or disposed of at this site as part of the
storage, use and disposal of hazardous materials to new mixed-use building. This proposed project would not impact that permit and no further
prevent leakage, potential explosions, fires, or the permitting or evaluation is necessary.
escape of harmful gases, and to prevent individually
innocuous materials from combining to form
hazardous substances, especially at the time of
disposal.
S-18 Storm Drainage Improvements. Require new Consistent with conditions
development to improve local storm drainage An IS/MND has been prepared to evaluate the hydrology and water quality impacts of the
facilities to accommodate site runoff anticipated from proposed project on the environment and determined that through implementation of
a "1 ~O-year'' storm. recommended mitigation measures impacts could be reduced to less than significant levels.
S-18a. Storm Drainage Improvements. Require
that new development proposals which are likely to The proposed project would also implement stormwater control measures such as Low Impact
affect the limited capacity of downstream storm Development (LID) and Best Management Practices (BMP's) to address long-term operational
drainage facilities provide a hydrological analysis of water quality impacts associated with the project.
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 1 ~O-year storm, where practical.
S-22. Erosion. Require appropriate control measures Consistent with conditions
in areas susceptible to erosion, in conjunction with An IS/MND has been prepared to evaluate the hydrology and water quality impacts of the
proposed development. Erosion control measures proposed project on the environment and determined that through implementation of
and management practices should conform to the recommended mitigation measures impacts could be reduced to less than significant levels.
most recent editions of the Regional Water Quality
Control Board's Erosion and Sediment Control Field This project has been reviewed by the City's Public Works Department which implements the
Manual and the Association of Bay Area erosion and sediment control standards and regulations. A standard condition of approval would
Governments' Manual of Standards for Erosion and require the applicant to submit a soil management plan (SMP) addressing soil and groundwater
Sediment Control or equivalent. management for review and approval by the City of San Rafael Public Works Department prior to
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-11
EXIllBIT3
REVI EW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Bui lding Project Consistency with San Rafael General Plan 2020 Policies and Programs
S-22a. Erosion Control Programs. Review the issuance of building permits.
and approve erosion control programs for
projects involving grading one acre or more
or 5,000 square feet of built surface as
required by Standard Urban Stormwater
Management Plans (SUSUMP). Evaluate
smaller projects on a case-by-case basis.
S-22b. Grading During the Wet Season.
Discourage grading during the wet season
and require that development projects
implement adequate erosion and/or sediment
control and runoff discharge measures.
5-25. Regional Water Quality Control Board Consistent with condition
(RWQCB) Requirements. Continue to work through This project has been reviewed by the City's Public Works Department which implements the
the Marin County Stonmwater Pollution Prevention Stonmwater Pollution Prevention standards and regulations. As designed, the proposed project
Program to implement appropriate Watershed includes adequate measures to reduce stormwater run-off consistent with the standards
Management plans as dictated in the RWQCB established by the RWQCB. The project would direct all run-off to the landscape areas and on-
general National Pollutant Discharge Elimination site filtration devices, before being discharged into the City's stormdrain system. A standard
System permit for Marin County and the local condition of approval would require the applicant to submit a Storm Water Pollution Prevention
stonmwater plan. Plan (SWPPP) for review and approval by the City of San Rafael Public Works Department prior
to the issuance of building permits.
5-26. Fire and Police Services. Maintain adequate Consistent with conditions
cost-effective fire protection, paramedic and police The City of San Rafael Police and Fire Departments have both reviewed the proposed project
services. Minimize increases in service needs from and certain conditions of approval to ensure that the new development would comply with their
new development through continued fire prevention regulations and standards. The Fire Department has found that the project would comply with all
and community policing programs. Fire Codes and their recommended conditions of approval have been incorporated. The Crime
Prevention officer of the Police Department has also reviewed the proposed project and found
that the use and structure would be consistent with their crime prevention standards.
I NOISE ELEMENT
N-1. Noise Impacts on New Development. Protect Consistent with condition
people in new development from excessive noise by Exhibit 31 of the General Plan 2020 illustrates the land use compatibility standards for locating
applying noise standards in land use decisions. Apply new development in existing environments. The land use category for the proposed use would
Kaiser Permanente -1650 Los Camas Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-12
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
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-3. Planning and Design of New Development.
Encourage new development to be planned and
designed to minimize noise impacts from outside
noise sources.
N-4. Noise from New Nonresidential
DevelopmenL 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 L.n5 dB, or create noise impacts that
would increase noise levels to more than LOn65
dB (Office, Retail) or LOn 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
be medical office. New uses in this category are conditionally pemnitted in environments that
exhibit between 65 a d 85 Loo (dB). An evaluation of the existing noise environment around the
site found that the project would be consistent with adopted Noise Ordinance and Policies .
Consistent
See N-1 above
Consistent
An IS/MND has been prepared to evaluate the noise impacts of the proposed project on sensitive
receptors and detemnined that there are no significant effects to the environment. Construction
techniques have been chosen to limit potential sources of auditory impacts.
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-13
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
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.
N-S. Traffic Noise from New Development. Consistent
Minimize noise impacts of increased off-site The project as designed would generate fewer trips than previously approved but never
traffic caused by new development. Where developed medical office use; therefore no additional traffic noise would be generated.
the exterior L,o 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 L,o 3 dB,
reasonable noise mitigation measures shall
be included in the plan, program or project. I CONSERVATION ELEMENT
CON-1. Protection of Environmental Resources. Consistent
Protect or enhance environmental resources, such as The proposed project would be developed on a previously graded and developed site on which
ridgelines, wetlands, diked baylands, creeks and there are no known environmental resources.
drainageways, shorelines and habitat for threatened
and endangered species.
