HomeMy WebLinkAboutPlanning Commission 2015-04-28 #2Community Development Department -Planning Division
P.O Box 151560, San Rafael, CA 94915-1560
PHONE: (415) 485..J085/FAX : {415} 485-3184
Meeting Date: April2B,2015
Agenda Item:
Case Numbers: E015-002; UP15-002
Project Planner: Lisa Newman-(415) 492-0300
REPORT TO PLANNING COMMISSION
SUBJECT: 1011 Andersen Drive (Marin Alrporter Transfer Terminal) -Request for
Environmental and Design Review Permit and Use Permit to relocate the Marin
Airporter Transfer Terminal from Larkspur Landing to the 3 .1-acre site; APN: 018-142-
74 & 018-180-53; (Ll/O) Zone; Randy Kokke/Marin Airporter, Applicant; Golden Gate
Bridge Highway and Transportation District, Owner; Case Number(s): ED15-002;
UP15-002
EX ECUTIVE SUMMARY
Marin Airporter requests approval of an Environmental and Design Review Permit and Use Permit to
relocate the Marin Airporter Transfer Station from its Larkspur Landing location to a 3.1-acre portion of
the 7 .5-acre parking lot owned by the Golden Gate Bridge Highway and Transportation District
(GG BH& TO) at 1101 Andersen Drive. Marln Airporter's lease with GGBH& TO for their current location in
Larkspur is set to expire in June since GGBH& TO intends to provide additional parking for the ferry
terminal at that location. To help Marin Airporter find a new home, GG BH& TO has offered a portion of
their San Rafael headquarters site, which is currently leased for vehicle storage by Golden Gate RV &
Boat and parking for a local auto dealership (Toyota Marin) under a Use Permit
Marin Airporter and GGBH&TD have entered into a 5-year contract to allow the Transfer Terminal to be
temporarily located at this site while they search for a more permanent facility location. The temporary
nature of the proposed use has an impact upon the extent of improvements that GGBH& TO is willing to
allow. Therefore, the site would remain substantially in its current condition, being paved at the front and
having gravel surface at the rear. In order to meet flood elevation requirements for the proposed modular
building, the finished floor of the structure would be raised 4.5 feet above existing grade and screened
with a skirt. An alternative approach to meeting the flood elevation requirement, such as placing 3-5 feet
of fill above Andersen Dr., was deemed infeasible for bus access and turnaround at the site by the
applicant's engineers, and also unacceptable to GGB&HTO given their long-term plans to provide
auxiliary Ferry parking at this location .
The proposed site plan for the Marin Airporter transfer terminal facility includes a new modular ticketing
and office building, access and short-term parking for passenger pick-up and drop-off, long-term
passenger parking via a ticketing gate, bus parking, as well as landscaping and lighting improvements.
The Oesign Review Board reviewed the project at a hearing on March 17, 2015 and made
recommendations for minor modifications to the plan, including: provide a deeper landscape area along
Andersen Drive, set the modular terminal building on a foundation, provide more short-term parking at
the rear of the terminal building, and clarify the bus turning movements on the plan. Most of these
requested changes have been incorporated into a revised project design. The revised plans have been
evaluated by City Departments and found to be acceptable with recommended conditions of approval.
REPORT TO PLANNING COMMISSION -Case No: ED15-002; UP15 -002 Page 2
The following items are highlighted for consideration by the Planning Commission :
1. The short duration of the 5-year lease term provided to Marin Airporter by GGBH&TD limits the
desire on the part of both parties to invest in significant site improvements such as landscaping
the rear parking lot to meet City standards and placing the temporary modular ticketing office on a
permanent foundation. It is always possible, however, that the parties could decide to extend the
life of the lease term, in which case, the Use Permit would need to be amended. Staff has
provided a condition of approval that would set an expiration date for this Use Permit of August 1,
2020 unless Marin Airporter requests an extension of the Use Permit prior to the expiration date.
Such a request for extension of the Use Permit would be evaluated by staff and potentially
referred to the ORB for a determination of conformance to the City's Design Guidelines .
2 . The proposed modular building must be set at a finished floor height of 10 feet NAVD to meet
FEMA flood elevation criteria . This is approximately 4 .5 feet above the existing grade. The plans
propose to accomplish this with understory screening and the total height of the structure will be
less than 15 feeL The plans do not reflect the ORB recommendation that the modular building be
placed on a permanent foundation that would be closer to the ground and more attractive .
However, FEMA requirements prevent the applicant from complying with this recommendation .
. RE C OMMENDATION
It is recommended that the Planning Commission adopt a Resolution (Exhibit 2), conditionally approving
the Design Review Permit and Use Permit to allow establishment of the 1,440 square foot Marin
Airporter Transfer Terminal building and related access, parking , landscaping and lighting improvements
subject to the findings and conditions of approval.
PROPERTY FACTS
Address/Location: 1011 Andersen Drive Parcel Number(s):
I Property Size: I 3.1 acres I Neighborhood:
Site Characteristics
General Plan Designation Zoning Designation
Project Site: LIIO Light Industry/Office LI/O
North : N/A : 1-580 N/A: 1-580
South: I Industrial I Industrial
East: LlIO Light Industry/Office LlIO
West: LlIO Light IndustrylOffice L1/0
Site Description/Setting:
018-142-74 &
018-180-53
I Canal
Existing Land-Use
Golden Gate RV &
Boat Storage; Auto
sales parking
City of San Rafael
right-of-way; 1-580
Marin Resource
Recovery Facility
1111 Andersen
Commercial Office
Golden Gate Bridge
Highway &
Transportation District
The property is an JJL"-shaped, nearly flat parking lot that consists of three leased areas for vehicle
storage that have been improved to different degrees . The front portion of the site at Andersen Drive is
paved and currently operated as the Golden Gate RV & Boat parking facility. To the rear of the site, the
REPORT TO PLANNING COMMISSION -Case No: ED1 UP15-0D2 Page 3
surface turns to an approximately sf area is used a Marin new and
used/trade-in car lot, and to the west, approximately 30,000 gravel lot is located, that
until recently was for a construction lay down yard. A paved access driveway on the west side
the RV parking lot provides access to the two rear lots and is also included in the site area.
Along the rear (north) property line, there is a
toward a drainage that runs alongside
City's property
beyond which the
A portion of this
would be filled and
is and down
area, between the existing
for additional parking.
The site is adjacent to the GGBH& TD's Bus Maintenance to
the west and a commercialloffice building at 11 i 1 Andersen
connector freeway abuts the property to the north, and Marin Sanitary
Andersen Drive to south.
BACKGROUND
this parking lot to Marin Airporter through a 5-year lease
Last fall, the informed Marin Airporter that its lease was terminated at its ",vr'C::flril"'l
Larkspur:-Landing-facility-in-order-to-allow-a -new-auxiliary-parking Larkspur-F-erryto D8_loc:aIE!O
there. At first, Marin Airporter planned to its terminal to the Marin Sanitary District property that is
also located on Landing Circle. in December, District decided
leasing land to Marin Airporter because of remediation requirements at property and therefore,
Marin Airporter to quickly identify a new before it must vacate Larkspur Landing location in
the next few months.
GGB&HTD, owners of the Marin Airporter Landing Transfer site, made Marin Airporter
an offer to allow the terminal facility to temporarily relocate to their property that is adjacent to thoir main
office repair facility on Drive in San Rafael. subject property is currently
leased to two Storage
auto sales parking uses. Those uses would to leave the
project.
On March 17, 2015, the Design Review considered the Marin Airporter project and plans and
recommended a number of modifications to site and landscape plan. The applicant revised
to respond to all but one of these recommendations (as noted above,
permanent at grade to flood zone and resubmitted them for
consideration the Planning Commission, The revised plans were circulated for City Department review
and have been satisfactory with conditions approval.
PROJECT DESCRIPTION
Marin Airporter
a temporary
applied for an Environmental and Design Review Permit and Use Permit to establish
transfer terminal at the subject site.
Use: The as proposed, would consist of the following elements:
• A modular 1,440 square foot Marin Airporter Terminal building, similar to the existing building at
the Landing facility. that would contain bus operations. office storage
• car parking 7 ADA
• landscape area located along the Andersen
the east of Terminal building and
REPORT TO PLANNING COMMISSION -Case No: ED1 UP15-002 Page 4
term parking lot that occupies the rear the site. The Landscape plan provides 13 trees, shrubs
and to screen views parking lot and provide a more attractive entry and
from the Parking lot landscaping is not proposed in the rear parking lot area;
Q Rear parking lot lighting consisting of 14 new standards, 25-feet high, painted a dark bronze
color;
.. Hours of would be 24 hours day, 7 days per week,
Site Plan: semi-circular driveway
with an entrance from the east and exit at zone is In
front of the building parking for 3 on the west side of Terminal building,
5 cars (including 2 ADA spaces) is provided at the front of the site. At rear of the Terminal building. 5
short-term ADA parking spaces are across the drive 7 additional short-term
spaces. The remaining extensive parking area would accommodate long-term parking, regulated by a
gated entry/exit control for a paid parking ticket system. The first 30 minutes of parking would
allowing drivers who are picking up to park at the rear of
The driveways front and rear provide 20-foot-wide one-way 28-foot two-way that
meet emergency access requirements. parking bays perpendicular to the rear property
have 24-foot-wide drive aisles that allow emergency access to those areas
the_parking are shorLln the_Lear of lot, outer aisle wUl
access. This is shown by the fire truck turning templates on Sheet
existing drainage which directs to the existing on east of the property. All
other aisles will gravel. All parking will be gravel except where the existing surface is
The parking on gravel will be by concrete wheel that are numbered.
Architecture: Similar to the Larkspur Landing Terminal, a bright blue domed awning supported by metal
poles would run length of the modular building. A "Marin sign and logo would
printed on the modular measures 24' x 60' and would 1 0'7''' tall. to the
Terminal and a
the length is to meet the
making the overall height of the structure 14'1" tall.
