Frequenty Asked Questions
General FAQs
Site Analysis
Design Issues / Community Input
Consultant Selection
Why do we need a new Emergency Operations Facility?
A modern facility meeting “essential services” standards is critical, and required by State law, for disaster preparedness planning and response. This means that this building, in so far as practical, must remain operational and functioning after a major disaster. The County’s Office of Emergency Services is currently located in the Marin County Civic Center building a National Historic Landmark and may be severely hindered in effectively responding to the public safety needs in the event of a major disaster. Ensuring that our emergency services are secure in such an event is an important step to saving lives.
This is because the historic Civic Center facility is confined in space and lacks updated technology. It is too difficult to upgrade the Civic Center to updated seismic safety and essential services standards because the cost is prohibitive, space is limited and renovation would interfere with current operations. Therefore, a new facility built to modern building codes and essential service standards is needed to prepare the County to address a major disaster. In addition, Civil Grand Jury reports from 1996, 2002 and 2008 highlighted the need for an adequate Emergency Operations Facility and recommended that the County place this project as a high priority.
See links page to see Grand Jury reports.
What and where is the preferred site for this project?
The flat, 8.07 acre preferred site is located on the east side of the Civic Center Campus and across the street from Civic Center Drive. It is the largest site option and therefore, gives the future architect the most flexibility in design, locating the facility on the site and meeting program needs. The County owns this site and will not have to buy land to place this project. Currently, this site is being used as a parking lot, petanque court and interim dog park. Please note that the pentanque court and dog park will be moved to a Jeanette Prandi site and Mc Innis Park, respectively.
According to the studies performed, there does not seem to be any special hazzards with this site. Of note, this site is not in a 100-year flood zone or a high seismic amplification zone. On liquefaction maps, this site is listed as moderate/very low. Because the site is located on the east side of the Civic Center, views of the Civic Center from Highway 101 will not be blocked.
What services would be located in the Emergency Operations Facility?
Due to funding constraints, this project will be built in two phases. In Phase 1, the new EOF will house the Office of Emergency Services, the Marin Emergency Radio Authority (MERA), Information Services & Technology (IST), and Sheriff's Patrol. Phase 2 will include the rest of Sheriff's Operations and a County multipurpose meeting room. All of these functions work hand-in-hand to effectively respond to a disaster. In addition, talks have begun to possibly include a City of San Rafael Fire Station with the EOF. The current adjacent station is in need of modernization.
What are the benefits to the residents of Marin County of a new Emergency Operations Facility?
The new Emergency Operations Facility could provide enormous benefits by saving lives, preventing injuries, and reducing economic losses. In the event of a major disaster, a modern facility will help public safety agencies and the Office of Emergency Services prepare for and more effectively respond to the life safety needs of the public. As evidenced by Hurricane Katrina, the County must be prepared to deal with a major disaster for at least one week. The County cannot afford to wait for Federal and State authorities to respond to an area-wide disaster.
What is an essential services building?
According to the Essential Services Building Act for the State of California, an "essential services building" means any building (or portion of building), including buildings designed and constructed for public agencies that are used, or designed to be used, as a fire station, police station, emergency operations center, California Highway Patrol office, sheriff's office, or emergency communication dispatch center.
It is the intent of the Legislature that essential services buildings, which shall be capable of providing essential services to the public after a disaster, shall be designed and constructed to minimize fire hazards and to resist, insofar as practical, the forces generated by earthquakes, gravity, and winds. These stringent standards are higher than mere safety standards because they allow the building and its facilities to remain operational during and after a disaster. They are the highest level standards that can be practically used.
In 2005, the County produced the Marin County Civic Center Master Design Guidelines. These guidelines are intended to provide a standard for future campus development and criteria necessary to protect the architectural character of the site, preserve historic structures and reduce visual effects while relating any new development to historical context. This includes Frank Lloyd Wright’s vision for the campus. If the EOF is built on the campus, the design will be required to adhere to these guidelines.
For link to the Guidelines, see links page.