CON-So Creek and Drainageway Setbacks. Consistent
Require development-free setbacks, except for The project would continue to maintain a 25 foot top of bank setback from the unnamed creek
specific access points as approved per policy CON-7 along the north boundary of the project site. No improvements are proposed in this area.
(Public Access to Creeks), from existing creeks and
drainageways that will maintain the functions and
resulting values of
these habitats. Appropriate erosion control and
roadway crossings may encroach into the
development setback. In the absence of vegetation,
promote new qrowth of natural
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-14
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
habitat.
a. Creek Setback. Maintain a minimum 25-foot
development-free setback from the top of creek
banks for all new development (including, 'but not
limited to, paving and structures), except for
Miller Creek and its tributaries, where a minimum
50-foot setback shall be maintained. Setbacks up
to 100 feet may be required on lots or
development projects two or more acres in size
where development review determines a wider
setback is needed to maintain functions and
resulting habitat values and in areas where high
quality riparian habitat exists. The City may waive
this requirement for minor encroachments if it can
be demonstrated that the proposed setback
adequately protects the functions of the creek to
the maximum extent feasible and resulting values
to the satisfaction of the City after review by the
appropriate regulatory agencies.
b. Drainageway Setbacks. Drainageway setbacks
shall be established through individual
development review, taking into account existing
habitat functions and resulting values.
CON-Sa. Municipal Code Compliance. Ensure that
the San Rafael Municipal Code complies with local,
state, and federal regulatory agencies requirements
for erosion control.
CON-7. Public Access to Creeks. Provide
pedestrian access to pOints along creeks throughout
the City where such access will not adversely affect
habitat values.
CON-7a. Creek Access Points. Proactively
identify and create desirable access points to
creeks on public lands.
CON·7b. Public Access. Through the
development review process, identify and
Consistent
The proposed project includes pedestrian pathways and sidewalks that provide connections to
existing public pedestrian's paths.
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File#: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-15
EXlllBIT3
REVIEW OF GENERAL PI.AN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
secure areas appropriate for access points to
creeks.
CON-7c. Website Publicity. Use the City's
website to publicize information about
protecting and accessing San Rafael's
creeks and waterways.
CON-7d. Creek Signage. Develop a program to
provide attractive signage identifying creeks.
CON-16. Landscape with Native Plant Species. Consistent
Encourage landscaping with native and compatible The project includes a landscape plan that is consistent with drought-tolerant planting and native
non-native plant species, especially drought-resistant species. The DRB has reviewed the landscape plan and found it acceptable.
species.
CON-16a. Distribution of Information. Distribute
Marin Municipal Water District and other
organizations' educational materials about native
plant landscaping.
CON-17. Resource-efficient Organizations and Consistent
Businesses. Encourage businesses, commercial The project includes a landscape plan that is consistent with drought-tolerant planting and native
property owners, apartment building owners and non-species. The DRB has reviewed the landscape plan and found it acceptable. The proposed
profit organizations to be resource, energy and water project is designed to be LEED certified for energy efficiency.
efficient.
CON-17a. Regional Energy Office.
Consider participation in the County's
Regional Energy Office.
CON 17b. Green Business Program. Encourage
San Rafael businesses to participate in the County's
Green Business program .
CON-18. Resource-Efficient Building Design. Consistent
Promote and encourage residences to be resource, The project is designed to be energy efficient and adhere to LEED standards for commercial
energy and water efficient by creating incentives and development.
removing obstacles to promote their use.
CON-18a. Energy~fficient Homes.
Encourage the construction of homes and
buildings that exceed Title 24 standards.
Consider adoption of an ordinance requiring
qreater enerqy efficiency_in construction of
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gmnos Drive
File #: CDR17-006
Title: General Plan 2020 'Consistency Table
Exhibit: 3-16
EXIllBIT3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
larger homes .
CON-18b. Zoning and Building Code
Review. Identify barriers to resource
efficiency in the Zoning and Building Codes
and evaluate the suitability of removing those
obstacles.
CON-18c. 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 alternative
building materials and methods.
CON-18d. Incentives for Solar and Clean
Energy. Seek ways to provide incentives for
solar and clean energy systems.
CON-18e. LEED Program. Encourage developers to
use "Leadership in Energy and Environmental
Design" Standards.
CON-20. Water Conservation. Encourage water-
conserving practices in businesses, homes and
institutions and increase the use of recycled water.
CON-20a. Water Conserving Landscaping.
Make available to property managers,
designers and homeowners information
about water-conserving landscaping and
water-recycling methods and resources.
CON-20b. Water Recycling. Support the extension
of recycled water distribution infrastructure. Require
the use of recycled water where available.
CON-23. Energy-efficient Transportation
Programs. Encourage the creation of programs such
as Transportation Systems Management (TSM),
public transit, carpoolsl van pools, ride-match ,
bicycling , and other alternatives to the energy-
inefficient use of vehicles.
CON-23a. City Carpool. Encourage
Consistent
The project includes a landscape plan that is consistent with drought-tolerant planting and native
species. The DRB has reviewed the landscape plan and found it acceptable.
Consistent
The existing Master Use Permit requires the project sponsor to submit a TSM for evaluation of
alternative transportation programs. The applicant has included a TDM as part of the
application submittal which includes a~ernative work schedules and work practices to limit
vehicular
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File#: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-17
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
incentive for the creation of car or vanpools
for city employees.
I AIR AND WATER QUALITY ELEMENT
AW-1. State and Federal Standards. Continue to Consistent with condition
comply and strive to exceed state and federal Due to the nature of the proposed mixed use development, the project would not generate any
standards for air quality for the benefit of the Bay air quality impacts and would be consistent with the Bay Area Air Quality District requirements
Area. Traffic associated with the facility was evaluated and found to be less than the historical levels of
traffic from the site and would therefore be within the thresholds established for air quality
impacts. Furthermore, the proposed development is within the additional development assumed
under the General Plan 2020 and therefore cumulative impacts have been analyzed and found to
be acceptable.