Exterior materials colors consist of vertical wood siding that would painted grey with white wood
trim. The front elevation shows a double storefront door, two rectangular clerestory windows and
one square office window. Two HVAC units are attached to the exterior of the building on the east
Landscaping:
4-foot deep
along the
planting areas are provided at the front of along Andersen in a
at the perimeter of bus parking stalls, rear corners of the Terminal building,
line at the front of the and flanking rear parking lot entry exit gates.
consist of 13 with foundation plantings of shrubs and groundcovers. (6)
trees are shown Andersen frontage side areas seven
(7) October Maple trees would flank the Terminal building. total proposed area of landscaping
is 4,273 (a 82% increase from the previous plans reviewed by that provided 2,643 of
landscape area)
The plan provide landscaping within the large parking lot
The applicant explains that due to the short 5~year term of the
parking lot standards would
The project involves removal
the 1-580 nrf'll"l.::>rTlI boundary at the
the rear of the Terminal building.
the cost to install landscaping
unreasonable.
along
REPORT TO PLANNING COMMISSION -Case No: ED15-002; UP15-002 PageS
Lighting: Site lighting is proposed to be 14 pole mounted double or triple form lights measuring
tall, significantly lower than the current light at the site, and at intervals throughout
rear parking bays. L-2 includes a cut of the lighting fixture the proposed color is
anodized bronze or brown paint. A photometric study would be required to submitted with the building
permit application. existing pole mounted tight at the front of the property would remain in place.
with asphalt with the remainder of the site providing a
compacted area the will and surfaced with
gravel. Limited will 1
cu. yd. of earth. minor grading to transition from the current RV parking area to the dnveway will
completed. The ....... "t"'r'<l moved for this will fit within the 1 ,000 cu.
The drainage in the rear of the will be maintained to drain to the two existing swales.
swales total 4,600 in area. As proposed by applicant and required in conditions of ,
drainage swales will enhanced with bio filter material to filter the run off from the rear of the parking
lot The existing inlets within the RV parking lot area contain which will be cleaned
maintained as a of the Marin Airporter operation. Drainage along the driveway on north
side flows into parking lot and will continue.
ANALYSIS
San Rafael
The proposed
Plan 2000:
Plan 2020 Consistency:
would be consistent with the following relevant
a
(Commercial Land describes
services, contractor uses, light manufacturing, distribution,
serving office and specialty
of the San Rafael
use designation. Policy LU
uses as motor vehicle
The Marin terminal project would slightly modify parking
storage use of the to an active bus transportation terminal with short and long-term parking. RV
Storage was formerly a Park 'n lot, so uses are comparable to the existing site uses as well
as the adjacent maintenance and parking facility operated by and are consistent with the
General Plan Land Designation for the of Light Industrial/Office use,
==-'--'--'== LU-19 (Design Approach), LU-35 (Project Considerations), and LU-37 (Local
Employment) that new harmonize in and type of new l"'''',"".::;1I'',
with the natural environment and be in relation to the surrounding area, and that "",.",,, .. a,'o
given to that would benefit the economically. project would meet
policies in that project: 1) has been by the Design Board which
conditional approval of the proposed Terminal project, finding that the it would
with the surroundlng natural environment development; and would provide '1"\I"roJ:'C::
from bus ticket for the City over the current RV, boat and car storage use.
'-=~=.:..;.;..:=:...:.-;='-'-'-NH-109 (Andersen Drive Access) UContinue to minimize vehicular access
to would maintain two curb
cuts to proposed
with Policy NH-109.
REPORT TO PLANNING COMMISSION -No: UP15-002 6
In addition, the project is subject to Plan 2020 amendment,
policies addressing and climate change
applicable policies based on its with new City standards that have been adopted for purpose
of implementing these policies, and on provision of responses to the City Rafael
Greenhouse Gas Reduction checklist, which documents compliance with the Sustainability
Element and related 2009 City Climate Change ActJon Plan, as amended in 2011. following
background discussion is pertinent review of project compliance with Plan 2020
Sustainability Element:
• On July 18, 2011, the City Council adopted the Greenhouse Emissions Reduction Strategy as
Appendix E of the San Rafael Change Action Plan (P11-009). Concurrently, GPA11-001 was
to include the Sustainability Element amendments were
adopted in response to by the (BAAQMD) in 2010 to its Air Quality
Guidelines for the Bay projects address new and GHG
reduction requirements Law (AB32) goals}. The Reduction
Strategy plan provides an to revisit and recalculate the numerous programs contained in
the City's Climate previously adopted in A GHG Reduction
Strategy Checklist was that identifies required elements that projects must satisfy in
order be compliant with document is expected to frequently as programs
are completed, others emission_data i_s refined.
• As an alternative to a project-by-project GHG Guidelines allow
preparation and adoption of a Emissions Reduction Plan to emissions and reduction
strategies at a community-wide level. This is encouraged by BAAQMD as a more proactive means of
achieving desired air quality changes. The amended CCAP GHG Reduction Strategy plan was
reviewed by BAAQMD, and meets its requirements for a Qualified Gas Reduction
Strategy. The City BAAQMD requirement, as a Qualified Gas Reduction
Strategy, because it an emission inventory and projections by S8375, target
reductions, application of reduction measures, a to implementation of
measures in a project, monitoring and updating the GHG inventory and reduction measures every 3-
5 years before 2020, reporting on progress of implementation of eCAP I GHG
of levels to assure that Plan
objectives are being met. GHG
compliance with the
imptement these DOIICIE!S
Q Amendments to the San Municipal Code have also are currently being
pursued, to provide standards that implement the Sustainability and the CCAP
(this has included to City water-efficient parking paving,
design and landscape requirements, a ban on foam containers and plastic bags, among others).
Compliance with the assures that the Sustainabtlity Element policies would be addressed, and
that a development project would satisfy regional air quality and reduction requirements
enforced by the Bay Air Quality Management District (BAAQMD).
Compliance with GHG
in the BAAQMD Table
Zoning Ordinance
As noted above, the
and an Environmental and
satiSfies the pertinent
is further confirmed by the analysis of project specific air quality impacts
thresholds provided in Exhibit 5.
Permit approval to
Review Permit for the building
as identified in the Property
parking facility
In general. the
summary, with the exception
REPORT TO PLANNING COMMISSION -Case No: ED15-002; UP15-002 Page 8
on the hour. SeNice will start at 4:00 am each day and end at midnight. The site owner, GGBH&TD
proposes to lease the site for Marin Airporter's use for a term of 5 years.
The site is currently used for vehicle storage and parking and minimal improvements would be necessary
to accommodate a new bus transfer terminal. Andersen Dr. is a wide commercial street with adequate
access for buses as well as passenger vehicles. Interior site circulation has been designed to provide
adequate access for cars, buses as well as emergency vehicles.
Pursuant to the Zoning Ordinance Section 14.22.080, in order to grant a Use Permit, the following
findings must be made:
1. That the proposed use is in accord with the general plan, the objectives of the zoning ordinancer
and the purposes of the district in which the site is located;
2. That the proposed use, together with the conditions applicable thereto, will not be detrimental to
the public health, safety or welfare, or materially injurious to properties or improvements in the
vicinity, or to the general welfare of the city;
3. That the proposed use complies with each of the applicable provisions of the zoning ordinance.
~ . -~ -~ ~ -. -~---~
Staff recommends that the proposed project is in accord with the General Plan, the objectives of the
Zoning Ordinance, and the purposes of the district in which the site is located in that: 1) the Marin
Airporter Transfer Terminal would be a comparable and temporary 5-year use of an existing vehicle
parking and storage site; 2) the proposed project would have no impact on peak hour traffic on Andersen
Dr. as provided in the applicant's analysis of traffic counts; 3) the relocation of the Marin Airporter
terminal from Larkspur to San Rafael would enhance the public welfare by providing continuation of an
important transit service in Marin County; 4) the proposed plans provide landscape, lighting and other
physical improvements that will enhance the Andersen Dr. streetscape, provide adequate site circulation
and parking; and improve site drainage; 5) the proposed plans have been reviewed by the City's Building
Division/Fire Prevention Bureau, Public Works Department, San Rafael Sanitation District. Department
comments are included as conditions of approval in the attached Draft Resolution; 6) if Marin Airporter
wishes to extend the 5-year term of the Use Permit, they would be required to submit a request in writing
for City staff to evaluate and determine whether the terms of the Use Permit would need to be amended.
Staff has determined that the findings to conditionally approve the Use Permit can be made based on the
discussion above. Specific Use Permit conditions of approval are provided in the Draft Resolution
(Exhibit 2).
Chapter 25 -Environmental and Design Review Permit
The project should be evaluated for conformance with the review criteria identified in Chapter 25 of the
Zoning Ordinance. Design review is required to assure high quality design of new buildings and
substantial remodels is achieved. This includes review of development for compatibility with existing
buildings and features, and any prevailing neighborhood character.
The site currently presents no architectural presence and is in a deteriorated condition. In the
surrounding area, medium scale industrial/office buildings exist. including the adjacent GGBH& TD and
Marin Sanitary, which have landscape and architectural features that meet modern standards.
Staff and the Design Review Board have evaluated the project and with modificatjons recommended by
the Design Review Board, find that the project is generally consistent with the design criteria of Section
14.25.050 of the Zoning Ordinance and the San Rafael Non-residential Design Guidelines in that
1) The Marin Airporter project would be an aesthetic improvement to the site's current vehicle
storage use by creating an improved sense of entry;
REPORT TO PLANNING COMMISSION -Case No: ED15-002; UP15-002 Page 9
2) Sufficient landscape trees, shrubs and groundcover planting would be provided along the street
frontage, the entry drives and around Transfer Terminal building;
3) A clean, straightforward Terminal building facility design, comparable to the current Larkspur
Landing facility that meets FEMA flood standards;
4) Appropriate access improvements that meet emergency vehicle requirements; and
5) New lighting fixtures in the rear parking area designed to meet City parking lot lighting standards.
DES IGN REVIEW BOARD REC OMMENDATION
Staff has provided a summary of the ORB meeting that occurred on this project. No written minutes are
taken at the City's public meetings. However, actual video recordings of the meetings are available
through a video link on the City of San Rafael website , www .cityofsanrafael.org/meetings.Click on the
Design Review Board video link for the March 17,2015 hearing date.