The EOF facility is required to be built to the California Building Code and Essential Services Building Act. The intent of these codes is to provide design and construction standards to minimize fire hazards and to resist, insofar as practical, the forces generated by earthquakes, gravity, and winds. These stringent standards are higher than mere safety standards because they allow the building and its facilities to remain operational during and after a disaster. They are the highest level standards that can be practically used.
The Richter scale is one measure used to gauge the severity of an earthquake. The modern building code uses other performance-based technical criteria to determine how well a building performs under seismic events.
No. According to the Federal Emergency Management Agency (FEMA), this site is not in a 100-year flood zone. In addition, the Bay Conservation and Development Commission (BCDC) produced a map to show which land masses would be flooded if there were a 1 meter rise in sea level. Again this preferred site will not be affected. According to the 2007 Countywide Plan, the approved site is not in a high liquefaction or high seismic amplification zone. For further explanation, see FAQ “Why is it hazardous to build this essential services building project on the Christmas Tree Lot?” Also, see links page for this flood documentation.
Why is it too difficult to renovate the existing Civic Center to comply with the modern building code and Essential Services Building Act?
The Civic Center Building is a National Historic Landmark. While it has been structurally renovated to prevent loss of lives in the building in a major earthquake, it was not retrofitted to remain functioning after a major earthquake, as is required for an Emergency Operations Facility. Further retrofitting this building would entail the addition of structural members (beams, columns, brace frames, etc.) and technology (power backup units, modern equipment, etc.) that not only take up useable room, but also compromise the historic architectural integrity of the building. Also, the configuration and space constraints of the existing historic building limit the amount of modernization that can occur. Ultimately, this limitation hinders the effectiveness of relief efforts.
In addition, retrofits of this nature tend to cost more per square foot than constructing a new building, and take longer to construct. The County would also incur additional costs of implementing a temporary Emergency Operations Facility while construction is being performed.
How will the new building affect traffic around the Civic Center?
There won’t be a significant effect on surrounding streets, because the roughly 140 emergency service employees who currently work at the Civic Center will simply relocate across the street to the new facility. The new facility will have a small amount of space for future expanded services, but any future increase in personnel is expected to be slow and insignificant.
One of the residential streets may serve as a second means of egress. However, this residential access street will only be used in situations when Civic Center Drive is blocked or by official vehicles only; the general public and the employees will use the main Civic Center Drive entrance. Therefore, additional traffic in the neighborhood is not anticipated.
Will the EOF be delivered using a Design Build process?
The 3rd Party Partner may choose Design Build (DB), Design Bid Build (DBB) or any other project delivery method as long as County requirements are met.
How will the cost of this project affect the County budget?
The County has taken several strategic measures to lessen the project’s financial impact on the County Budget,
- Project construction is strategically phased to only include key essential service groups (OES, MERA, IST, Patrol) in Phase 1 and the remainder of Sheriff’s Department in Phase 2.
- The County has already set aside $30 million for this project.
- The new debt service for the remainder of project after the $30 million is spent has been timed to coincide with the retirement of existing debt. As a result, the net impact to cash flow should be neglible for Phase 1.
Why is the project being constructed in two phases?
This project will be constructed in two phases in order to lesson its financial impact on the County budget. The priority essential services will be constructed in the first phase.
What are the main design goals of the EOF project?
The procurement documents will include general design goals for:
- Building and Architecture
- Neighborhood Context
- Functionality
- Landscape Design & Site Planning
- New Development within Civic Center Campus
- Sustainability and Green Architecture
The RFC will specify that the Design / Development team will be required to follow the Marin County Civic Center Master Design Guidelines. The Guidelines provide direction on future development on the Civic Center Campus in relation to the campus' historic nature.
In terms of the surrounding neighborhood, what will the architecture firms be asked to consider from a site and building design standpoint?
In the Request for Concept (RFC) sent to prospective architecture firms, we note that “it is important that the EOF building not overwhelm the neighborhood regardless of where the project is located. The goal is to have an EOF building that works in harmony or enhances the adjacent neighborhood. Care should be taken in considering,
- Location of the building on the site
- Height, massing & bulk (shade, shadow and reflectivity)
- View corridors
- Building material selection
- Air, Light & Noise pollution
- Traffic in relation to the neighborhood, parks, armory and play area
- Traffic operations and emergency access
- Public transportation
- Pedestrian safety and access from the neighborhood, access to and from Lagoon Park space, future SMART station and the Civic center
- Street-level design should promote pedestrian-oriented walkways
How will green architecture and sustainability be taken into account for this project?