AW-2. Land Use Compatibility. To ensure excellent Consistent
air quality, promote land use compatibility for new This proposed development is situated in the Downtown area and abuts many other similar use
development by using buffering techniques such as buildings . The proposed land use from this project is compatible with surrounding land uses.
landscaping, setbacks and screening in areas where
different land uses abut one another.
AW-4. Particulate Matter Pollution Reduction. Consistent with condition
Promote the reduction of particulate matter pollution The project would be required to implement Air Quality control measures per the IS/MND. The
from roads, parking lots, construction sites, proposed drainage plan is designed to be consistent with local air-quality pollution standards by
agricultural lands and other activities. implementing dust and pollution control measures during construction.
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.
AW-4b. Fireplaces and Wood burning
Stoves. Cooperate with the local air quality
district to monitor air pollution and enforce
mitigations in areas affected by emissions
from fireplaces and wood burning stoves.
Kaiser Permanente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17·006
Title: General Plan 2020 Consistency Table
Exhibit: 3·18
EXHIBIT 3
REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES
1650 Los Gamos Drive Medical Office Building Project Consistency with San Rafael General Plan 2020 Policies and Programs
Encourage efficient use of home wood
burning heating devices. Adopt and
implement the BAAQMD Model Wood smoke
Ordinance for new residential development.
AW-7. Local, State and Federal Standards. Consistent with condition
Continue to comply with local, state and federal The project would be required to comply with the City's Stormwater Pollution Prevention
standards for water quality. standards which are derived from the Regional Water Quality Board. The proposed drainage
plan is designed to be consistent with the stormwater pollution standards by treating stormwater
runoff on-site in landscape areas or through an on-site filtration area before it enters into the
storm drain system.
AW-S. Reduce Pollution from Urban Runoff. Consistent
Address non-point source pollution and protect See AW-7 above. Furthermore, as a standard building permit condition of approval, the proposed
receiving waters from pollutants discharged to the project would implement a storm water pollution and prevention plan (SWPPP) and Best
storm drain system by requiring Best Management Management Practices to minimize impacts on water quality and non-point source pollution
Practices quality. discharge into the storm water system.
• 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.
Kaiser Permanente -1650 L os Gamos Drive Medical Office Building
1650 Los Gamos Drive
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 3-19
EXHIB IT 4
SAN RAFAEL DES IGN GU I DELINES
Kaiser Penna n ente -1650 Los Gamos Drive Project Consistency with San Rafael Design Guidelines
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
toward the building entry.
• Parking areas should be screened from the street with hedges, walls,
fences or berms, subject to security considerations.
• Auto and pedestrian entrances into development should be easy to
find . Use of special entry treatment, special plantings and signage
should be located at the entries.
• Pedestrian areas should be made visually attractive with special
planting and flowering trees .
• Shade tress 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 of the
site.
• Commercial signage or displays should not be hidden with
landscaping.
• Trees should be planted in a variety of locations .
• Add 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
boundaries of the property .
Kaiser Perm anente -1650 Los Gam os Drive Medical Office Building
1650 Los Gamos Drive
Potentially Consistent
Staff concludes the parking structure project site design provides a clear
sense of entry from Los Gamos Drive and directs views toward the
existing office building entry and the proposed parking structure. The
parking structure is generally screened from by existing mature
vegetation on the north , west, and south sides of the proposed structure.
No formal landscape plan has been submitted at this time.
Potentially Consistent
The project appears to be in compliance with the above Landscaping
guidelines. The replanting plan proposes to restore native trees provide
screening and habitat restoration to areas north and west of the
proposed parking structure. Street trees in front of the parking structure
are not proposed at this time for emergency and fire service access.
Potentially Consistent
No lighting plan has been submitted at this time. However, the formal
application would be conditioned to be consistent w~h this guideline.
Security and nighttime wayfinding lighting would be required to be
File #: CDR17-006
Title: General Plan 2020 Consistency Table
Exhib it: 4-!
EXHI BIT 4
SAN RAFAEL DES IGN GU IDELINES
Kaiser Pennanente -1650 Los Gamos Drive Project Consistency with San Rafael Design Guidelines
• Lighting fixtures should compliment the project architecture .
PEDESTRIAN CIRCULATION
• Consider pedestrian orientation when designing building entries,
windows, signage and doors.
• Include a well -defined pedestrian walkway between the street and
building entry .
• Clearly define pedestrian movement through parking lots by using
pavement treatment and landscaped walkways.
• Where appropriate, include outdoor gathering places and seating for
the public.
• Adequate facilities for bicycle parking should be provided .
BUILDING FORM
Consider the development's visual and spatial relationship to adjacent
buildings and other structures in the area.
ENTRYWAYS
Building entrances should be defined with architectural elements such as
roof form changes , awnings, or other architectural elements.
AWNINGS
Where appropriate, provide awnings to enhance the design of the
building , provide weather protection, and create a sense of human scale.
Kaiser Permanente -1650 L os Gamos Drive Medical Office Building
1650 Los Gamos Drive
consistent with San Rafael guidelines for nighttime glare.
Potentially Consistent
The main pedestrian access is located on the south side of the proposed
parking structure opposite the main access to the existing office building .
There is also direct access to the corner suite at Fifth and B intersection.
Existing pedestrian sidewalks and walkways would continue to provide
access to the proposed building site and throughout ihe site to transit
stops adjacent to the US 101 Highway transit stop at the Lucas Valley
Road.
