A Vision for Larkspur Landing by Anisha Kimble

A VISION FOR LARKSPUR LANDING ADVANCED URBAN DESIGN STUDIO - SPRING 2020 LARKSPUR , CALIFORNIA GROUP MEMBERS - Connor, Travis, Natalie, Anisha, Chris

Site History

Dirty Harry (1971)

Site featured in classic film

New pedestrian bridge takes place of old railroad bridge

Site History

Early Years (1897)

Some initial structures and railroad

Quarry (1950s)

Site acting as rock quarry, with conveyor through marsh to deposit on ships

Site Development (1980s)

Larkspur Landing developed in 1970s with shopping mall and ferry terminal with surface parking

Current Conditions (2020s)

Condos developed behind site, full parking lot, expansion of bikepath through site and new pad ready for development

Site History

Larkspur Landing Mall Ferry Terminal and Parking from Wood Island Wood Island Office Park

4 16.75 Acres 1,000 Spaces Ferry Terminal Train Station The Case for TOD In Larkspur Constraints - Long, Confusing Walk between Train and Ferry - Prone to Sea-Level Rise - Disconnected from Larkspur Proper - Congestion on Sir Francis Drake Opportunities - Nexus between Ferry, SMART, and Buses - 16.75 Acres of Prime Land - Add 500 homes with more than 25% affordable - Ability to create a destination Tiburon, CA

5 0 1/4 mi 0 1/4 mi 0 1/4 mi Option Analysis

Station Parking Garage Ferry Transit Hub Option 1 Option 2 Option 3 Pros - Shortest walk for train - Allows significant development on site Cons - Doesn’t activate retail/pedestrain travel Pros - Short walk for train and parking - Partial activation of site Cons - Reduced availability of land for development Pros - Maximizes development on site - Activates retail and pedestrian travel Cons - Destroys two existing buildings

Train

Preferred Option

Parking Garage Ferry Transit Hub

Train Station

The Preferred Option is a combination of the Option 1 and Option 3, combining the parking lot layout offered in Option 1 and the Train Station layout used in Option 3

Benefits

- Maximizes developable land on site

- Keeps existing structures in place

- Incentivizes train/bus transit over driving

- Activates site by forcing train goes to walk through site

Key Precedents

Hammarby Sjostad, Stockholm, Sweden Bo01, Malmo, Sweden

Design Concepts

The Five-Minute

Eco-District

Design Concepts

II. Incentivizing Transit Use

III. Capturing Pedestrian Flow

Design Concepts

Concepts

Design

IV. Sea Level Rise Resilience

Concepts V. Celebrating Natural Assets

Design

Design Concepts

VI.

A Diversity of Building and Street Scales

Circulation

Dark Red Freeway

Red 6-lane Street

Orange 3-lane Street

Yellow 2-lane Street

Blue Car-tolerant Pedestrian Lane

Green Bike & Pedestrian Way

Purple Pedestrian Way

Black Transit (Train & Bus)

Ovals Bus Stops

Diagrams

View Corridors North > (Linking Modes of Transport)

PARKING SCHOOL TRAIN EXISTING RETAIL

County Bus - Rapid Commuter Transit

FERRY

Marin

PUMP ECO PLANT ELEM. SCHOOL LIBRARY CHILD CARE TRAIN PEDESTRIAN BRIDGE PEDESTRIAN BRIDGE RETAIL CENTER OFFICES 4thFLOOR PARKING BIKE DROP OFF 0100200 ft Ground Floor (The Five-Minute Eco-District) 3rd Floor

Eco-District Plan: Mitigation&Adaptation

PRODUCE

ENERGY CENTER: human and food waste provides biogas for electricity, water & air heating, and treats gray water for irrigation & toilets

SOLAR: panels on majority of developments

WATER: microhydro power stations at canal/Bay nexus points

CONSERVE

- Water renention on roofs and low-flow fixtures

- Energy-efficient & no-gas appliances

- Preserving and expanding greenbelt

ADAPT

CANAL SYSTEM: sea level rise and absorb groundwater rise

GREEN ROOFS: urban heat island effect

Three-Phased Approach

US-101

PHASE I EXISTING TO REMAIN Wood Island

PHASE I PHASE I PHASE II

PHASE III

Corte Madera Creek Corte Madera Channel SirFrancisDrakeBlvd.