The Design Review Board reviewed the project plans on March 17, 2015 and evaluated its consistency
with the General Plan, Zoning and Design Guidelines. The Design Review Board Staff Report is included
as Exhibit 4,
The Bo.ard gener.ally suppo.rted tbe reJo.catioJ1. of th.e Marin Airporter.Iransfer TeOTlinal to .this sIte f.or. a __ .. _
temporary 5-year lease term. After public comments and discussion, the Board requested the following
additional information and plan modifications be provided and voted to recommend approval to the
Planning Commission:
1. Provide a 4-foot deep landscape planter along Andersen Drive to screen the parking stalls;
2. Increase short term parking at the rear of the Terminal building by adding an aisle of gO-degree
parking spaces;
3. Include a condition of approval that lighting levels at the rear parking lot shall come up to
minimum parking lot lighting standards;
4. Attempt to lower the Terminal building to grade to give it a more permanent look,
The Design Review Board voted 4-0-1 to recommend approval to the Planning Commission with the
recommended modifications listed above,
The applicant, CSW/ST2, has revised the project plans to respond to these comments. The revised plans
were distributed to City Departments for review and comment and were found to be acceptable, subject
to conditions of approval that are included in the Draft Resolution, Exhibit 2.
The applicant addressed the Design Review Board comments in the following ways:
1. A 4-foot deep landscape planter has been provided along Andersen Drive and additional
landscape areas around the building perimeter and side yards have been added, increasing total
landscape area from 2,643 sf to 4,273 sf, a 62% increase;
2, 7 parking stalls in a 90-degree parking aisle have been added at the rear of the building for short-
term parking;
3. A photometric study will be required prior to building permit approval that will provide appropriate
site lighting consistent with City standards;
4. The applicants reviewed Federal Emergency Management Agency (FEMA) flood elevation
requirements for this site and met with Public Works staff to discuss the options for achieving the
minimum finished floor elevation of 10 NAVD, a 4,5-foot height increase over existing grade. The
possibility of filling the front of the site to meet this increased floor height requirement was
considered but rejected due to the fact that it would make bus maneuvers unworkable and also
because GG BH& TD is not willing to allow fill at the site due to the short lease term. Therefore the
REPORT TO PLANNING COMMISSION -Case No: ED15-002; UP15-002 Page 10
applicant has maintained the skirt design that was reviewed by the DRB and cannot lower the
building further due to FEMA requirements
ENVIRONMENTAL DETERMINATION
The proposed project is exempt from the requirements of the California Environmental Quality Act
(CEQA), pursuant to Section 15303(c) of the CEQA Guidelines which exempts office structures smaller
than 2,500 square feet.
Compliance with the City's GHG strategy has been confirmed through the attached BAAQMD Table 3-1
screening thresholds (Exhibit 5).
NEIGHBORHOOD MEETING I CORRESPONDENCE
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300-foot radius of the subject site and the Canal Neighborhood Association, and all
other interested parties, 15 calendar days prior to the date of all meetings, including this hearing. Public
notice-was a Iso .postedol+ tile-subject-site 15-Ga lendar days prior -te-the4 ate·of all .meeti ng S,' includ irl Q-
this hearing.
No neighborhood meeting was held. No public correspondence was received prior to or during the ORB
meeting. In addition, no public comments have been received as of the time ofthe reproduction ofthis
staff report. Any comments received after the staff report is distributed to the Commission will be
forwarded under separate cover.
OPTIONS
The Planning Commission has the following options:
1. Approve the applicants as presented (Staff Recommendation).
2. Approve the application with certain modifications, changes or additional conditions of approval.
3. Continue the applications to allow the applicant to address any of the Commission's comments or
concerns.
4. Deny the project and direct staff to return wjth a revised Resolution.
EXHIBITS
1, Vicinity/location Map
2. Draft Resolution
3. letter from applicant, Apr!! 14,2015
4, Design Review Board Staff Report, March 17, 2015
5. BMQMD Table 3-1 screening thresholds
Project Plans (distributed to the Planning Commission only)
RESOLUTION NO. IS-
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION APPROVING AN
ENVIRONMENT AL AND DESIGN PERM IT (ED 15 M 002) AND USE PERMIT
(UPlS-002) TO ALLOW THE USE OF ACRES OF A SITE OWNED BY
THE GOLDEN GATE BRIDGE HIGHWAY & TRANSPORTATION DISTRICT
MARIN BUS TRANSFER TERMINAL FACILITY
LOCATED ANDERSEN DRIVE
(APNS: 01 & 018-180-53)
WHEREAS, on February 9,2015, L"""'W.V'''' for an and Design
Permit and were submitted to Community Development Department to allow the
establishment of a 3. I-acre portion of a parking lot owned by GGBH&TD at 1011
Andersen use as the Marin Airporter Transfer Terminal;
written testimony
voted 4-0 with one
the following site modifications: 1) a
along Andersen Dr.; the number
tenninal building; 3) the proposed modular
permanent foundation or lower it to a more permanent
parking lot study to ensure that ,.,.,.,."'t'\"",,, pole-mounted
consistent requirements; and
L.LI::.tL ...... "'r1''-', on
Design Board recommendations;
"LL:."'LI':"£"1I..:J, on April 28, City of San Rafael
duly-noticed public hearing on the nrCioo:sca Environmental and
Permit accepting all oral and public testimony
Corrunwlity Development Department and
to
Commission held a
Review Permit and
written report of
Il,IXJ ..... ::.rr'LIJ. the custodian "''',. ....... "."..-" which constitute record of proceedings
upon
NOW, THEREFORE,
the Environmental and Design
at 1 0 11 Andreson
Community Department.
RESOLVED, that
... "' ........ uand Use
based on the
Exhibit 2-1
new Marin
findings:
EXHI IT 2
California Environmental Quality Act (CEQA)
Finding
The proposed project is exempt from the requirements of the California Environmental Quality
Act (CEQA), since it qualifies as an New Construction or Conversation of Small Structures
pursuant to Section 15303(c) of the CEQA Guidelines which exempts new construction of an
office not exceeding 10,000 sq ft on site zoned for the proposed use if not involving significant
amounts of hazardous mateials , where all necessary public services and facilities are available
and the surrounding area is not environmentally sensitive. In addition, the project was evaluated
in relation to the Sustanability Element policies addressing greenhouse gas and climate change
impacts. Compliance with GHG stragegy under these policies has been confinned by the analysis
of project specific air quality impacts in the BAAQMD Tabel 3~ 1 screening thresholds prepared
and considered in the Planning Commission staff report.
Use Permit (UPI5-002)
Findings
1 . The proposea pro]ect wout Obe tn accora WIth L and1lse 'Etemen rPo-l1c es LU::23 -(Ll g11f--
Industriall Office Land Use Category), LU -19 (Design Approach), LU-35 (Project Design
Considerations), and LU-37 (Local Employment), and Neighborhood Element Policy NH-
109 (Andersen Drive Access), the objectives of the Zoning Ordinance and the purposes of the
Light IndustIiallOffice Zoning District in that: a) the proposed bus transfer tenninal facility is
consistent with the land use designation; b) the design of the storage facility was reviewed by
the Design Review Board for consistency with the design policies of the General Plan and
Zoning Ordinance and recommended for approval on March 17 ,20015, with recommended
modifications, since the proposed design was appropriate for the site and the surroundings ; c)
the Marin Airporter Terminal is an important transportation facility in Marin County and its
relocation to San Rafael will generate additional tax revenue for the City; d) the proposed bus
transfer facility is a conditionally permitted use in the LIIO District; and e) a condition of
approval has been included to require that if Marin Airporter wishes to extend the 5-year
term of the Use Permit, they will need to install more pennanent features, such as
landscaping and paving throughout the site.
2. The proposed Marin Airporter Transfer Tenninal, with conditions, will not be detrimental to
public health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity, or to the general welfare of the City because: a) the proposed use has been reviewed
by appropriate City departments and conditions have been applied to minimize adverse
impacts; b) traffic circulation and proposed parking design has been detelmined to be
adequate by the City's Traffic Engineer ; c) the transfer tenninal facility would be built in
accordance with all local, state and federal regulations for construction; d) no potential
health effects are expected fyom the bus transfer and parki.ng lot use operating in
conformance within city standards ; and e) the use of the bus facility would minimize
individual vehicles driving to Airports within the Bay Area, thus reducing vehicular hips.
3 . The proposed Marin Airporter Transfer Terminal complies with each of the applicable
provisions of the Zoning Ordinance (Light Industrial/Office 14.06 .020 , Parking 14 .18.040,
Exhibit 2-2
and Use Pennits 14.22.020) because: a) the bus transfer terminal use is identified as a
conditionally permitted use in the Light Industrial/Office District; b) the Marin Airporter
Transfer Terminal would be a comparable and temporary 5-year use of an existing vehicle
parking and storage site; c) the proposed project would have no impact on peak hour traffic
on Andersen Dr. as provided in the applicant's analysis of traffic counts; d) the relocation of
the Marin Airporter terminal from Larkspur to San Rafael would enhance the public welfare
by providing continuation of an important transit service in Marin County ; e) the proposed
plans provide landscape, lighting and other physical improvements that will enhance the
Andersen Dr. streetscape, provide adequate site circulation and parking; and jmprove site
drainage; t) the proposed plans have been reviewed by the City's Building DivisionlFire
Prevention Bureau, Public Works Department , San Rafael Sanitation District. Department
comments are included as conditions of approval in the attached Draft Resolution; g) if
Marin Airporter wishes to extend the 5-year term of the Use Permit, they would be required
to submit a request in writing for City staff to evaluate and determine whether the terms of
the Use Pennit would need to be amended .
Environmental and Design Review Permit (ED15-002)
Ftndfrig8
1. The project design would be in accord with the General Plan and the objectives ofthe Zoning
Ordinance in that the project is consistent with the General Plan Policies as identified above
in Use Pennit Finding #1 and Zoning Ordinance Section 14.25.050 (Review Criteria). The
proposed design of the Marin Airporter Transfer Facility was reviewed by the Design
Review Board for consistency with the design policies of the General Plan , Zoning
Ordinance , and Plaru1ed Dev elopment District. On March 17,2015, the project was
determined to be appropriate for the site and the surroundings, with recommended
modifications, and the proposed design was recommended to the Planning Commission for
approval.
2. The design of the proposed storage facility is consistent with all applicable site and
architectural requirements and guidelines for the Light Industrial/Office District and well as
Sections 14 .0.020 (Light Industrial/Office District), 14.16 (Site and Use Regulations) and
14.18.040 (Parking) of the Zoning Ordinance. The proposed transfer terminal facility
complies with the applicable setbacks, height limits and landscaping requirement of the Light
Industrial/Offtce District. Furthermore, as conditioned, the proposal would comply with the
requirement that landscaping and pavjng be extended throughout the site if the use is
requested to extend beyond the 5-year limit of the Use Pennit.
