project location and description - san...

The Village at Loch Lomond Marina 1 March 2005 Project Description

ATTACHMENT 1 TO REVISED NOTICE OF PREPARATION

MARCH 2005 The Village at Loch Lomond Marina (Revised)

Project Location and Description I. INTRODUCTION A. Location and Surrounding Uses

The project site consists of eight contiguous parcels, as well as one additional parcel that is separated from the eight contiguous parcels by the waters of the San Rafael Canal. Three of the parcels are located completely on dry land, two are partially submerged under water, and four are completely submerged under water. Known collectively as the “Loch Lomond Marina,” the subject parcels are located within the Point San Pedro area of the City of San Rafael in Marin County, California, immediately south of Point San Pedro Road. Loch Lomond Marina is approximately two miles east of U.S Highway 101. Vehicular access to Loch Lomond Marina is provided via Point San Pedro Road. Exhibits 1 and 2 show the location of the proposed project in a regional and local context. The project site is surrounded by the Loch Lomond residentia l community to the north, the San Rafael Bay to the south, the Bayside Acres residential community to the east, and a small cove, open space, the San Pedro Elementary School, and the San Pedro Cove residential community to the west.

B. On-site Existing Uses

The nine parcels that constitute Loch Lomond Marina are owned by San Rafael Marina, LLC., and together comprise approximately 131.2 acres (per the County Assessor’s Parcel Maps). Loch Lomond Marina is characterized by approximately 29.5 acres of dry uplands, an approximately 37.5-acre marina basin, and approximately 64 acres of open water. On-site existing uses are identified in Exhibit 3.

The dry upland portion of the site is located immediately south of Point San Pedro Road and slopes gently south to the marina basin. The dry upland area ranges in elevation from approximately 8 feet above mean sea level (MSL) in the northwest to approximately 3.5 feet above MSL in the southeast.


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This portion of Loch Lomond Marina is developed with a variety of uses. Existing commercial development includes an estimated 34,000 square feet of marina, neighborhood retail, and service businesses, as well as office space in a number of single -story commercial structures. There are approximately 190 commercial parking spaces serving the existing commercial activities at the site.

The northeastern portion of the dry upland area (east of Leith Lane and north of Loch Lomond Drive) is characterized by a small shopping center (Bruno’s shopping center) that is surrounded by an asphalt-paved parking lot. Several businesses currently occupy Bruno’s shopping center, including Bruno’s grocery store, an electronics repair shop, a facility providing substance abuse counseling, a photography studio, a beauty salon, and a dry cleaning establishment. The southwest portion of the parking lot is unpaved, but covered with gravel. The center portion of the dry upland area (east and north of Loch Lomond Drive and west of Leith Lane) currently consists of a vacant unpaved lot covered with gravel at the northern end and an unpaved/gravel covered boat storage yard to the south. A Chevron gas station had been located at the current site of the vacant lot, but was removed in 1987. The western portion of the dry upland area is occupied by a dentist office and an orthodontist office southwest of the intersection of Point San Pedro Road and Loch Lomond Drive. Further to the south is an unpaved/gravel covered boat storage yard (immediately west of the other boat storage yard area). There are a total of approximately 275 storage spaces in the boat storage yards.

Several commercial uses are located south of Loch Lomond Drive at the southern portion of the dry upland area including, two yacht sales offices, a restaurant, and the Loch Lomond Marina offices. A fuel dock, a bait shop, a canvas shop and one office are located southwest of Loch Lomond Drive on a dirt covered jetty that extends south into the marina basin. Immediately north of the jetty is a boat repair shop, and directly east of the jetty is a private yacht club. A number of asphalt covered parking spaces are located south of Loch Lomond Drive immediately adjacent to the marina basin. In addition to the dirt covered jetty, there are two other jetties that extend south into the existing marina basin, one of which extends south from the eastern edge of the project site and turns west, forming an L-shape that serves as the levee or breakwater for the small boat marina. Tidal wetlands occur along the periphery of the each of the three jetties.

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East of Bruno’s shopping center, the eastern portion of the site is comprised of undeveloped, non-tidal seasonal wetlands, which are surrounded by non-native annual grassland. An asphalt covered access road is located to the southeast of the seasonal wetlands/annual grassland area, adjacent to the marina basin. Tidal wetlands occur where the dry land areas of the site meet the waters of the San Rafael Bay.

