ATTACHMENT 3

3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57

ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020

LAND USE ELEMENT
LU-9. Intensity of Nonresidential Development. Commercial and industrial areas have been assigned floor area ratios (FAR’s) to identify appropriate intensities (see Exhibits 4, 5 and 6). Maximum allowable FAR’s are not guaranteed, particularly in environmentally sensitive areas. Intensity of commercial and industrial development on any site shall respond to the following factors: site resources and constraints, traffic and access, potentially hazardous conditions, adequacy of infrastructure, and City design policies. / Consistent.
The subject site is designated as Public/Quasi-Public, which allows a maximum FAR of 1.0. The project proposes an FAR of 0.31.
LU-12. Building Heights. Citywide height limits in San Rafael are described in Exhibits 7 and 8. / Consistent.
According to General Plan Exhibit 8 (Building Heights Limits for North San Rafael), the maximum height limit for this property is 36 feet. The project is designed to comply with this height limit.
LU-14. Land Use Compatibility. Design new development in mixed residential and commercial areas to minimize potential nuisance effects and to enhance their surroundings. / Consistent.
The project proposes a contemporary design, which is compatible with the scale and design of improvements in the surrounding neighborhood. The building architecture has been carefully designed so as to not conflict with the Marin County Civic Center Administration Building.
LU-23. Land Use Map and Categories. Land use categories are generalized groupings of land uses and titles that define a predominant land use type (See Exhibit 11). All proposed projects must meet density and FAR standards (See Exhibits 4, 5 and 6) for that type of use, and other applicable development standards. Some listed uses are conditional uses in the zoning ordinance and may be allowed only in limited areas or under limited circumstances. Maintain a Land Use Map that illustrates the distribution and location of land uses as envisioned by General Plan policies. (See Exhibit 11). / Consistent.
This site designated with the “Public/Quasi-Public” land use category. This category defines allowable land uses to include essential public safety facilities.
NEIGHBORHOODS ELEMENT
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NH-2. New Development in Residential Neighborhoods. Preserve, enhance and maintain the residential character of neighborhoods to make them desirable places to live. New development should:
·  Enhance neighborhood image and quality of life,
·  Incorporate sensitive transitions in height and setbacks from adjacent properties to respect adjacent development character and privacy,
·  Preserve historic and architecturally significant structures,
·  Respect existing landforms and natural features,
·  Maintain or enhance infrastructure service levels, and
·  Provide adequate parking. / Consistent.
The fire station site is adjacent to an existing, well-established residential neighborhood. The project has been carefully designed to respect the neighborhood including the placement of surface parking and tree planting to screen fire station building height and bulk.
NH-8. Parking. Maintain well-landscaped parking lots and front setbacks in commercial and institutional properties that are located in or adjacent to residential neighborhoods. Promote ways to encourage parking opportunities that are consistent with the design guidelines. / Consistent.
The project proposes ample off-street parking for the proposed use, which is designed to include landscape setbacks for screening.
NH-86. Design Considerations for Development in the Vicinity of the Civic Center.
a.  Require urban design analysis to assure compatibility of materials, color and building masses with the Civic Center.
b.  Require functional interconnection with the Civic Center.
c.  Design to compliment Civic Center architecture rather than complete.
d.  Site design should retain vistas where feasible to Mt. Tamalpais.
e.  Encourage the retention of existing historic structures.
f.  Encourage the County to enhance the Civic Center Drive area with safe and pleasant walkways.
g.  Encourage the County to have proposals go through Design Review process, and involve North San Rafael community in evaluation of design, etc. / Consistent.
The project has undergone a design process that has included input from the County of Marin for consistency with the Marin Civic Center Design Guidelines and potential impacts to the Marin County National Register District. Further, the project has been designed to address compatibility with the Marin County Civic Center Administration Building without replicating design features, colors or materials.
COMMUNITY DESIGN ELEMENT
CD-1. City Image. Reinforce the City’s positive and distinctive image by recognizing the natural features
of the City, protecting historic resources, and by strengthening the positive qualities of the City's focal points, gateways, corridors and neighborhoods. / Consistent.
The project has been designed to present a unique image that is appropriate for its purpose. With design modifications, the design has been well received by the Design Review Board and the community.
CD-2. Neighborhood Identity. Recognize and promote the unique character and integrity of the city's residential neighborhoods and Downtown. Strengthen the "hometown" image of San Rafael by:
·  Maintaining the urban, historic, and pedestrian character of the Downtown;
·  Preserving and enhancing the scale and landscaped character of the City's residential neighborhoods;