3. The proposed project design minimizes adverse environmental impacts because: a) minimal
grading is required; b) no significant trees will be removed; and c) the project would be built
in accordance with applicable local and state regulations for development.
4. The project design will not be detrimental to the public health , safety or welfare, nor
materially injurious to properties or improvements in the vicinity because the proposed
project has been reviewed by the appropriate City departments and conditions have been
applied to minimize possible environmental and safety impacts.
Exhibit 2-3
BE IT FURTHER RESOLVED, that the Planning Commission hereby approves the
Environmental and Design Review Permit and Use Permit for the construction of a 3.1-acre
Marin Airporter Transfer Tenninal and related landscaping, paving, parking and lighting
improvements at 1101 Andersen Drive subject to the following conditions of approval:
Planning Division
Use Permit (UPIS-D02)
Conditions of Approval
1. Tills Use Pennit (UP 15-002) approves the establislunent of the Marin Airporter Transfer
Terminal for a 5-year period on a 3.1-acre site at 1101 Andersen Drive. The bus transfer
facility will consist of short-tenn and long-teon parking for bus patrons, bus parking, a
transfer terminal building that provides ticketing, office space and public restrooms,
landscaping and lighting. Hours of operation shall be generally consistent with that of the
Larkspur Landing Marin Airporter facility, 24 hours/day, 7 days/week. Minor adjustments to
the use , including the hours of operation, shall be permitted subject to approval oIthe
'COmmuni ty Deve1opment1Jirector .'No oilier uses slulllDe allOwedwttlioul an amendment
to the Use Permit.
2. This Use Pcnnit (UP 15-002) shall be valid for (5) years, or until April 28, 2020 provided
that a building pennit is obtained from the City's Community Development Department for
the proposed improvements witrun one (1) year of this approval, or April 28, 2016. Failure
to obtain a building pemut and initiate the modifications to the site, or apply for a time
extension by the specified date, will result in expiration of this Use Pennit.
3. Once a building pem1it is issued and the use is initiated, the Use Permit shall be valid for 5
years. In the event that Marin Airporter requests an extension of this Use Pennit to continue a
bus transfer facility on this site, more pennanent features will be required to be installed such
as landscaping and paving, striping, etc., throughout the site.
4. All bus turnaround and maneuvering, particularly the backing up of buses into the stalls, shall
be conducted on the private property, not on the public right of way (sidewalk or street).
5. This Use Permit does not authorize any vehicle repair or maintenance to be conducted within
the parking lot for the Marin Airporter bus tetminal.
6. All vehicles which are visually damaged or disabled shall not be stored or kept on-site.
7. There shall be no outside storage of materials or equipment unless screened from view in a
manner approved by the planning director.
Exhibit 2-4
Environmental and Design Review Permit (EDIS-002)
Conditions of Approval
General Project Conditions
Community Development Department -Planning Division
1) The building techniques, materials, elevations and appearance of this project, as presented for
approval, shall be the same as required for the issuance of a building pennit (except as
modified by these conditions of approval). The approved plans are labeled Marin Airporter
Transfer Terminal, dated Approved April 28, 2015, prepared by eSW/ST2, consisting of
Sheets el, C2, C3, C4, e5,L-l, L-2, as are on file at the Planning Division. Any future
additions, expansions, or remodeling shall be subject to prior review and approval of the
Planning Division. Minor modifications or revisions to the project shall be subject to review
and approval of the Planning Division. Modifications deemed not minor by the Community
Development Director shall reqtrire review and approval by the original decision making
body.
2-)-'Fh:is -Envrronmentat---dlld Design Review-Permit-tE-EH 5-eS21-ghaH-be--va-J-id-ror-(-5} y-ears, or
until April 28, 2020 provided that a building pennit is obtained from the City's Community
Development Department for the proposed improvements within one (1) year of this
approval, or April 28, 2016. Failure to obtain a building pennit and initiate the modifications
to the site, or apply for a time extension by the specified date, will result in expiration of this
Environmental and Design Review Permit.
3) Once a building pennit is issued and the use is initiated, the Environmental and Design
Review Pennit shall be valid for 5 years, or until April 28, 2020. In the event that Marin
Airporter requests an extension of this Environmental and Design Review Pennit to continue
a bus transfer facility on this site past the 5 years, more pennanent features will be required
to be installed such as landscaping and paving, striping, etc., throughout the site.
4) A fully automated irrigation system shall be installed to serve all existing and proposed trees,
shrubs, and groundcover that are illustrated on the approved landscape plan.
5) All landscaping shall be maintained in a healthy and thriving condition, free of weeds and
debris throughout the life of the Design Review Pennit.
6) Following the issuance of a certificate of occupancy, all exterior lighting shall be subject to a
30-day lighting level review by Plamung Division staff to insure compatibility with the
sIDToWlding area.
Prior to the Issuance ora Building Permit
Community Development Department -Planning Division
7) Prior to the issuance of a building permit, the applicant shall submit the [mal photometric
lig.hting plan to the Planning Division for review and approval of the lighting fixtures and to
ensure that there will not be any hotspots in the proposed lighting.
Exhibit 2-5
Community Development Department -Building Division
8) A building permit is required for the proposed work. Applications shall be accompanied by
four (4) complete sets of construction drawings to include:
a. Architectural plans
b. Structural plans
c. Plumbing plans (site work)
d. Site/civil plans (clearly identifying grad plane and height of building)
e. Structural calculations
f. Soils reports
g. Green Building documentation
h. Title-24 energy documentation
9) The occupancy classification (in mixed occupancies-each portion of the building shal1 be
individually classified), construction type and square footage of each building shall be
specified on the plans.
10) The occupancy classification, construction type and square footage of each building shall be
-sp-e"cinerr-on-trre-ptansin-adctition--m-justification calculations-forthe afiowablearea of each
building. Site/civil prepared by a California licensed surveyor or engineer clearly showing
topography, identifying grade plane and height of the building.
11) This structure appears to be a "coach" as opposed to a modular building as stated on the
application. The listing and label for the coach must be appropriate for the occupancy. If the
structure is to be in place for more than one year, the chassis must be removed and the coach
installed on a pennanent foundation.
12) Each building must have address identification placed in a position that is plainly legible and
visible from the street or road fronting the property. Numbers painted on the curb do not
satisfy t his requirement. Tn new construction and substantial remodels, the address must be
intemally or externally illuminated at all hours of darkness. Numbers must be a minimum 4
inches in height with V2 inch stroke for residential occupancies and a minimum 6 inches in
height with Yz inch stroke for conunercial applications. The address must be contrasting in
color to their background SMC 12.12.20.
13) The address for structures is determined by the Chief Building Official. The Tentative
address for the proposed building is 108 I Andersen Drive. Each page of the plan's title block
and all pennit application documents must show the proposed building's address
identification infonnation.
14) The proposed fencing exceeds T in height, a building pennit is required and shall be
included in the plans submitted for a building permit.
15) Any demolition of existing structures will require a pennit. Submittal shall include three (3)
copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application
must be made to the Bay Area Air Quality Management District prior to obtaining the penuit
and beginning work.
Exhibit 2-6
16) A portion of the subject property appears to be located in an AO flood zone, which is
identified as an area of special flood hazard . All new construction and in come cases, existing
improvements, are to be designed to ensure that the potential for flooding is minimized . This
may involve grading to elevate the building pad or raising of existing building components to
a level above the highest flood level.
No new construction, or substantial improvements of a structure, which would require a
building pennit, pursuant to the applicable provisions of the California Building Code as
adopted , shall take place in an area of special flood hazard without full compliance with the
applicable flood control requirements .
Prior to submittal of plans to the Building Division for plan review, the applicant shall
detemline where the actual Oood fringe boundaIy lines occm on the property. The lines shall
be incorporated onto a site/topographical plan, which shall be included as part of the required
plan information noted above .
t 7]-Pri oMo-b tritding-pe rmit-isstlanee for"fue-constrnctron of-each-new-buitding, -geotechnicaf and-
civil pad certifications are to be subnutted.
18) There appear to be no public utilities provided to this site .. Authority to connect to water and
sewer must be obtained prior to application for a building pennit
19) All site signage as well as wall signs require a separate pemlit and application (excluding
address numbering) ..
20) As this is a new structure on this site , a new address must be assigned for the new building.
The applicant shall submit a letter to the Building Division with a site plan requesting a new
address.
21) Monument sign(s) located at the driveway entrance(s) shall have address numbers posted
prominently on the monument sign .
22) The proposed facility shall be designed to provide access to the physically disabled in
accordance with the requirements ofTitle-24, California Code of Regulations .. For existing
buildings and facilities when alterations, structural repairs or additions are made,
accessibility improvements for persons with disabilities may be required . Improvements shall
be made, but are not limited to, the following accessible features :
a.. Path of travel from public transportation point of arrival
b. Routes of tTavel between buildings
c. Accessible parking
d. Ramps
c.. Primary entrances
f. Sanitary facilities (restrooms)
g. Drinking fountains & public telephones (when provided)
Exhib it 2-7
h. Accessible features per specific occupancy requirements
1. Accessible special features, i.e., ATMs point of sale machines, etc .
23) The site development of items such as common sidewalks, parking areas, stairs, ramps,
common facilities, etc., are subject to compliance with the accessibility standards contained
in Title-24, California Code of Regulations. Pedestrian access provisions should provide a
minimum 48" wide unobstructed paved surface to and along all accessible routes. Items such
as signs, meter pedestals, light standards, trash receptacles, etc., shall not exceed published
minimums per California Title 24, Part 2. The civil, grading and landscape plans shall
address these requirements to the extent possible.
24) Public accommodation disabled parking spaces must be provided. Minimum required
number ofHlC spaces: 301AOO parking spaces = 8 disabled parking spaces .
25) At least one disabled parking space must be van accessible ; 9 feet wide parlcing space and 8
feet wide off-load area. Additionally , one in every eight required handicap spaces mllst be
van accessible.
26) This project is subject to the City of San Rafael Green Building Ordinance. All new
commercial buildings are required to meet CalGreen Tier 1 requirements (coaches may be
exempt). EV charging stations may be required.