Phase 0: Below-Grade Infrastructure [2021-2022] 2,573 ft. seawall 1,864 ft. canal wall 615,515 ft³ canal water horizontal levee

Phase 0: At-Grade Infrastructure [2021-2022] 18,000 ft2 power station 18,880 ft2 docks/bridges 46,085 ft2 boardwalk 180,132 ft2 street 475,447 ft2 pavement

Phase 0: Above-Grade Infrastructure [2021-2022]

1,180 ft. bike bridge 680 ft. pedestrian bridge 1,425 ft. train platform

Residential [127,300 ft2] Retail [58,900 ft2] School [45,800 ft2] Parking [370,000 ft2] - 900 spaces Phase 1: Waterfront Retail District [2022-2024] 602,000 ft2 buildout

Residential [56,500 ft2] Retail [8,700 ft2] Office [10,500 ft2] PDR [12,750 ft2] Phase 2: Boardwalk District [2024-2026] 88,450 ft2 buildout

Residential [166,650 ft2] Retail [31,000 ft2] Office [62,500 ft2] Power Station [18,000 ft2] Parking [55,500 ft2] - 175 spaces Phase 3: Larkspur Village [2026-2029] 333,650 ft2 buildout

Residential [350,450 total ft2] Retail [98,600 total ft2] Office [73,000 total ft2] PDR [12,750 total ft2] Public Open Space [17,300 total ft2] Parking [425,500 total ft2] - 1075 spaces School [45,800 total ft2] Power Station [18,000 total ft2`] Completed Phasing for Larkspur Landing [2021-2029] 1,024,100 ft2` (24 ac) total development buildout 2.17 FAR total development FAR

East-West Section II Wood Island 10’ 82’ Creek Townhouses 22’ Road 125’ Bike/Ped & Elevated Train Platform 60’ Green space 36’ (Library & schools) Mixed-use & parking garage

East-West Section I 40’ Road 28’ Elevated ped bridge Central canal 50’ 27’ R.O.W. 115’ Multi-family residential & parking 35’ Bike/ped path 20’ R.O.W. 30’ Road Bay channel Sea wall 72’ Dock retail Water level 2100

Levee

13’ 47’

42’

Water level 2100 Water level 2020

North-South Section I Ram ped walk Townhouse Bay Wetlands & Horizontal

Townhouse Townhouse 21’23’ R.O.W. Road 38’ Car-Tolerant Road 38’38’ 22’ 22’25’ 20’ Townhouse Townhouse Parking Road

Boardwalk 44’ 20’ Gallery/PDR Alley

38’ Public Space

North-South Section II

38’ Green space w/ soft edge 28’ R.O.W. 66’ Energy Center & O ces 27’ R.O.W. 38’ Townhouse 39’ Shared Courtyard 53’ Townhouses 31’ Car-tolerant Road 77’ Townhouse w/ Attached Parking 53’ Duplex/ Live-Work 19’ Road Road 21

North-South Section III

Street Section I: Central Canal

Street Section II: “Woonerf ” (Car-Tolerant Road)

Landscape in the Public Realm

RETAIL PARK

FERRY PLAZA

PANORAMIC LARKSPUR

BOARDWALK WETLAND

Adaptive Strategies

1212

Retail Park

Ferry Plaza

LAVENDER

Parks, Plazas and Open Spaces

GRASS

ALEXANDRIAN LAUREL SOUTHERN MAGNOLIA PINK MUHLY

Wetland Boardwalk

Office [10,500] Amsterdam Way

Office [10,500] Canal Street

Office [10,500] Larkspur Station

Office [10,500] Larkspur Ferry Terminal

TOD Economics Total Costs excluding Infrastructure: $306 Million Projected Completed Value: $314 Million Residual Value: $8 Million Parking Spots: 1075 Parking Spaces Power Plants: 1 Affordable Units: 95 at Very Low Income Total Housing: 376 Average Unit Size: 932 SF

Larkspur

Larkspur TOD Phasing

Phase 0 - Grading, Infrastructure, Parking

Phase 1 - 69 Rental, 94 For-Sale, 50,065 NSF Retail, Additional Parking

Phase 2 - 23 Rental, 30 For-Sale, 7,395 NSF Retail, 8,925 NSF Office, 10,838 NSF PDR