·  Improving the appearance and function of commercial areas; and
·  Allowing limited commercial uses in residential neighborhoods that serve local residents and create neighborhood-gathering places. / Consistent.
As noted above, while the project design is contemporary and unique, it does not conflict with the character of the surrounding neighborhood.
CD-3. Neighborhoods. Recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. Develop programs to encourage and respect the context and scale of existing neighborhoods. / Consistent
As noted above, while the project design is contemporary in design. The proposed design does not conflict with nor does it detract from the character of the surrounding neighborhood.
CD-4. Historic Resources. Protect San Rafael’s positive and distinctive image by recognizing, preserving and enhancing the City’s historic resources. / Consistent.
A historic assessment of the existing Fire Station 57 structure and site was completed by a qualified architectural historian. This assessment is included in the Initial Environmental Study. The architectural historian has concluded that the existing fire station is not a contributor to the Marin County Civic Center National Register District. Therefore, the existing fire station does not qualify as nor meet the criteria for a defined historic resource.
CD-10 (Non-Residential Design Guidelines). Recognize, preserve and enhance the design elements that contribute to the economic vitality of commercial areas. Develop design guidelines to ensure that new nonresidential and mixed-use development fits within and improves the immediate neighborhood and the community as a whole. / Consistent with conditions
As part of the General Plan 2020, the City adopted residential design guidelines for non-residential projects. The Design Review Board reviewed the proposed project for consistency with the City’s non-residential guidelines and recommended approval of the project with some design changes.
CD-15. Participation in Project Review. Provide for public involvement in the review of new development, renovations, and public projects with the following: a) design guidelines and other information relevant to the project as described in the Community Design Element that would be used by residents, designers, project developers, City staff, and City decision makers; b) distribution of the procedures of the 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. / Consistent.
This project has been subject to extensive community outreach including a public open house held to present the design plans. A working group that includes community members, as well as representatives from the Design Review Board and Planning Commission participated in the formulation of the project design. As required by City code, notices of public hearings were mailed to all property owners, neighborhood groups and interested parties within 500 of the project site informing them of the proposed project and all public meetings prior to both public meetings (prior to this Planning Commission meeting) conducted for this project. In addition, the site was posted with notice of all public meetings on this proposed project.
CD-18. Landscaping. Recognize the unique contribution provided by landscaping, and make it a significant component of all site design. / Consistent with conditions.
A landscape plan is proposed as part of the project improvements. This landscape plan was reviewed by the Design Review Board and found to be acceptable, with some design modifications. The recommendations of the Board have been included in the design plans presented for Planning Commission action.
CD-19. Lighting. Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare. / Consistent with conditions.
An exterior lighting plan is proposed as part of the project improvements. This plan was reviewed by the Design Review Board and found to be acceptable, with some modifications. A final lighting plan is recommended as a condition of approval, which includes a requirement for a post-installation review to review and adjust lighting intensity, if warranted.
CIRCULATION ELEMENT
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C-4. Safe Roadway Design. Design of roadways should be safe and convenient for motor vehicles, transit, bicycles and pedestrians. Place highest priority on safety. In order to maximize safety and multimodal mobility, the City Council may determine that an intersection is exempt from the applicable intersection level of service standard where it is determined that a circulation improvement is needed for public safety considerations, including bicycle and pedestrian safety, and/or transit use improvements. / Consistent.
Vehicle access to the project site is provided via Civic Center Drive. The access has been reviewed and approved by the City Traffic Engineer.
C-5. Traffic Level of Service Standards.
A.  Intersection LOS. In order to ensure an effective roadway network, maintain adequate traffic levels of service (LOS) consistent with standards for signalized intersections in the A.M. and P.M. peak hours as shown below, except as provided for under (B) Arterial LOS. / Consistent
The traffic analysis for this new project, which has been incorporated into the Initial Environmental Study. The traffic study identifies that the project would not impact level of service at the local intersections, particularly the intersection Civic Center Drive and North San Pedro Road. As the project site is presently developed with a fire station, there would be no increase in AM and PM peak hour trips.