Public Works Department
27) Aisle widths shown on the plan generally follow Municipal Code requirements with the
exception of the aisles nearest to the northwest property line. Tllis may be allowed based on
the preservation of existing bioswales. Consider improvements in this area such as enhanced
parking space width and signage to prevent extra-large vehicles .
The parking spaces along the northeast property line may not have the necessary space to
back out, which is typically provided by a 2' end stall treatment. Additionally, the angle of
the property line further limits movement in this area. Please see conunent 3.3 for vegetated
buffer modifications in this area.
28) On the plans submitted for building pem1it, add the following to the plans:
a) Designate the bicycle parking area and proposed facilities.
b) Designate special parking spaces such as short tenn, electric vehicle, compact or other.
c) Provide a lighting study for the site, including the parking lights.
d) Provide a drainage plan and calculations for the site . Include details on the bioswale
improvements and fencing or other proposed method of bioswale protection.
Improvements for the site shall not adversely affect the drainage characteristics of the
site . Also see comments regarding stonnwater pollution prevention .
Exhibit 2-8
e) Quantities of cut and fill must be clearly stated on the grading plan. It is anticipated that
grading will be greater than 50 cubic yards of eru.1hwork; therefore a grading permit from
the Department of Public Works shall be required.
f) A significant portion of the site is shown as new or existing gTavel. Provide fInal details
on how the parking lot will be striped, signed or otherwise marked to maintain the
required parking space and rusk dimensions when vehicles are parked.
g) The design should accommodate a slight angle to the bus parking spaces towru.·d the exit
driveway in order to allow for simplified turning movements entering and exiting the
spaces. A plan modification should be submitted to the Public Works Department for
review and approval prior to submittal of building pemut plans.
29) If work extends into the Right-of-Way, then an encroachment pennit from the Department of
Public Works shall be required.
30) This property is within Special Flood Hazard Zone AE, with a minimum base flood elevation
.af 9 ..reeLNA \lIl.£EMA wilLhe raising..ihe...Base...Fla.o..d..E~t.iillLin.lhiS-.area..in20li.a
mirtimum of one foot. We recommend that the Terminal building be designed with a first
floor of at least 10 NAVD. Additional consideration for flood proofing may be necessary,
Public Works Department -Stom Water Pollution Prevention
31) Confirm the area of soil disturbance. If this project disturbs more than one acre of soil, it
must comply with a Construction General Permit and a Storm water Pollution Prevention Plan
(SWPPP) will be required through the Regional Water Board. Approval of a SWPPP for the
Regional Water Board must be obtained, ifrequired, prior to issuance of a grading pennit.
32) Due to the anticipated change sin the NPDES Phase II Pennit requirements coming this year,
provide full trash capture for stonnwater management. Full trash capture may be defined as
trapping all particles greater or equal to 5mm. Show details f the propose devices and/or
methods on the plans. Include calculations on particle capture with the drainage calculation
as necessary to show compliance with full capture.
33) A strip of vegetation shall be provided along the northeast property line in order to filter
sheet flow as it exits on the site. This vegetated buffer may also be sloped to direct flow to
the bioswales depending on the actual site drainage conditions. A benefit of this would be to
control the outlets for the sjte for ease of mruntenance and litter removal.
34) Based on infonnation provided by Marin Airporter to the Department of Public Works
regarding the proposed operations and use of the site, the AM and PM peak trip generation is
negligible. Marin Airporter previously collected existing peak hour traffic data at their
current location. The trips generated by the Marin Airporter use are less than the already
approved trips for the proposed site. Although the plan includes 326 parking spaces, a large
majority of the spaces are for long-tenu parking. In addition, a large majority of the trip
generation for this use occurs during off peak hours. For all the reasons stated above, no
traffic mitigation fee is required.
Exhibit 2-9
52. A Fire apparatus access plan shall be prepared for this project. Fire apparatus plan shall show
the location of the following:
a . Designated fIre apparatus access roads.
b. Red curbs and no parking fire lane signs.
c . Onsite fire hydrants.
d. Street address sign.
e. Note the designated fire apparatus access roads and fire hydrant shall be installed and
approved by the Fire Prevention Bureau prior to construction of the building.
Complete and submit the attached Fire Prevention Bureau Fire Apparatus Access Road
and Fire Hydrant Worksheet.
53. Please add the following information to the plans: "Deferred submittals for the following fire
protection systems shall be submitted to the Fire Prevention Bureau for approval and
permitting prior to installation of the systems . -Private Fire Service Main"
54. Show the location of address numbers on the building elevation . Each building must have
address identification placed in a position that is plainly legible and visible from the street or
-.fGa.d froutiag-ti1€ f}.Feperty. R.efeF to lhc-atiaGh oo....ft:ir-e-Pr-event-ien-Btifeall-Pr-ef'fl'ises· -.. _-
Identification Standard 09-1001, Table 1.
Prior to Final Occupancy
Conununity Development Department -Planning Division
55. Following the issuance of a certificate of occupancy, all exterior lighting shall be subject to a
30-day lighting level review by Planning Division staff to insure compatibility with the
surrounding area.
56. All landscaping and irrigation shall be installed prior to the final sign-off of the construction
or the property owner shall post a bond in the amount of the estimated landscaping! irrigation
cost with the City of San Rafael. In the event that a bond is posted, all areas proposed for
landscaping must be covered with bark or a substitute material approved by the Plann.ing
Division prior to occupancy and the approved landscaping must be installed within three
months. Defen-ed landscaping through a bond shall not exceed 3 months past occupancy.
57. The landscape architect for the project shall certify in wliting and submit to the Planning
Division, and call for inspection, that the landscaping has been installed in accordance with
all aspects of the approved landscape plans , that the irrigation has been installed and been
tested for timing and function, and all plants including street trees are healthy . Any dying or
dead landscaping shat! be replaced.
Exhibit 2·11
The foregoing Resolution was adopted at a special meeting of the City of San Rafael Planning
Commission held on the 28 th day of April 2015.
Moved by ______ and seconded by ______ _
AYES: COMMISSIONERS Chair
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
SAN RAP AEL PLANNING COMMISSION
ATTEST: _____________ _ By: _________ _
Paul Jensen, Secretary Barrett Schaefer , Chill r
Exhibit 2-12
C S I S
0\5 LevelDnl Courl
Novalo, CA 94949
11M! cswsl2 com
415 .88398..<;)
Fax 415.883 9835
Novalo
PclalulI1.
S~cramenlo
C8W/Sluber-Stweh Engineering Group, Inc. Engioetls I L.lld Plar lll US Surveyors I LanOSC<lpe Archilecl s
Date: April 14, 2015
File: 5.388.06
Kraig Tambomini
City of San Rafael
Community Development
P.O. Box 151560 Sent Via email:
San llilfael) CA 94915-1560 I<.t:aig.Tambornini@cityofsanrafael.org
RE: MARIN AI RPORTER TERMINAL AND PARKING AREA
----D~ Kraig:
We trnnsmitted plans to yoU( office on April 7,2015, for review by the Planning Commission
on April 28, 2015 . The plans We1:e updated to respond to comments received at the March 17,
2015 Design Review Committee (DRC) and the Development Coordinating Corrunittee
(DCC) on Match 26, 2015. The following is a synopsis of the items raised and out response:
•
•
The building finish flOOI has been raised to elevation 10 NA VD 88 to meet FEMA
flood elevation criteria. The finish floor is approximately 4.5 feet above the existing
grade. While we tried to accommodate the DRC's comment to keep the finish floor
near the existing grade, the FEMA criteria makes this infeasible. The ptoperty owner,
GGBHTD, will not allow 3-5 feet of fill on the property and raising the grade frorn
Andersen drive will cause an unsafe cross slope on the bus drive . Given the height
and ptoximity to the property line of the metal buildings directly across the street from
the proposed te.rmin.al the height of this single story building even with the skirt will be
less than 15 feet
The c:h:airuge patterns in the tear of the site will be maintained to drain to the existing
swales. The swales at the east side of the ptoperty adjacent to the ditch paralleling 1-
5BO will be enhanced with bio filter material to filter the runoff from the rear of the
parking lot. These are short swales (approximately 45-50 feet in length) which collect
the drainage from the rear half of the site in the present and proposed configurations.
The swales deliver water to the culverts at the maintenance road for the 1-580 ditch.
The areas will be protected by posts and cables, precluding traffic from entering.
The drainage pattern in the front of the site directs water to the existing drainage inlets
within the RV lot and contains an in basin filtet. They will be cleaned and maintained
as a part of the Marin Aitport:er operation.
Drainage along the existing driveway on the north side flows into the GGBI-ITD
parlcing lot and that will re1nai.n the case
EXHIBIT 3
csw s
Kraig Tambornini
City of San IUfael
April 14, 2015
Page 2
•
•
•
•
•
•
The parking configuration has been modified to have 8 x 19 parking stalls unless
otherwise noted. Note some parking stalls include a 2 foot overhang beyond the curb.
The aisles have been changed to provide 26 feet for 90 degree parking with a few
exceptions that are noted on the parking layout. One-way angled parking will have a
20 foot aisle as noted in the city standards.
Drop-off parking has been added behind the building. We dcopped one accessible
space since the total parking count is below 300.
A 4 foot landscape strip has been added between the parking in the front of the
·building ana the sidewalk.
The landscape and lighting plans have been updated to reflect the new parking and
circulation layou t.
We added a detailed layout of the bus turning movements
Elevations noted to be on NA VD88 datum.
A fire hydrant in the rear lot has been added.
We have been in contact with Lisa Newman and have forwarded these bullets to her as she is
preparing the Staff Report If you have any fw:the.t: questions, please feel free to contact me.
Thank you for your and your staffs efforts to bring this project quickly to the Planning
Conunission.
Sincerely,
CSW /STUBER-STROEH ENGINEERING GROUP, INC.
r21(h~
Al Cornwell
R.C.E. #27577
AGC :gm.p
cc: Paul Jensen
Lisa Newman
Randy Kokke
Norma Jellison
SUMMARY
subject project is to the Board review of an Environmental Revi"ew
for site and design improvements and a Use Permit establishment of a new use to permit the
relocation the Marin on a the 7. parking lot owned
by the Golden Gate Bridge Highway and Transportation District (GGBH&TD) at 1011 Andersen Drive.
recommendatIon will be to the Planning Commission. on review of
applicable design criteria, which are discussed in detail below, has concluded that the project
adequately addresses the criteria, subject use as proposed in this location. Staff
requests that the Board review this report and provide a recommendation on compliance with all
pertinent design criteria. Specifically, asks Board to consider following concerns listed
below.