Potentially Consistent
The proposed structure appears to be consistent in building form with
structures to east along Los Gamos Drive. The parking structure would
be generally invisible from residences in the Mont San Rafael
neighborhood.
Potentially Consistent
The proposed parking structure materials generally consist of concrete .
Entrance to the parking structure would be clearly identified through
Ka iser wayfind i ng signage consistent with branding criteria. Staff
believes the proposed entry is appropriately designed .
Potentially Consistent
No awnina or shade structures are orooosed for the oarkina structure .
File #: CDR17-006
Title: General Plan 2020 Consistency Tab le
Exhibit: 4-~
EXHIBIT 4
SAN RAFAEL DESIGN GUIDELINES
Kaiser Pennanente -1650 Los Gamos Drive Project Consistency with San Rafael Design Guidelines
MATERIALS AND COLORS
• Use articulation, texturing and detailing on all concrete exposed to
exterior view.
• Exterior materials should minimize refiectivity.
• Use color to provide appropriate accents on a building.
Kaiser Perman ente -1650 Los Gamos Drive Medical Office Building
1650 Los Gamos Drive
Existing elements on the office building would remain in place.
Consistent
The proposed project appears to be consistent with this guideline. The
proposed plans depict appropriate articulation, texturing and detailing
and appropriate exterior materials. Final color choice or architectural
embellishment is to be determined.
File#: CDR17-006
Title: General Plan 2020 Consistency Table
Exhibit: 4-;>'
8/30/2017 LAK Associates LLC Mail -Re: Kaiser Project at Los Gamos follow Up
. Re: Kaiser Project at Los Gamos follow Up
1 message
Sean Kennlngs <sean@lakassociates.com>
Rafti Boloyan <RaffLBoloyan@cityofsanrafael.org> Tue, Aug 29, 2017 at 1 :52 PM
To: Michael Sharp <michaelsharp76@yahoo.com>
Cc: Sean Kennings <sean@lakassociates.com>, "dconnoliy@marincounty.org" <dconnoliy@marincounty.org>
Hello Mr Sharp
Thank you for providing your comments and concerns. We will add these new comments to the public
record.
Currently, the City is preparing an Environmental Impact Report (EIR) for the Kaiser project pursuant to
the Califomia Environmental Quality Act (CEQA) -which will include chapters that evaluate the traffic
impacts, noise and air quality impacts, greenhouse gas emissions impacts, and visual impacts as they
relate to the proposed project (specifically, the increase in vehicular trips in and out of the project site).
We are still writing the draft document but anticipate a public version sometime in the next month or so.
When the Draft EIR is released, the public will have 45 days to review and provide comment (per the
requirements of CEQA). Once the public comment period is over, a response to comments document is
prepared which is appended to the Draft EIR -and becomes the Final EIR. The FEIR document, along
with a review of the merits (ie -is the project consistent with the San Rafael General Plan and Municipal
Code), will be presented to the Planning Commission and the City Council for their review, comment, and
ultimately a recommendation for approval; denial, or revision if needed. Those meetings should
probably happen later this fall or right around the new year.
The Design Review Board (ORB) meeting that will occur on Wednesday is just one of the many public
meetings that will take place ... but it is specifically to review the "concept" design for the proposed
parking structure. The ORB will review the proposed design and offer comments and observations about
the proposal -including mass and scale, height, material choice , landscaping, and location. The ORB
does not review or comment on intensity, land use or traffic, or other non design topics. They look at a
design and provide their recommendations on quality of design, architecture, landscaping, site
planning, materials and colors.
No decision will be made on Wednesday -rather, the applicant will potentially be tasked with revising
their project design to address comments they will hear from the DRB and the public on
project design/architecture. We will try to focus comments and discussion about the design only, as
comments about the merits or the environmental impacts will happen at several later public hearings (as
listed above).
To recap, your written comments above will be added to the public record and will be
addressed/answered in both the EIR comment response document as well as the staff reports and public
hearings regarding the merits. Specific to the dRB Wednesday, the project planner, Sean Kennings, will
inform the ORB about your concerns for size and excavation related to the current proposal and include
your comment letter in the staff report.
Should you have any further questions on this project, please feel free to contact the planner assigned to
this project, Sean Kennings.
Thank you for your interest in San Rafael
Raffi Boloyan
https:llmail .google .com/mail/u/0/?ui=2&ik=79cac41811 &jsver=PX1 Y7GgZjW4.en.&view=pt&q=kaiser&qs=true&search=query&th=15e21c4061 Icf21 e&si... 1/3
8/30/2017 LAK Associates LLC Mail -Re: Kaiser Project at Los Games follow Up
Raffi Boloyan
CITY OF SAN RAFAEL
Planning Manager
(415) 485-3095
raffi.boloyan@cityofsanrafael.org
---Did you know that you can now check your zoning on line. Please go to
www.cityofs anrafael.org/zoning and you can find the zoning for your property at your
leisure.*""
Raffi Boloyan
CITY OF SAN RAFAEL
Planning Manager
,------------------
From: Michael Sharp <michaelsharp76@yahoo.com>
Sent: Monday, August 28, 2017 10:46:49 PM
To: Raffi Boloyan
Cc: Sean Kennings; dconnolly@marincounty.org
Subject: Kaiser Project at Los Gamos follow Up
Dear Raffi,
Tonight I attended a meeting organized by Kaiser Foundation Health Plan, regarding the plan for
the office building on Los Gamos. The information presented by Kaiser was understandably one
sided, therefore I have the following questions:
What is the process for submitting public comments if you are unable to attend the meeting the
meeting on September 6th? ,
https:limail,google ,comimail/u/Ol?ui;2&ik;79cac4f811 &jsver;PX 1 Y7GgZjW4,en,&view;pt&q;kaiser&qs;true&search;query&th; 15e2fc4061fcf21 e&si", 2/3
8/30/2017 LAK Associates LLC Mail· Re: Kaiser Project at Los Gamos follow Up
When do you expect to make a decision about the rezoning of the building?