INFRASTRUCTURE ELEMENT

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I-5. Public Involvement. To the extent appropriate, continue to encourage public participation in the conceptual design and funding of major City building projects, such as public buildings and landscaping.
I-5a. Design Review. Involve the community in the planning and design of major public facilities. As public improvements, City projects are subject to the appropriate level of design review. / Consistent.
See Policy CD-15 above. This project was subject to extensive community outreach, which included a hosted open house to present the design plans.
GOVERNANCE ELEMENT
G-8. City and Community Communication. Emphasize effective communication between City Hall and the community-at-large. Involve stakeholders in City projects as early as possible. / Consistent.
See Policy C-15 above. The project was subject to extensive community outreach, which included a hosted open house to present the design plans.
G-9. Advisory Committees. Use appointed boards, task forces, commissions, and other advisory and ad hoc committees to assist City staff and the City Council in decision-making processes. / Consistent.
A working group that includes community members, as well as representatives from the Design Review Board and Planning Commission participated in the formulation of the project design.
CULTURE AND ARTS
CA-13. Historic Buildings and Areas. Preserve buildings and areas with special and recognized historic, architectural or aesthetic value including but not limited to those on the San Rafael Historical/Architectural Survey. New development and redevelopment should respect architecturally and historically significant buildings and areas. / Consistent.
A historic assessment of the existing Fire Station 57 structure and site was completed by a qualified architectural historian. This assessment is included in the Initial Environmental Study. The architectural historian has concluded that the existing fire station building is not a contributor to the Marin county Civic Center National Register District, nor does it meet the criteria to qualify as a historic resource.
PARKS AND RECREATION
PR-22. Relationship to Other Public Agencies.
Cooperate with County of Marin and the State to coordinate the use and management of facilities and programs on City, County and State park lands. / Consistent.
The site plan layout for the new Fire Station 57 has been carefully designed to avoid impacts or changes to the County-owned public dog park (located north of the project site).
SAFETY ELEMENT
S-2. Location of Public Improvements. Avoid locating public improvements and utilities in areas with identified flood, geologic and/or soil hazards to avoid any extraordinary maintenance and operating expenses. When the location of public improvements and utilities in such areas cannot be avoided, effective mitigation measures will be implemented. / Consistent.
As part of the San Rafael Essential Facilities Strategic Plan process, it was determined that subject site provides an optimum location for a fire company and paramedic unit. The site is centrally-located to accommodate emergency services response time. While near the FEMA flood hazard zone, the site is not located within this zone or other geologic hazards zones.
S-4. Geotechnical Review. Continue to require geotechnical investigations for development proposals as set forth in the City's Geotechnical Review Matrix (Appendix F). Such studies should determine the actual extent of geotechnical hazards, optimum design for structures, the advisability of special structural requirements, and the feasibility and desirability of a proposed facility in a specified location. / Consistent with conditions
A Geotechnical Investigation Report was prepared by Miller Pacific Engineering Group, which is on-file with the City.
S-6. Seismic Safety of New Buildings. Design and construct all new buildings to resist stresses produced by earthquakes. The minimum level of seismic design shall be in accordance with the most recently adopted building code as required by State law. / Consistent.