Phase 3 - 71 Rental, 100 For-Sale, 26,410 NSF Retail, 53,210 NSF Office, Power Station

TOTAL COSTS: $346 Million

Estimated Costs: $94 Million

Estimated Costs: $81 Million

Estimated Costs: $36 Million

Estimated Costs: $134 Million

Phase 1 Phase 2 Phase 3

$200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 $1,600,000 $1,800,000

37% 32% 16% 15% Distance Traveled Less than 10 miles 10 to 24 miles 25 to 50 miles Greater than 50 miles 13% 26% 61% Monthly Earning Brackets <$1,250 $1,251 - $3,333 >$3,333 $2,750

Home Price (Left) and Average Rents (Right) Market Benefits - H igh Demand for Housing - Low Vacancy in Retail at 2.6% - Strongest Office Market in Marin at 7.4% vacancy Needs - Housing for Work-force - “Empty Nester” Housing - Additional School Space

The Case for TOD In Larkspur

$2,800 $2,850 $2,900 $2,950 $3,000 $3,050 $3,100 $3,150 $3,200 $3,250

The Need for School Space

Student to Pupil Ratio has increased 8% since 2000 The most overcrowded schools are in San Rafeal and are Elementary

Name Total Students Pupil/Teacher Ratio

SAN PEDRO ELEMENTARY 533 32.3

SUN VALLEY ELEMENTARY 501 26.94 NOVATO CHARTER 268 26.8 COLEMAN ELEMENTARY 401 26.73 BAHIA VISTA ELEMENTARY 561 26.71 MARIN'S COMMUNITY 67 25.77 LAUREL DELL ELEMENTARY 203 25.38 GLENWOOD ELEMENTARY 417 24.53 DIXIE ELEMENTARY 406 23.67 STRAWBERRY POINT ELEMENTARY 355 23.67 WADE THOMAS ELEMENTARY 378 23.63 TAMALPAIS VALLEY ELEMENTARY 482 23.51 PLEASANT VALLEY ELEMENTARY 463 23.15 VALLECITO ELEMENTARY 510 23.13 LOMA VERDE ELEMENTARY 415 23.06 MARIN COUNTY AVERAGE 475 19.42

Employment Trends

MAJORITY COMMUTE IN

Employed in Larkspur but Living Outside: 94.60%

Living in Larkspur but Working Outside: 93.20%

LARGE PERCENTAGE EARN LESS THAN $3,333

$1,250 per month or less: 13% vs. 11%

>$1,251 but < $3,333 per month: 26% vs. 21%

More than $3,333 per month: 61% vs. 68%

OFFICE SPACE DEMAND FOR HEALTH CARE AND PROFESSIONAL SERVICES

Health Care and Social Assistance: 24.20%

Professional, Scientific, and Technical Services: 13.00%

Accommodation and Food Services: 11.00%

MAJORITY OF COMMUTERS TRAVEL FURTHER THAN 10 MILES

Less than 10 miles: 37.10%

10 to 24 miles: 31.80%

Greater than 24 miles: 31.10%

Source: On the Map Census

Households

EMPTY NESTER POPULATION

Household % Family: 70.11%

Family % No Children: 54.72%

LESS DEMAND FOR EXISTING HOUSING STOCK

Household Increase 2000-2019: 1.8%

Housing Units Added 2000-2019: 5.0%

Housing, Vacant Units: 6.83%

EXPENSIVE FOR-SALE MARKET CAN SUBSIDIZE

Average Sale Price PSF (TTM): $674

Average Condo Unit Price (TTM): $830k

Source: Simply Analytics, Redfin

RHNA Housing Report

Real Estate Markets

Townhome/Condo Market

Average Price: $830k

PSF: $674

Average Size: 1,213 SF

Residential Rental Market

Vacancy Rate: 3.9%

Rent per Unit: $2,928

Central Marin Office Market Vacancy Rate: 7.4%

Asking Rent PSF: $5.36

Class A Office Central Marin Vacancy Rate: 9.4%

Asking Rent PSF: $5.84

Source: Redfin, Newmark Knight Frank (Q4 2019), CBRE (Q4 2019, Q2 2019)

Marin County Retail Market

Vacancy Rate: 2.6%

Asking NNN PSF: $2.50