Personally I am concerned about the following data points that Kaiser discussed tonight and would
hope that the City of San Rafael is going to consider the views of the property tax payers who will
be directly affected by this proposed project.
1) Kaiser are expecting 5600 car trips per day to the office building, 3000 more than was intended
when zoned as an office building, this will have a impact on air quality and congestion in the area.
2) The city only require an additional 203 spaces but the multi-story parking lot Kaiser are
proposing is going to create 511 new spaces, hopefully a less obtrusive design can be approved
by the County.
3) There is a huge excavation project required to remove the dirt to dig down to the level required
for the ground floor, the noise pollution air pollution will have a huge impact on the people who live
close to the proposed project site.
4) There is adequate parking in this area already and if the owners of the buildings would be work
together there would be enough spaces to serve the new occupants of 1650 Los Gamos.
5) I would like the County to conduct a study on the usage of the mutli-story parking lot at the Terra
Lind Kaiser campus, as Kaiser member who frequents the Kaiser hospital I have are never seen
that parking lot close to capacity.
This another example of priority been given to businesses when many residents who pay high
property taxes have been waiting for years to see the start of the Mcinnis Park Master Plan, we
need to find ways to improve the outdoor spaces and develop more bike paths so that people need
to visit Kaiser less often.
Michael
( This project will be going to the Design Review Board for a con ce ptual review on September 6.
2017.7:00 PM in the San Rafael City Council Chambers at City Hall. Public comment is
encouraged at this time for design related issues for the proposed pa rk ing structure. )
https:llwww.cityofsanrafael.org/kaiser-Iosgamos/
htlps:llmail.google.comJmail/u/0I?ui=2&ik=79cac41811 &jsver=PX 1 Y7GgZJW4.en.&view=pt&q=kaiser&qs=true&search=query&th=15e21c4061 fcf21 e&si... 3/3
8/30/2017 LAK Associates LLC Mail-Re: Buildings at 1650 and 1600 Los Gamos, San Rafael. ..
Sean Kennlngs <sean@lakassociates.com>
Re: Buildings at 1650 and 1600 Los Gamos, San Rafael...
1 message
black cignet <blackeignet@yahoo.com> Mon, Aug 28, 2017 at 2:42 PM
Reply-To: black eignet <blackcignet@yahoo.com>
To: Sean Kennings <sean@lakassociates.com>
Cc: Carol Harris <Carol.A.Harris@kp.org>, "Catherine E. Reilly" <catherine.e.reilly@kp.org>
Thank you so much for your quick response!
From: Sean Kennings <sean@lakassociates.com>
To: black cignet <blackcignet@yahoo.com>
Cc: Carol Harris <CaroIAHarris@kp.org>; Catherine E. Reilly <eatherine.e.reilly@kp.org>
Sent: Monday, August 28, 2017 2:36 PM
Subject: Re: Buildings at 1650 and 1600 Los Gamos, San Rafael. ..
Hello Karen -
Kaiser is not looking to buy 1600 Los Gamos -this is a Marin County owned property. Kaiser does
have an easement to park 42 vehicles in the parking lot adjacent to 1600 Los Gamos (this was a
requirement to provide the required City of San Rafael parking ratio for 1650 Los Gamos).
If you have further questions regarding Kaiser's current or proposed operations, I suggest you
contact Carol Harris (cc'd here) at Kaiser -and she can provide further clarification.
I am happy to answer any questions you might have regarding the proposed project. The City of
San Rafael Design Review Board will be reviewing the conceptual design for the parking structure
next Wednesday night at 7pm at City Hall. Keep in mind that the focus of this meeting is to
discuss just the parking structure design -there will be several future meetings to review the merits
of the project. You are encouraged to attend the public hearings -but if you have further questions
I can add them to the public comments.
Thank you,
Sean
Sean Kennings
planning consultant
LAK Associates. LlC
PO BOl{ 7043
Corte Madera , CA 94976
(415) 533-2111
www.lakassoclates.com
On Mon, Aug 28, 2017 at 1 :06 PM, black cignet <blackcignet@yahoo .com> wrote: i Kaiser Los Gamos -San Rafael
https:llmail.google,com/mail/ufOl?ui=2&ik=79cac4f811 &jsver:;:PX1 Y7GgZjW4.en.&view=pt&q=kaiser&qs=true&search=query&th=15e2acefbef9a43c&si... 1/2
8/30/2017 LAK Associates LLC Mall-Re: Buildings at 1650 and 1600 Los Gamos, San Rafael ..•
Kaiser Los Gamos -San Rafael
I
I
Kaiser Permanente 1650 Los Gamos Drivs Medical Office Building
APN: 165-220-12 and 165-220-13 Address: 1650 Lo ...
[ . .
i HI Sean,
i We have a heard a rumor that Kaiser is also considering buying 1600 Los Gamos, San Rafael.
'[ (We know that Kaiser will use some of the parking spaces at 1600 Los Gamos for its 1650
building.) I Please let me know if this rumor is true -that Kaiser may also buy the building at 1600 Los
I Gamos. I Thank you!
l -Karen ,
https:llmail.google.comimail/u/Ol?ui=2&ik=79cac4f811 &jsver=PX1 Y7GgZjW4.en.&view:::;pt&q=kaiser&qs=true&search=query&th=15e2acefbef9a43c&si... 212
8/30/2017 LAK Associates LLC Mail-Questions for Kaiser-Los Gamos
Sean Kennlngs <sean@lakassociates.com>
Questions for Kaiser-Los Gamos
1 message
Cecil Nielsen <crnielsen415@gmail.com>
To: Sean Kennings <sean@lakassociates.com>
Begin forwarded message:
From: Cecil Nielsen <crnielsen415@gmail.com>
Subject: Questions for Kaiser-Los Gamos
Date: August 14. 2017 at 10:00:19 AM PDT
To: CaroI.A.Harris@kp.org
Carol thanks for your call.