In addition to the fuel dock, the marina basin consists of ten boat docks with a total of approximately 517 berths for small boats, and a public boat launch ramp.

Prior to the late 1950s, the Loch Lomond Marina consisted of undeveloped mudflats and marshland. During the early 1960s, the site was filled with hydraulic dredge and soils that were imported from the hills located north of Point San Pedro Road. Marina and commercial development were completed at the site in 1964, and the site has been used as a small boat marina since that time. Bruno’s shopping center, and the yacht club buildings are reported to be supported on pile foundations, which were constructed in 1962, and 1964 respectively. 1

At present, on-site soils generally consist of five to ten feet of fill material over soft compressible silty clay referred to locally as San Francisco Bay Mud (Bay Mud). The fill material consists of a mixture of sandy clay import soils and Bay Mud dredge spoils (deposited from the original dredging work in the 1960s). The Bay Mud thickness varies from about 20 feet near Point San Pedro Road, to approximately 40 feet at the current shoreline north of the floating docks, to approximately 100 feet thick at the location of the harbor levee (Jetty 3). The Bay Mud is underlain by 0 to 15 feet of sandy gravel, which is underlain by sandstone and claystone bedrock.

C. Zoning and Planning Regulations

The Loch Lomond Marina property has two separate zoning designations. The dry, upland area of the site, the two jetties that extend into the marina basin, and the levee that serves as a breakwater are zoned PD-WO (Planned Development – Wetland

1 Lowney Associates, Preliminary Geotechnical Engineering Assessment, Loch

Lomond Marina Project, San Rafael California, January 5, 2004.

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Overlay) District and the open water portions of the site are zoned W (Water) District. The land use designations for the Loch Lomond Marina in the City of San Rafael General Plan 2020 are Neighborhood Commercial (the developed dry upland area of the site), Marine Related (the three jetties and the area south of Loch Lomond Drive), and Water/Bay (the undeveloped wetlands and open water portions of the site). The Loch Lomond Marina is located within the Loch Lomond Neighborhood, one of the many neighborhoods that make up the City of San Rafael. The City of San Rafael General Plan 2020 establishes general policies that are applicable to all San Rafael neighborhoods, as well as creates specific policies for each neighborhood within the City. Policy NH-121: Loch Lomond Marina, provides specific land use and design guidelines for the Loch Lomond Marina property. The policy, land use and design guidelines for the Loch Lomond Marina are as follows: NH-121. Loch Lomond Marina. Retain the Loch Lomond Marina uses, and enhance recreational use of the marina waterfront. Preserve and improve access to the marina and the water's edge as a welcoming place for the public to enjoy the boating activities and the waterfront. As the focal point of the site, the marina shall continue to be a distinct, accessible area. If the property owner proposes to redevelop the site, create a beautiful waterfront development that maximizes the site’s location facing San Francisco Bay, consistent with the following guidelines and requirements:

a. Land Use. Encourage a mixed-use development that

includes all of the following land uses:

§ Marina and marina-support facilities, with boat berths, a public boat launch, day use boat trailer parking, a yacht club, boat retail and services, amenities for boaters, restaurant and shops, and parking. Sufficient dry boat storage to meet the needs of local residents should be retained.

§ Waterfront-oriented recreation along the marina, spits

and breakwater. Recreational activities include picnicking, kite flying, walking, biking, fishing, bird watching, and enjoying the views. For example, bird watching and fishing opportunities should be enhanced. Access for fishing should be provided in a way that extends a welcome to visitors.


§ Neighborhood-serving commercial uses that meet the needs of residents and visitors in the area should be included for their convenience and for trip reduction.

§ Residential, with a mix of housing types, that meets design and housing objectives. To increase the affordability of market-rate units, a majority of the dwelling units on the property shall be attached housing and/or small single-family homes. The different types of housing should be integrated into one neighborhood, and should be designed to be compatible with the marina and recreational uses. Because of the limited area for marine uses on the site, residential use is not allowed in the Marine Related District. In order to accommodate the optimal site plan for the marina and housing, the land use district boundaries on the site shall be considered approximate and may be adjusted through the master plan for the Planned District zoning.

b. Site Design. Achieve an extraordinary design in an

innovative development that enhances the neighborhood, San Rafael, and the bayfront. New development should draw inspiration from the marina and waterfront, provide a community gathering place with neighborhood shopping and

recreational opportunities, and include attractive housing, consistent with the following guidelines:

1. Views of the marina and waterfront should draw people

into the site and retain their value to the surrounding community.