The project requires an Environmental Design Review Permit review for a new non-residential
building than.1 ,250 square in and a Use Permit to establish a transportation parking
facillty. 1,440 foot Marin Airporter building review
by the Planning CommissIon with Design Review recommendation. In general, staff is supportive
with the following concerns:
G Whether .g.lven the
and building is
temporary the proposal to only the front yard area
considering the large parl<ing lot proposed:-bemnd the Duild1ng.
.. Whether the proposed 5 drop-off/pick-up parking spaces at
handicapped spaces at the rear of the building is sufficient.
front with additional
" Whether the site improvements including the of the modular building are sufficient
considering the use, location and current temporary
BACKGROUND
Site Description 81
The property is an "t"-shaped, nearly flat parking lot that consists of three leased areas for vehicle
storage have been improved to different The front portion of the at Andersen Drive is
paved operated as Golden RV & facility. To the rear of the
surface turns to gravel and the approximately 30,000 area is for a Toyota Marin new and
in car lot and to an 30,000 gravel lot is located,
a construction lay down yard. A paved access driveway on the west of RV parking lot provides
access to the two rear lots and is included in the area.
Along rear (north) property line, is a beyond which is and slopes down
toward a drainage that runs alongside 1-580. A portion of this grassy area, between existing
gravel parl(ing lot and the City's property (right-of-way) would filled paved for additional parking.
The site is adjacent to Rafael Bus Maintenance Facility and related parking lots to
a commercial/office building located at 1111 Andersen Drive to the the 1-580
trl"!"-\M:;!I\! abuts the property to the north, and Marin Sanitary District facilities are v .... "''''"'u
Drive to south.
History:
The GGBHTD has made this parking lot available to Marin Airporter through a agreement
Last GGBH& TO informed Marin Airporter its was being terminated at its existing
Larkspur landing facility in order to allow a new auxiliary parking lot for the Larkspur to be located
At first, Marin Airporter planned to relocate terminal to the Marin Sanitary District propeJi.y that
2
is also located on Larl<spur Landing Circle. However, in December, the Sanitary District decided against
leasing land to Marin Airporter because of remediation requirements at their property and therefore,
Marin Airporter has had to quickly identify a new site before it must vacate its Larkspur Landing location
in the next few months.
PROJECT DESCRIPTION
Use: The project, as proposed, would consist of the following elements'.
a A modular 1,440 square foot transfer Marin Airporter Terminal building, similar to the existing
building at the Larkspur Landing facility, that would contain bus ticketing operations, office
space, storage and restrooms;
<> A total of 326 car parking spaces (including 8 ADA spaces) and 3 bus parking spaces;
<> Driveways that provide 20'-24' widths provide access throughout the site;
<> 2,643 sf of landscape area within the front yard and at the Transfer building consisting of 13
trees, shrubs and groundcovers . Parking lot landscaping is not proposed at the rear of the
building .
Site Plan: Access to the Terminal building is provided through a 2-lane, one-way semi-circular
driveway with an entrance from the east and exit at the west side of the property . A bus loading zone is
provided adjacent to the front of the building . Parking for 5 cars (including 2 ADA spaces) and 3 buses
. is provided at .. the-"iront-ofihe·'site. Atthe'-rear'oHhe-T-erminal-btlilding~-6-additional-short=term-ADA
parking spaces are provided. The remaining extensive parking area would accommodate short and
long-term parking, regulated by a paid parking ticket system. The first 30 minutes of parking would be
free, allowing for drivers who are picking up passengers to park at the rear of the site.
The driveways at the front and rear would provide 20-foot-wide one-way aisles and 24-foot two-way
aisles that would meet emergency vehicle access requirements.
Architecture: Similar to the Larkspur Landing Terminal, a bright blue domed awning supported by
metal poles would run the length of the one-story lTloduiar building, A "Marin Airporter" sign and logo
would be printed on the awning. The modular building measures 24' x 60' and would be 1 0'7'" tall.
Access to the Terminal building is provided by 5 stairs and a handicapped access ramp. A 2' skirt is
required to support the ramp, making the overall height of the structure 12'r tall.
Exterior materials and colors consist of v81iical wood siding that would be painted grey with white wood
trim. The front elevation shows a double glass storefront door, two rectangular clerestory windows and
one square office window. Two HVAC units are attached to the exterior of the building on the east side.
Landscaping: Landscaping at the front of the site would consist of 13 trees with foundation plantings of
shrubs and groundcovers located along the front and side yards as well as the perimeter of the
Terminal building . Six (6) Arbutus Standard trees are shown along the Andersen frontage and adjacent
side yard areas and seven (7) October Glory Maple trees would flank the Terminal building. The total
proposed area of landscaping is 2,643 sf or 0 .02% of the site area .
The plan does not provide landscaping within the large parking lot at the rear of the Terminal building.
The applicant explains that due to the short 5-year term of the lease , the cost to install landscaping
consistent with the City's parking lot landscape standards would be unreasonable.
The project also involves removal of existing fences interior to the site and installing a new fence along
the 1-580 property boundary at the edge of the graded and expanded parking area.
Lighting: Site lighting is proposed to be pole mounted triple square form lights measuring 25' tall,
significantly lower than the current light fixtures at the site, and located at intervals throughout the rear
parking bays. Sheet L-2 includes a cut sheet of the lighting fixture and the proposed color is anodized
3
bronze or brown paint. A photometric study would be -required to be submitted with the building permit
application. One existing pole mounted light at the front of the property would remain in place.
Grading/Drainage: The site is currently paved with asphalt or the surface is compacted gravel. The
grassed area at the rear of the site will be re-graded and surfaced with gravel. The re-grading will be
comprised of removing and replacing approximately 1,000 cu. yd. of earth. Other minor grading to
transition from the current RV parking area to the driveway will be completed . The material moved for
this effort will fit within the 1,000 cu. yd.
The site plan indicates two areas for stormwater treatment bioswales along the east and rear perimeter
of the property, totaling approximately 5,000 square feet or 4% of the site area. The applicant's
Response to DCC Comments statement explains that the swales would be located throughout the
parking area at low points to intercept drainage flow. The precise location, size and calculations would
be determined on the improvement plans . The applicant's Response Statement is included as
Attachment 4.
ANALYSIS
General Plan 2020 Consistency:
--The-Marin Airp-orterTransfer ·termirral~project would stl'ghtty-mo'dify-the existirrg ·parking·lot/automobile---
storage use of the site to an active bus transportation terminal with short and long-term parking. The
RV Storage site was formerly a Park 'n Ride lot, so the uses are comparable and are consistent with
the General Plan Land Use Designation for the site of light Industrial/Office use .
o Policy NH-109 Andersen Drive Access states "Continue to minimize vehicular access points to
Andersen Drive to maintain maximum traffic flow. "The project would maintain two existing curb
cuts to provide the proposed one-way semi-circular access driveway to the site. This would be
consistent with Policy N H-1 09.
Zoning Ordinance Consistency:
As noted above, the project requires Use Permit approval to establish a transportation parking facility
and an Environmental and DeSign Review Permit for the building and site design. A recommendation
on the site and building design is required from the Design Review BDard in order for the project to
proceed. In general, the project satisfies the pertinent Zoning Standards, as identified in the Property
Facts summary, with the exception that parking landscaping requirements are not addressed in full
compliance with the standards, as discussed further below.
The proposed bus transportation terminal use is consistent with the Light Industrial/Office Zoning
designation for the site and similar to the current use of tile site as a lot for long-term vehicle parking
storage .
Parl<ing Requirements -Chapters 14 .18
Section 14.18".040 states that the parking requirement for Light Industrial/Office uses is 1 space per 500
gross building square feet. In this case, the parking requirement would be 3 spaces for the proposed
1,440 sf Terminal building. The Code also states that parking requirements for bus stations, park 'n ride
lots and public transit stations should be evaluated in a parking study subject to the approval of the
hearing review body. Marin Airporter, has submitted an analysis of traffic impacts prepared by
CSW/ST2 that is included in their Project Description statement, included as Attachment 3. The
Director of Public Works has reviewed the analysis and found it acceptable .
4
Staff asks for the Board to comment on the following:
o Whether the proposed 5 drop-offJpick-up parking spaces at the front of the site with additional
handicapped spaces at the rear of the building is sufficient.
Landscaping -Chapter 14.06 and 14.18
Pursuant to Section 14.18.160, parking lot screening and landscaping standards apply to new or
substantially renovated parking lots with more than five (5) spaces. The requirement is to provide a
minimum of one (1) canopy tree shall be provided for every four (4) parking spaces . The Code defines
"substantially renovated parking lots" as those for which paving material and curbing is removed and
the resulting lot is reconfigured . In this case, the Marin Airporter parking lot would be minimally
upgraded . Given this limited change and the limited lease term of 5 years, staff believes that the
requirement for parking lot landscaping would not strictly apply. However, the Design Review Board
has discretion to require more landscaping than has been shown.
The Code also requires that parking areas visible from the public right-of-way be screened to headlight
height through the use of landscaped earth berms, low walls. fences, hedges, or combination thereof,
with trees and plantings, or similar means. This is another area where the landscape design may be
deficient.
Staff asks for the Board to comment on the following:
o Whether given the 5-year temporary lease, the proposal to landscape only the front yard area
and building is sufficient considering the large parking lot proposed behind the building.
Design Review -Chapter 14.25
Design review is required to assure high quality design of new buildings and substantial remodels is
achievod. This includes reviow of d6vclopmcnt for compatibility with existing buildings and features,
and any prevailing neighborhood character.
The site currently presents no architectural presence and is in a deteriorated condition . In the
surrounding area, medium scale industrial/office buildings exist, including the adjacent GGBH&TD and
Marin Sanitary. which have landscape and architectural features that meet modern standards.
Staff has evaluated the standard design review criteria of Chapter 14.25 and the San Rafael Non-
residential Design Guidelines and 'finds that the Marin Airporter project would be an aesthetic
improvement to the site's current vehicle storage use by creating an improved sense of entry.
landscaping along the street frontage and a straightforward Terminal building facility with appropriate
access improvements. The Nonresidential Design Guidelines are included as Attachment 5.