Mon, Aug 21, 2017 at 11:52 AM
Below are some questions I have for Kaiser. Let me know when you think we will be having our meeting.
QUESTIONS FOR KAISER:
1. Has a shuttle service been researched? From parking area by freeway and train area?
2. Is there anything preventing them from building the parking closer or next to the other building on the
other side of street?
3. What other benefits will the community receive from Kaiser (I.e., play ground, walking paths, bike paths,
picnic areas, park, community garden, workout park, etc)?
4. What efforts have been made re leasing parking?
5. Can we have existing parking spaces re-stripped and re-counted? After walking parking areas on both
sides, the lines are all faded or there are lines next to each other.
6. What plans will there be after parking structure is no longer necessary 15 years from now?
7. Has Kaiser looked at the Novato Community Hospital layout and see how their parking lot which is next
to freeway is laid out and works well? Many staff take public transit to their jobs there. There are no
parking structures. Only parking lots, with trees and walking path.
8. Cleaning and protection of creek where steelhead live. Flood plains. Lucas Valley Road under freeway
floods every year. .
9. The report does not in any way talk about protecting trees. It says it will "be carried out with the goal of
minimizing the impact to the existing trees. "Several trees are anticipated to be removed and new trees
planted around the perimeter of the parking structure. (What type of trees? What size of trees? Will there
be irrigation?) The existing and proposed perimeter trees will provide screening of the new parking
structure and provide habitat for local species."
10. What about our homeless issue. This parking lot will not be in use at night and probably not on
weekends. Will there be a 24 security in the parking lot?
Lastly. I appreciate Kaiser and was very happy to see them promoting health at the recent Marin County
Fair by providing the public with refillable water bottles and booklets on nutrition and exercise. I would very
much like to see that effort on promoting a healthy environment on Los Gamos. Particularly with the County
offices, Sheriff and YMCA, as well as the day care. I think it's a perfect opportunity to create an example for
other communities on what we can do. Perhaps it would be beneficial to all parties involved if the money
and effort being made to build a parking structure was used instead to build a park.
https:llmail.google ,com/mail/u/Ol?ui=2&ik=79cac4f811 &jsver=P.X1 Y7GgZjW4.en.&view=pt&q=kaiser&qs=true&search=query&th=15e0623fccda4gea&... 112
8/30/2017
Best regards,
Cecil Nielsen
LAK Associates LLC Mail -Questions for Kaiser-Los Gamos
htlps:llmail.google.comlmail/u/Ol?ui=2&ik=79cac4f811 &jsver=PX1 Y7GgZjW4.en .&view=pt&q=kaiser&qs=true&search=query&th=15e0623fccda49ea&... 212
8/30/2017 LAK Associates LLC Mall -1650 Los Gamos San Rafael CA Kaiser NOP
Sean Kennings <sean@lakassociates.com>
1650 Los Gamos San Rafael CA Kaiser NOP
1 message
Lee FitzGerald <ieebfitzgerald@gmaii.com>
To: sean@lakassociates.com
Good morning,
Sun, Jul 9, 2017 at 9:06 PM
My concerns and recommendations with the NOP are related to the proposed garage as follows, many of which may be
addressed in design review:
1. The design of the garage is very big· box and stark. And quite utilitarian and ugly.
I would like consideration made to adding exterior architectural interest.
2. In light of the bland and imposing design of the garage, I would like every effort made to shield it from the view seen
from Lucas Valley Road and from Los Gamos.
I would ask that you consider the applicant plant and maintain large numbers of big trees and shrubs between Los
Gamos and the garage, so that the garage blends into its surroundings and does not appear to have been dropped into a
clear·cut zone.
The view sat this intersection is now is a mix of rural and buiit, which is somewhat pleasing to the eye.
An unbuffered three story garage wiii be an eyesore.
Please do not let that happen.
3. The volume of vehicular traffic that will occur between 5:00PM and 5:30 PM when the vast majority of employees, as
well as many members, leave needs to be taken more seriously.
Having a "keep ciear" painted designation on the roadway is very nice, but inadequate for the queuing of cars both in the
garage and on Los Gamos.
More pollutants are generated during idling.
I feel that additional consideration should be made to relocating the entrance/exit to the southeast corner of the proposed
structure, so that more of these queued vehicles can be moved out to the highway more quickly.
4. Due to the need for hundreds of employees to cross Los Gamos during winter months / Pacific Standard Time in dusk
and darkness, I would like serious consideration be made to an electric embedded flashing crosswalk installed for
pedestrian safety.
In addition I would like the garage be designed and bui~ with a plan for power/ lighting faiiures to ensure employee safety
in the event of a power outage in darkness.
5. I would recommend and expect that the applicant install solar panels on the top of the proposed garage.
Sincerely
Lee FitzGerald
60 Trellis Drive
San Rafael, CA 94903
htlps:llmail.google.com/mali/U/0I?ui;2&ik=79cac4f811 &jsver=PX1Y7GgZjW4.en.&view=pt&q;leebfitzgerald%40gmail.com&qs=true&search;query&th... 1/1
811/2017 LAK Associates LLC Mail-Re : 1650 Los Gamos : Kaiser Medical Office Building
Re: 1650 Los Gamos: Kaiser Medical Office Building
Alex Kugelman <alexkugelman@gmail.com>
To: Sean Kennings <sean@lakassociates.com>
Sean,
Sean Kennings <sean@lakassociates.com>
Tue, Jun 20 , 2017 at 12:17 PM
Thanks for your time today. Again, I am the property owner at 56 Salvador Way, San Rafael, 94903. Our property
borders the property for the proposed parking garage project. This e·mail ouHines the items we discussed. Please
include them as appropriate in the report. Further, please add me to any contact/mail list for future correspondence.