§ The view to the waterfront down the entryway into

the site at the Lochinvar intersection is the major public view corridor. To enhance this corridor and to achieve an open, welcoming and inviting entrance to the marina, this corridor may include street right-of-way, open space and parking. Buildings adjacent to the view corridor should be lower scale, or incorporate larger setbacks or stepbacks of upper floors.

§ The frontage along Pt. San Pedro Road should be

warm and welcoming, encouraging access through the site’s principal entryway.

§ Buildings should be carefully sited and designed to

enhance or minimize impacts to views of the Bay, the Marin Islands, wetlands and the marina.


2. Improved pedestrian and bicycle access through the site to the marina and breakwater should be part of the site’s design.

3. A recreational area along the waterfront should be

included to differentiate the marina functions from the new neighborhood. This public area shall serve as a community -gathering place, and provide activities accessible to children and adults both in the immediate neighborhood and in the surrounding area. A play area with playground equipment suitable for preschool and elementary school ages, with a water play feature is recommended and an active recreational area, such as a

sports court (i.e., bocce ball or volleyball) is desired. 4. The streets and alleyways should be designed for slow

driving speeds, and there should be an enhanced transit stop on Pt. San Pedro Road.

NH-121a. Project Design and Review. a. Require early conceptual design review by the Design

Review Board and the Planning Commission. Encourage applicants to present alternative proposals for conceptual review in that design review.

b. Prior to submitting a proposal, the property owner must

confer with Federal, State and local agencies (such as Bay Conservation and Development Commission, Association of Bay Area Government’s Bay Trails Project, U.S. Fish and Wildlife) with responsibility for the Bay.

c. The neighborhood residents and homeowner associations

shall be informed and consulted on major design issues throughout the process.

d. Require a mixed-use parking analysis to establish adequate

parking requirements; require photomontage analyses as part of the evaluation of view impacts; and, require a wetlands delineation.

NH-121b. Common Area Maintenance. As part of the development proposal, require a reliable and efficient means to maintain common areas.

NH-121c. Birdwatching. Encourage the developer to provide a viewing pavilion and interpretive display for birdwatchers, and to consult with the Tiburon Audubon Center (Lyford House) about the possibility of establishing a satellite operation at Loch Lomond, as well as recommendations on needed facilities.


II. PROJECT DESCRIPTION

Thompson/Dorfman Partners, acting on behalf of San Rafael Marina, LLC, proposes to develop the Loch Lomond Marina with a mixed-use project that would include neighborhood commercial, office, marina, residential and recreation land uses. The proposed Village at Loch Lomond Marina would provide the following: • A range of housing types and sizes (single -family cottages,

single-family detached homes and multi-family townhomes). • Neighborhood commercial uses that would serve the

proposed development and its users (e.g., residents, marina, day use and recreational users), as well as the nearby residential neighborhoods.

• New, additional neighborhood-serving retail and office space.

• Continuation and enhancement of the existing small boat marina operation and support services (e.g., boat maintenance, bait and canvas shops, boat fueling station).

• Continuation of the operation of the boat launching ramp. • Construction of new recreation improvements such as parks,

streets, pedestrian paths, benches, and waterfront plaza that would be accessible to the public.

The proposed project would be constructed in two phases. The first phase of the project would include the following:

• Construction of 23 single -family cottage dwelling units on

private lots. • Construction of 16 single -family detached dwelling units on

private lots. • Construction of 29 attached townhome dwelling units on

private lots. • Construction of a new approximately 21,785-square-foot

retail/office building, a separate 793-square-foot public dining facility and 86 parking spaces on a single lot.

• The retail/office building includes a restroom facility with showers available to the marina residents and public.

• 38 spaces for dry dock storage of boats. • Approximately 285 parking spaces for the small boat marina. • 25 day use boat-launch parking spaces for vehicles with

trailers. • Construction of parks, roadway and pedestrian

improvements, such as a waterfront walkway, park and plaza.

• Repair of jetties, including minor demolition, paving, and landscaping.

• Preservation of most of the wetlands.