Staff asks for the Board to comment on the following:
o Whether the site improvements including the design of the modular building are sufficient
considering the proposed use, location and current 5-year temporary lease term.
USE PERMIT
The Anderson Drive transfer terminal would become a new stop on the established Marin Airporter bus
route between the San Rafael Transit Center and the Larkspur Landing pick-up point, with buses
arrived on the hour. Service will start at 4:00 am each day and end at midnight.
The site is currently used for parking and minimal improvements would be necessary to accommodate
a new terminal. The existing site conditions include graveled or paved parking areas for vehicle
5
storage. Minor grading and paving/re-graveling of the site is proposed to improve parking con.ditions
and for the other site improvements including the Terminal building and landscape areas.
Andersen Drive is a wide commercial street with adequate access for buses as well as passenger
vehicles"Interior site circulation has been designed to provide adequate access for cars, buses as well
as emergency vehicles.
The Planning Commission will determine whether to support the Use Permit, and if approved, the
concurrent Design Review Permit and recommendation of the Design Review Board for the facility
design and improvements. The Board does not need to provide comment on the land use.
NEIGHBORHOOD CORRESPONDENCE
Notice was posted on-site and mailed to surrounding owners and occupants within 300 feet of the site
at least 15 days before the subject hearing date. The site is not within a designated neighborhood or
homeowners association . No comments have been received on the project to date.
I NTER~DEPARTMENT AL REVIEW
The project has been referred and reviewed by other City departments, and comments and conditions
Mve-see Fq:>roW€ied, S8S3g-G r:l-tI:i is r.ev-iew;--it ·,baS:.bee n· eonfi rm.e.d::ihat-::tha:d.es.igrl:.b.ei ng-pLesentrui-wdh.@-.
Board could proceed and address City requirements for issuance of permits for construction , Traffic
mitigation fees would be required for the project.
ENVIRONMENTAL REVIEW
The project has been reviewed to determine if it would be subject to the California Environmental
Quality Act, CEQA. Staff has concluded that the project qualifies for a Class 3 CEQA exemption,
pursuant to Section 15303, which exempts minor now construction in an existing developed urban area
that does not have any unusual environmental factors.
CONCLUSION
Staff recommends that the Design Review Board evaluate the site landscaping and architectural design
and make recomm'endations to Staff for any modifications to be included as new Conditions of Approval
and for action by the Planning ' Commission .
EXHIBITS
1 . Vicinity Map
2. Reduced Project Plans
3 . Applicant's Project Description Statement
4. Applicant's Response to DCC Comments
5. San Rafael Nonresidential Design Guidelines
Full-sized plans have been provided to the DRB members only
cc: Randy Kokke, Marin Airporter, 8 Lovell Avenue, San Rafael, CA 94901
Al Cornwell, CSW Stuber-Stroeh Engineering Group, 45 Leveroni Ct., Novato, CA 94949
Norma Jellison, Golden Gate Bridge Hwy & Transportation District, 1011 Andersen Drive, San
Rafael, CA 94901
6
PROTECT DESCRIPTION
~
SUPPLEMENTAL INFORMATION TO'ACCOMPANY USE PERMIT
APPLICATION
HISTORY
MARIN AIRPORTER TERMINAL AND PARKING AREA
t 011 Andetsen Drive
San Rafael, Califo.t:nia
Marin Auporter began operating.in 1975, providing transporta.tion between Marin County and
San Francisco Intetnational Airport. By the early 80's se.rvice expanded to include Charter
Services. Within the last d eca de Marin Au-porte.r has becotne a contractor with Marin County
------------:-t-o -p-r-o-vt~,d.--e-· r-e-gu-Iar ·toU t e servlees Uitouguout· Nf a1:111 for ili~Marjil~:rJans' t--::ri gen cr .. Basea:;-:-",rn-~-~-_-... --'---'--",,:
San Rafael, Marin Ai.rporter is an Employee Owned Company (ESOP) and has garnered
awards 'both nationally and locally fat its services. '
Marin Airpo:rtet has a full service maintenance facility in San Rafael with ['ull time mechanics
and maintains an outstanding record of compliance Wlth the CHP and other oversight
agencies, In addition, Marin AirporteJ: provide,s extensive training programs and regulat
testing as part of an overall driver safety pr0gtdm, Cbaiter drivers and vdllcles ate SPAB ,
certified for carrying school groups on field trjps, sports activities and other school sponsored
eveots.
Marin Airporter p!O'Vides transportation services for over 700,000 Marin CounLy residents and
visitors.
BACKGROUND
Marin Au-porter began operations with one bus operating from the original Edgewater Inn
Hotel in 1975, moved to a location 1n Greenbrae, and in 1983 ente.ted .into a lease w.ith the
GGBI-ITD and in 1985 developed the properly owned by the District located:on Larkspur
Landing Circle. The facility, which houses a terminal for passenger services and a parking lot,
has been in continuous se1.-vice Since that time and has ptOvided service fat over a mil.lion
tl:ave!e..rs, In 1992, Marin Ail:porte.t purchased properly at 8 Lovell Avenue 10 San Rafael to
construct a full senrice maintenance facility and administration office building.
PRESENT STATUS
The GGBHTD has recently terminated the lease held by Marin A itporter at the L adcspur
Landing property due to increased pa.tking demand by Fetty passengers. GGBH TD has
provided a proposal fOJ: Marin Airpotter to lease properLy owned by them on Andersen Drive
, to replace the Latksput Landing site that they ate reclaiming. The properly being offered fat
lease sits adjacent to the GGBHTD Adn:Un.isttation, parking and corporation yard activities.
Attachment 3
Page 1 IV:\AD·NOV\ WP\5\51S8V6\201)-ll1.13 U" p,,,,,,, Appl .. ,"""
SUPPLEMENTAL INFORlVIATION TO ACCOMPANY USE PERJvlIT APPLICATION
MARIN AIRPORTER TERMINAL AND PA1UONG AREA
1011 Andersen Drive
San Rafael, California
space is easy to come by a slight inc.r.ease in vehicles may res"Lut. It is unlikely that the average
daily turnover would change significantly. The Andexsen Drive parking facility is expected to
accommodate approximately 350 customer parking stalls.
Airporter personnel at San Rafael would be consistent with the current operations at
Larkspur. We have 7 staff members teporting 7 days a week between the hours of 3:30 a.m.
and 6:45 a.m., 7 staff ~e1nbers tepQrting between 12 :30 p.m. and 2:45 p.m . and 2 staff
members reporting at 4:30 p.m. All the staff will park in the paid parking area of the lot.
M.inimal shor t-term parking of 6 to 8 spaces will be n ecessary for dro p -off, pick-up and taxi
. -.. -_-. _-_-__ -_-. --'-~·-~:-~·.ll ~es.-__=_=·. __ .
TERMINAL
Marin Aitpol1:er proposes to putchase a customized modular structure and move it onto the
leased portion of the Andersen Drive property to serve as its term.i.nal facility. The terminal
will contain appwXJ.!nately 1,4·40 square feet. The interior of the terminal will be mostly lobby
for·customf,tS, a ticket counter, restrooms and a few small private offices fot Marin A.i.tpottet
personnel to complete normal paper work associated willi the operation. The modular
building will address aU ADA requitements to allow customer and employee access.
Appropriate outside shelter will be provided fot customers accessing buses .
TRAFFIC IMPACTS
Bus Routing
Southbound buses originating from the Ha.1n .. i.lton Terminal will arrive at the Andersen
Drive Tettn.inal at approximately half past the hour and then ploceed to Larkspur .
Landing, continue to the Larkspur Landing pick-up point and stops south. Buses
originating at the Andersen Drive Terminal will leave on the hout . All stops south of
Latksput will be served. Service will start from both Hamilton and Andersen Drive at
4:00 a.m.
Northbound buses depart ftom SFO, approximately every 30 minutes from 5 a.m. to
midnight. The bus would make stops Northbound as necessary. The bus would then
exit on Sir Francis Drake Boulevard for a stop in the Larkspur Landing area before
continuing eastbound on Sir Francis Drake Boulevard, making a left hand tum onto
Andersen Drive and continue to the Andersen Drive Termin~l. Buses will continue t~
the San l~fael Transit Center and the Hamilton Term.inal as needed.
W :\AD ·NOv\Wl'ij~3SS06\~<OI:H)H3 U<t Penni! Applie.,;on p{ojecl Dcst,JpiJon.<locx Page 3
SUPPLEMENTAL INFORMATION TO ACCOMPANY USE PERMIT APPLICATION
:tvlARIN AIRPORTER TERlvUNAL AND PARKING AREA
1011 Andersen Drive
San Rafa .el, California
Current al1d Proposed Traffic Generation
There were three tenants on this leased portion of the GGBHTD property. Toyota
Marin stotes new and usedl trade in veh.icles associated with its dealership on
Francisco Blvd ., in a back graveled and fenced 30,000 SF area of the property. ARB,
Inc., a conliactor to PG&E, used a graveled fenced + I -30,000 SF back area as a
construction lay down yard. That lease ended on December 31, 2014. Access to these
gated leased areas is via a common paved driveway from a curb cut on Andersen
Drive. Golden State RV and Boat Storage occupies the paved and fenced former Park
_ .. _-, .. _---_ --and .Rid e lQt w.ith landscaJ;!.ed.ftontage. on.Andersen.-D.ri.v e :access e.d by a s eR-=a.t.:;:·a=-=t=-e ~ ... -=-~=--=
.--' ----.----. ----Ai:ide rse n Drive CUrD cut an'd'gate. ---. ----... -------------.. -----.
To detem1ine existing traffic, CSW I ST2 staff conducted traffic counts on December
18,2014. The counts were made between 7 a.m. and 9 a.m. to coincide with the peak
a.m. traffic and again between 4 p.m. and 6 p.m . to coincide with the peak p.m.. traffic.