Finally, please advise when I can access the Design Review Package on the city's website or please e-mail me a copy.
Thanks!
• Redwood Trees. I am concerned that construction will effect the Redwood and other established trees on the
western and southern borders of the existing garage. Those trees shield the view of existing parking lot and Hwy
101. I understand that there are plans to protect those trees. I'd like to make sure that there are plans for suitable
replacements if any of these trees are killed removed.
• Path. Neighborhood residents access Los Gamos, Lucas Valley via a dirt path at the end of Salvador Way. The
path leads to the existing parking lot and also wraps around the west and southern borders. Path network
provides access to YMCA, public transportation (including Hwy 101 bus pad). I'd like to know how construction
will restrict access/use and garage will permanently alter use.
• Security. Open space to west of parking lot has been subject to loitering and alcohol use. Further, it is my
understanding that Karser's business hours may extend into the evening or night. This could mean increased
traffic during sleeping hours. I'd be Interested in knowing owner's security measures for this area to prevent
unreasonable nOise , activity.
• Structure Height. I understand structure to be appx. 10' higher than highest parking level. I'm concerned that
any exposed area or light poles will not be cosmetically pleasing.
Again, I appreciate your help. I'm sorry that I will miss Tuesday's meeting.
Best,
Alex
(415) 548·1125
On Tue , Jun 20 , 2017 at 10 :59 AM, Sean Kennings <sean@lakassociates.com>wrote:
Hello Alex-
I am at the City offices today -you may call me via my cell phone below.
Sean
Sean Kennlngs
planning consultant
LAK Associates, LLC
PO Box 7043
Corte Madera, CA 94976
cell: (415) 533·2111
hUps :llmail.google.com /maillu/Ol?ui=2&ik=79cac4f811 &jsver=1 KukmJVEMCAen.&view=pt&msg=15cc6f02a8527515&q= 1650%20Ios %20gamos&qs=t... 1/2
8/1/2017 LAK Associates LLC Mail -Re: 1650 Los Gamos: Kaiser Medical Office Building
sean@lakassociates.com
www.lakassociates.com/home
From: Alex Kugelman [mailto:alexkugelman@gmail.com]
Sent: Tuesday, June 20,20179:30 AM
To: sean@lakassociates.com
Subject: 1650 Los Gamos: Kaiser Medical Office Building
Sean-
I live at 56 Salvador Way, which borders the proposed parking garage project. I had a few questions and wanted to get
some more information. I'm reviewing the website. I was wondering if we could schedule a time to chat by telephone?
Thanks!
Best,
Alex
https:flmail.google.com/maillu/0I?ui=2&ik=79cac4f811 &jsver=1 KukmJVEMCA.en.&view=pt&msg=15cc6f02a8527515&q= 1650%20Ios%20gamos&qs=t... 212
8/1/2017 LAK Associates LLC Mail· Re: Project: 1650 Los Gamos Drive (Kaiser Medical Building and New Garage)
Sean Kennings <sean@lakassoclates.com>
--------------------------------------------------
Re: Project: 1650 Los Gamos Drive (Kaiser Medical Building and New Garage)
Michael Sharp <michaelsharp76@yahoo.com>
To: Sean Kennings <sean@lakassociates.com>
Hi Sean,
Mon , Ju131 , 2017 at 9:42 AM
There is some confusion in the neighborhood of the proposed site of the garage can you send me a map pin pointing the
exact location?
Sent from my iPhone
On Ju131, 2017 , at 09:15 , Sean Kennings <sean@lakassociates.com>wrote:
Hello Michael -
Thank you for comments and concerns. We will be evaluating the air quality of the proposed project -as
well as noise and green house gas emissions -and also the range of reasonable alternatives in the
environmental document. After that process, we then evaluate the merits of the project (ie -does it meet
the City standards/codes) and all information and review is packaged together for presentation to the
Planning Commission and then later the City Council for their review and determination.
Your comments become part of the public record and.will be discussed throughout.
On August 8th the applicant will be presenting their concept design for the parking garage to the Design
Review Board. This meeting is only for the basic design parameters of the garage -ie -materials choice,
look and feel -but also one of the questions to be raised is the appropriateness of the location of the
proposed garage.
You are encouraged to attend the meeting and speak during the public comment portion. If you cannot
attend, your comments will be noted at the hearing for the DRB's consideration.
Please let me know if you have further questions or comments.
Sean
Sean Kennings
planning consultant
LAK Associates, lLC
PO Box 7043
Corte Madera, CA 94976
(415) 533-2111
www.lakassociates.com
On Thu , Ju127 . 2017 at 9 :55 AM , Michael Sharp <michaelsharp76@yahoo.com>wrote:
! Dear Sean ,
: Per your voicemail dated on June 29th, I am following up in writing with a list of concerns I have
I regarding the Kaiser project at 1650 Los Gamos Drive. As mentioned in my voicemail to you I am a
! homeowner on Salvador Way, the closest street to the proposed 3 story parking garage.