• Fill of approximately 900 square feet of wetlands on the on the southeastern portion of the project site (with no less than 2:1 replacement of wetlands).

• Potential reconstruction or repair of existing yacht club to be used for neighborhood or marina-serving uses (i.e., yacht club, restaurant, etc.), consistent with City and BCDC approvals.

• Various landscape improvements throughout the site. Existing buildings and uses to be retained include the 16,300-square-foot Bruno’s grocery store, the 2,600-square-foot yacht club (see notation above regarding potential reconstruction or repair), and the 1,200-square-foot boat repair. The second phase of the proposed project would be completed in the event of the closure of Bruno’s grocery store. To offset this store closure, the office/retail building proposed in Phase I is designed to accommodate a 3,000 to 5,000 square-foot grocery store. Phase II would involve the demolition of the existing Bruno’s store structure, and the subsequent construction of four single -family cottage units, four single -family detached dwelling units, and 8 townhome units in its place. The EIR will analyze potential impacts associated with each phase of the proposed project. The current zoning designations for the project site would remain the same with the exception of Parcels 016-070-04 & 05 and Parcel 016-070-08, which would be Rezoned Planned Development. A General Plan Amendment is also being requested in order to: 1) revise the boundaries of the Neighborhood Commercial land use designation as shown on the NH-121 Land Use Map; and 2) increase the Neighborhood Commercial acreage from nine acres to approximately 10.6 acres. These two changes are being requested to ensure project consistency with the General Plan. The EIR will determine whether the project would conform to the City of San Rafael General Plan 2020 Neighborhood Commercial gross density requirements of 6.5-15 units per acre. The proposed project would provide a minimum of 20% below market rate units as required by the City of San Rafael General Plan 2020 Housing Element. Parking for the marina facility would deviate from the required parking by providing 310 parking spaces (285 car spaces and 25 boat launch trailer spaces) where the City of San Rafael Zoning Ordinance requires 388 parking spaces. Also, the proposed project would provide approximately 670 parking spaces in Phase I and 636 parking spaces in Phase II for the entire project site, shared between residential, residential


guest, commercial, marina, dry dock, and day use trailer users. This would exceed the City’s parking requirement for the site.

Table 2 Housing Mix Phase I

Housing Types Number of Units Unit Sizes (Sq. Ft.)

Single-Family Cottages 23 1,295-1,750

Single-Family Detached 16 2,300-2,700

Multi-Family Townhomes

29 1,670-2,460

Total 68

Table 3 Housing Mix Phase II

Housing Types Number of Units Unit Sizes (Sq. Ft.)

Single-Family Cottages 4 1,295-1,750

Single-Family Detached 4 2,300-2,700

Multi-Family Townhomes

8 1,670-2,460

Total 16

The following applications have been filed (or are expected to be filed) with the City of San Rafael for the proposed Village at Loch Lomond Marina: • General Plan Amendment to revise the boundaries of the

Neighborhood Commercial land use designation as shown on the NH-121 Land Use Map and to increase the Neighborhood Commercial acreage from nine acres to approximately 10.6 acres.

• Annexation of a portion of the project site into the San Rafael Sanitation District.

• Zone Change for portions of the property, specifically Parcels 016-070-04 & 05 and Parcel 016-070-08 from NC (Neighborhood Commercial) to PD (Planned Development).

• Master Use Permit. • Environmental and Design Review Permit with phasing. • Tentative Subdivision Map. • Exceptions to the City of San Rafael Municipal Code for the

following: o Street widths less than local street standards. o Rolled curbs for residential private streets. o Use of existing storm drain pipes that are eight

inches in diameter or larger.


o Portions of lots to drain to common areas instead of to streets.

o Exception to the street tree standards of the Tentative Subdivision Map.

• Development Agreement. • Exception to the maximum building height limit for the

clock tower that is proposed on the commercial building. • Use Permit for wetland fill. Agencies which may have responsibility over approval of certain project elements may include, but are not limited to the following: • Bay Area Conservation and Development Commission • United States Army Corps of Engineers • U. S. Fish and Wildlife Service • California Department of Fish and Game • California Regional Water Quality Control Board • Bay Area Air Quality Management District • San Rafael Sanitation District • Marin Municipal Water District • California Department of Transportation • Marin County Local Agency Formation Commission • State Lands Commission • State of California Department of Boating and Waterways

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