The counts yielded peak a.tn. tJ:ips of 22 cars pet bour and peale p.m'. trips of 12 cats
per how:. Based on trips leaving the Larkspur Landing facility, peak a.m . trips ate 9
per hour and peak p.m. trips ate 9 per hour, demonsliatiug that no additional a.m. or
p .m. peak traffic impacts shouJd occur by relocating the facility to 1011 Ande..rsen
Dtive.*
IMPROVEMENTS
The Andersen Drive locati.on is well-suited to provide a parking and transit transfer hub fat
the Marin Airporter. The site is currently used for patking and rninimal improvements would
be neCeSS2.ly to accommodate the new tetlnma). The general. site is either grav-eled or
paved Some slight regrading would be necessary to smooth the slight elevation drop ftoto the
parking to the driveway access to the rear parking areas. Additional toad base andlot paving
to best serve Marin Airporter CustomeJ:s will be cons.ideted. The Andersen DJ:ive frontage
would be improv-ed wjth new driveways and access as shown on the attached exhibit.
Anden;~n Drive is a wide commercial street with adequate access for buses as well as
passenger vehicles.
'" Based on October, 2014 passenger counts from Marin Ail:poJ:ter (summary attached).
I'
W.IAD·NOV\WP\5\5lS806\2015-O'·11 Uso Pennil Applic.lion Projoct D<scnplion .docx Page 4
II i
MAR.I,.4 A I ~ Pc R I"E\~ -0"",013£\<-?;"'~S€"'C£IZ CauA(TS
"
:1' 2.014
Oct-14 1 2 3 <\ 5 6 7 8 9 10 11 :112 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31
We Th Fr Sa Su Mo Tu We Tn Fr Sa SI!! Mo Tu We 11'1 Fr Sa Su Mo Tu We Th Fr Sa Su Mo Tu We Th Fr
to SFO ' : Totals
7 :00 34 22 13 12 9 29 17 27 29 23 16 I ~6 26 32 20 15 18 17 21 31 21 20 31 22 20 13 33 13 22 23 12
7:30 21 41 29 13 24 "-4 18 27 29 23 18 '23 25 43 35 ~3 15 16 12 43 25 22 34 31 16 20 26 31 27 16 19
8:00 35 24 19 19 14 16 29 25 19 38 19 1 1 ~5 19 30 33 36 10 18 20 10 31 23 26 26 16 14 23 15 26 20 14
8,30 29 30 33 23 20 49 24 37 41 23 27! ~9 42 34 50 4~ 36 22 19 32 32 38 34 34 26 27 32 31 26 28 30
, I
I I
Commute Total 119 117 94 67 67 138 a8 116 118 107 80 '173 112 139 139 138 79 73 72 116 109 103 125 113 78 74 114-90 101 87 75 3120
l I , I
Total to SFO 572 543 458 334 522 600 498 583 618 517 389 1,l:!-p7 5n 641 ' 610 56~ 491 361 462 605 531 478 508 503 364 502 566 440 483 460 394 15640
From SFO I
3:30 21 16 12 10 12 . 18 38 24 18 17 27 , ~3 45 20 19 38 19 14 14 18 19 22 26 24 10 14 26 25 8 20 24
4 :00 19 30 13 8 9 23 22 29 16 7 14 ! 113 40 28 12 14 19 19 12 23 12 23 13 17 15 26 14 8 14 14 21
4 :30 13 28 9 20 17 28 20 23 8 38 14' 26 6 30 19 18 6 16 19 26 19 13 33 28 19 7 20 26 7 23 9
5 :00 33 16 24 8 13 17 27 25 17 6 17 ' ~8 16 9 15 24 10 9 8 13_ 20 28 3 6 5 5 12 11 30 21 9
5 :30 7 31 30 15 23 9 22 17 34 47 22, 35 25 32 41 31 29 17 25 19 12 27 37 15 22 18 18 24 17 16 7
Comm"'''''''' 93 121 8B 61 74 9' 129 118 93 115 "'Ib' 132 119 106 125 83 75 78 99 82 113 112 90 71 71 90 94 76 94 70 296'
TotallromSFO 515 584469348 472 535479 499 478 565 388 ;~~6 555 550 511 5.88490386514 558 -503503 · 582 547381 518 493445432534422 15300
Total 1087 1127 927 682 ged 1135 977 1082 1097 1082 n7 '23 1132 1191 1121 1149 981 747 976 1163 1034 981 1091 1050 745 1020 1059 885 915 994 816
i, I .
• 'Note ~' Mann Com m ute hours from 511 websrte are 6 .30-8:30 AM an~ 4 '30-7 .00 PM
" .
In October 1457 cars exited the lot, or an average 0147 cars per day,
i ; , l
During October 2014 an averC'.ge of 47 cars entered and 47 cars exited the par W I ~g lot at Larkspur landing. Generalty speaking cars enter ihe facllrty in the morning and exit in the evening.
BaSed on the commute times in Marin 19.95% of our ridership happens dunn g ;~9mmute hours in the morning which would account lor 9,4 cars entering the lot during the morning commute .
During the evening commute 19.39% of our ridership happens during comm u!lr lhOUr.s which would extrapolate to about 9.1 cars exiting the lot during tile evening commute.
II i
r,;
I
I
: I
I
1
1
: j:
Attachment 3
CSW}Sluber-Slroeh EoolneorillY Group. Inc .
Date: March 9, 2015
File: 5.388.06
City of San Rafael
Community Development/Planning Division
Attn: Lisa NeWllliln
1400 Fifth Avenue
San R~fae1, CA 94901
RE: -MARIN AJRPORTER
45 Leveroni Courl
Navalo. CA 94949
WlWI,CS\'/sI2,ccm
415,8B3,91J50
Fax 41 S ,BB3.9S35
engin eer s ) Land PlanneJS I Sucvayors. LanOst ~~B ft.rchitw~
Novato
Patalum;
Sacrameolo
RESPONSE TO DeC COMMENT§ AS TRASMI1'TED BY LISA NEWM.AN'
_ .... ----------Qear-lli-a~-------·~----=== --:--~~. ~-=------",---~---,---,---== ----~ ------._--._------------.------_ .. --
Enclosed are the revised drawings which reflect the comtnents from the Development Coordinating
Comr.nittee (DCC) meeting feedback you provided to us last week. The following are out tesponses
to the comments you received and shared 'with us over the past few days.
Fire:
1. A Fire Access and Conceptual Drainage Exhibit has been added that shows turning
movements for a 43' fire truck throughout the rear parking area.
2. Two (2) one-way drive alsles have been added, one (1) for ingress 2nd one (1) fat egress, as
access to the parking area . They are 20' in width .
3. We understand that the Fire Department is requesting that the modular building be
equipped with sprinklers . In our discussions with Inspector Steven Rupnow several weeks
ago, we unde..z:stood that sprinlders would not be required. We would like to have a
conversation with the Fite Department to understand the reason for the change.
Building:
1. Building dimensions have been added to the plan.
2. Distances f.rom the boundary to the building have been added to the plan reflecting the
building setbacks; I believe you will agree they ate generous.
3. The building elevations have been expanded to show the skirt, tamp, and relative height of
the building to the surrounding ground.
4. We understand that the Building Department is requesting a pe.tmanent foundation . We will
request a meeting with Mr. Thomas Ahern to discuss this requirement since the lease term is
five (5) yeats.
Attachment 4
San Rafael Design Guidelines
NONRESIDENTIAL DESIGN GUXlOELINES
As modifications are made to San Rafael, whether through public improvements or as private
development affects neighborhoods or the Downtown the design quality of these changes should
improve the quality of life in San Rafael. These guidelines provide a framework of design principles '
that builds on the strength of the existing character of an area and that strives to improve the
visual unlto/ of the area.
!Parking lots
A logIcal sequence of entry and arrival as part of the site's design should be provided.
Where pOSSible, design entrances from the street to direct views towards the building
entry.
Parking should be distributed to provide easy access to building entrances.
Where pOSSible, parking should be located to the rear or side of a building In order to
-_ ..... --.-: redue.e-:the_~vis~al .·impact -of .pa~klng-areas,,------".-.-.-_. -----. ---:-".-.~ ._---~ -----
Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out
from a parking space onto the street.
Parking areas should be screened from the street with hedges, walls, fences or berms,
subject to security considerations.
On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry
and exit conflicts.
Auto and pedestrian entrances Into the development should be easy to find, For example,
special entry treatments, such as colored concrete, special planting and signage should be
located at the entries to the site.
Shade trees should be provided in parking lots per the zoning ordinance.
landsc~pin9
0:. Landscaped areas should be planned as integral parts of the development and to create a
strongly landscaped character for the site.
o!o Unsightly uses should be screened .
• ~. Commercial signage or displays should not be hidden with landscaping.
o!. Trees should be planted in a variety of locations, such as along the Side property lines,
clustered in planting areas, or distributed throughout the parking lot, conSistent with the
zoning ordinance.
5 Attachment 5
Installation or wiring for
electric vehicle charging
stations
Rainwater storage and
reuse
Use of recycled water for
landscape or toilets/urinals
o Project
Complies
o Not
Applicable
V Project Does
Not Comply
o Project
Complies
o Not
Applicable
V Project Does
Not Comply
o Project
Complies
v Not
Applicable
o Project Does
This will be provided as required by the
municipal code . For the short term lease of the
site, electric charging station will not be
provided .
Rainwater will not be stored on site. Due to the
temporary nature of the lease agreement, this
is not applicable.
.----------------Not-C-omply----------------------
Natural filtration of parking
lot runoff
Green roof
High albedo (reflective)
roofing or paving
Preserve significant trees
y'Project
Complies
D Not
Applicable
o Project Does
Not Comply
o Project
Complies
o Not
Applicable
v Project Does
Not Comply
o Project
Complies
o Not
Applicable
v Project Does
Not Comply
o Project
Complies
v Not
Applicable
D Project Does
Not Comply
Bioswales are required and would be
incorporated into final design plans as required
by the Department of Public Works.
Sidewalk upgrade o Project
Comp li es
vNot Applicable
o Project Does
Not Comply
Bicycle lane upgrade o Project
Complies
v Not
Applicable
o Project Does
Not Comply
Installation/upgrade of bus o Project
shelter Complies
vNot Applicable
o Project Does
Not Comply
Participation in car share o Project ---------_ .. ----------Complies --------.... -------'------program
v Not
Applicable
o Project Does
Not Comply
Participation in bike share o Project
program Complies
vNot Applicable
o Project Does
Not Comply
RidesharefTDM coordinator o Project
for employees Complies
vNot Applicable
o Project Does
Not Comply
Transit or carpool subsidies o Project
for employees Complies
vNot
Applicable
o Project Does
Not Comply