I
, My primary area of concern is the air pollution that will be created during the construction of the garage I and the poorer air quality that will be generated by the higher volume of cars using a poorly vented
i garage if this is allowed to go ahead. I also believe that the building of the garage is completely ! unnecessary given the number of parking spots currently available in the lots surrounding the 1650 Los i Gamos Drive. I believe the best solution is for Kaiser to lease spots from the other businesses in the area
i as is outlined in Kaiser's initial proposal. If a solution can be found to use the existing parking spaces
I then the health hazards that would be created by the construction would be mitigated. If the construction
https:llmail.google.com/mali/ulOl?ui=2&ik=79cac4f811 &Jsver=1 KukmJVEMCA.en.&view=pt&msg=15d9987 453cdeb08&q=1650 %2otos%20gamoS&qs... 1/2
8/1/2017 LAK Associates LlC Mail ~ Re: Project: 1650 Los Gamos Drive (Kaiser Medical Building and New Garage)
i work is allowed to proceed not only will there be increased noise pollution but there will be a huge
i increase in the amount of airborne contaminants generated. The increase of airborne contaminants will
! have negative health effects on those living closest to the construction site. The house directly behind the
I proposed building is owned by a young family, their one year old daughter will be breathing in I contaminated particulate matter carried by the wind. The wind direction in the afternoon blows in the
I direction of the houses behind the proposed site, so therefore Volatile Organic Compounds (VOC's) and
; gases such as carbon monoxide , carbon dioxide, nitrogen oxides will be released into the surrounding
; houses. There will also be significant soil pollution and all of this could be prevented by using the existing
i
spaces and providing alternative forms of transport to the hospital.
! Another area of concern is the crime rates associated with parking garages, even in rural areas, currently i people exercise in this area at all times of the day and their is a walking path to take people from our
I neighborhood to the YMCA gym . When building a large structure you significantly reduce sight lines and
I thus makes it easier for crime to take place, even if this area is next to the Sherif offices. (Crime in i parking lots http://www.parkingtoday.com/articledetails .php?id =2 35)
Lastly there are a number of beautiful redwoods and a number of California Quail nest in this area and
both will no doubt be im pacted by this construction.
In summary, 10 years from now transportation will look very different but if this construction is allowed to '
proceed then our neighborhood will be left with half empty garage that during construction had a negative
impact on the environment and the health of those living close to the construction site. I trust those who
are involved in the planning of this project have the vision and foresight to find a solution that does not
require the construction of a 3 story parking garage.'
Yours faithfully
Michael Sharp
https:llmail.google.com/maillulOl?ui=2&ik=79cac4f811 &jsver=1 KukmJVEMCAen.&vlew=pt&msg=15d9987 4S3cdeb08&q= 1650%20Ios %20gamos&qs... 2/2
81112017 LAK Associates LLC Mail -Re : Kaiser/Los Games
Sean Kennlngs <sean@lakassoclates.com>
Re: Kaiser/Los Games
Cecil Nielsen <crnielsen415@gmail.com> Wed , Jul 26 , 2017 at 3:44 PM
To: Sean Kennings <sean@lakassociates.com>
Hi Sean,
Thanks for getting back to me. Below is a clip from the Independent Journal newspaper for your records. It's amazing
how one word can make things appear different. As you can see it says "next to the office building".
In addition, to seIVe the relocated medical offices, a three-stoty parking structure with up to 511 spaces would be
built within the footprint of the existing 7-acre surface parking lot next to the office building.
"We are very excited to move forward with the medical offices changes," said Kaiser Permanente Medical Group
Administrator Pat Kendall. She added the changes have been in planning since the office building was purchased
in 2015.
"This will allow our patients, doctors and staff to fit more comfortably" into their respective spaces, she said.
I think it's great for Kaiser to be doing some outreach. Unfortunately for us, summer time is when most everyone is gone.
Let me know how we can maybe have the city take a harder look at leasing out those other parking spots from the
neighbors. It would save them a ton of money too and be better in the long run. By the way, how old are the parking
codes we are using?
Lastly, do you have a name of the person at Kaiser that I can reach out to?
Thanks,
Cecil Nielsen
On Jul26 , 2017 , at 3:17 PM , Sean Kennings <sean@lakassociates.com>wrote:
Cecil-
Thank you for your comments - I will include them as part of the environmental review -and ultimately the
project review. I'm not sure where the newspaper article cited the parking structure as being located next
the to the building, but we are analyzing the visual impacts of the proposed development. The City notices
the HOA's and neighborhood groups within the City jurisdiction -but I know that the applicant, Kaiser, has
been conducting outreach to neighborhood groups in both the City and the County.
Per the San Rafael code for parking, the applicant is required to propose "standard" parking spaces -which
are typically the larger size (ie -not compact spaces). As part of Kaiser's application , they are providing
spaces needed to meet their demands for medical office uses, which is consistent w~h the City code.
Please feel free to ask further questions if need be,
Sean
Sean Kennings
planning consultant
LAK Associates, LLC
PO Box 7043
Corte Madera, CA 94976
(415) 533-2111
w#w.lakassociates.com
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8/1/2017 LAK Associates LLC Mail-Re: Kaiser/Los Games
On Tue, Ju125, 2017 at 10:55 AM , Cecil Nielsen <crnielsen415@gmail.com>wrote:
: Hi Sean,
Thanks for calling me back.
Would it be possible for you to notify the other homeowners associations: Marinwood and Lucas Valley?
'I I have spoken to a few people and they would like to have everyone informed in their community since
this project will effect everyone that comes down the Lucas Valley corridor.
i
i Also, I want to point out that the article in the IJ, clearly states that the parking garage will be "next to the I building". It does not say across the street. After talking to folks, they too, were of the thought that the
I garage would be on the freeway side. I think some clarification should be made.
I I also want to ask you if when counting parking spots if the City or Kaiser counted the existing spots or I took into consideration that those spots now are for extra large cars?
I would appreciate my email be listed as one to keep apprised of any further developments in this project.
Thanks so much,
I Cecil Nielsen
1
415.505.3591
cmielsen415@gmail.net
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