The County is committed to achieve a LEED® gold standard for this project.
How will community involvement in the Design / Development team selection and building design be taken into account? Will there be community meetings?
Four community meetings are planned prior to selection of a the team as follows:
- Community Meeting 1- To explain process and preview the RFQ / RFC / RFP
- Community Meeting 2- To present finalist teams and view design concepts / site diagram
- Community Meeting 3- To present RFP design submissions
- Community Meeting 4- To discuss team selection with Board of Supervisors
In addition, the community will also have a chance to offer input during the environmental impact report process. See Community Input button for more information.
Who will make the final decision on which Design / Developement team is selected?
The Board of Supervisors will make the final decision.
What and where is the "Christmas Tree Lot"?
The “Christmas tree” lot is the area north of Peter Behr Drive and west of Civic Center Drive. It is called this because for the past number of years, Christmas tree sales occur at this location during the months of November and December. Tents where the trees are sold can be seen from the Highway 101.
Why is it hazardous to build this essential services building project on the Christmas Tree Lot?
The Christmas Tree Lot has the following technical problems that make the site more hazardous and, therefore, the site is not a suitable location for this essential service facility:
Flood Hazards: The Christmas Tree Lot is in a FEMA designated flood zone A1 and the approved site is not in a FEMA designated flood zone. In addition, there is a stream (South Fork Gallinas Creek) that runs under the site (which is culverted) that connects to a water course that surfaces and runs along Highway 101. This is a direct water path that makes this area vulnerable to flooding during extreme rain fall and high tide. A flood cannot reasonably be prevented from occurring on this site and the surrounding area around the site. If an Emergency Operations Facility were placed on the Christmas Tree Lot, there is a risk that a flood may prevent this building from functioning after a major disaster.
Liquefaction Hazards: The Christmas Tree Lot is in a high/very high liquefaction zone while the approved site is in a moderate/very low zone. In an earthquake, liquefied soil can severely damage a building and render it non-functional. Obviously, this is unacceptable for an essential service facility.
Seismic Amplification Hazards: According to the USGS, “ground shaking is the primary cause of earthquake damage to man-made structures.” “Seismologist have observed that some districts tend to repeatedly experience stronger seismic shaking than others.” According to maps in the County Wide Plan, the Christmas Tree lot is located in Type ‘E’ soil: “The strongest amplification of shaking is expected for this soil type.” The approved site is Type ‘C’ soil. “The shaking amplification for soil type C would not be as significant as for soil type D and E.”
Existing Streams: There is a stream (South Fork Gallinas Creek) that runs under the Christmas Tree Lot site in a culvert. In addition, there is a water course that runs along Highway 101 of the site and connects to the culvert. This fact reduces the amount of useable square footage that can be built on.
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| During the recent Jan 4th 2008 storm, approximately 8-10% of the Christmas Tree Lot site flooded with an observed depth of roughly 1 foot to 4 feet. No flooding was seen at the preferred site. |
Building collapse in the Marina District. The first story of this three story structure failed when ground shaking was intensified by liquefaction. The second story collapsed, leaving only the third story. 1989 Photo: D. Perkins, U.S.G.S. |
Is the preferred site lower in elevation compared to the Christmas Tree Lot?
Elevation points are measured above “sea level” to plot a topographic survey used to determine flood potential (elevation points are not taken at street level because street levels vary). The Christmas Tree Lot elevations range from 6 feet to 12 feet and the preferred site for the Emergency Operations Facility ranges from 19 feet to 30 feet above sea level. This is one of the reasons why the Christmas Tree Lot is designated a 100 year flood zone area, while the preferred site is not.
Why can’t the facility be located somewhere else in the County?
Over 70+ relief and rescue administration workers from the Civic Center Building must immediately go to Emergency Operations Facility during a major disaster. Close proximity between these two facilities is vital to operational effectiveness and responsiveness to the life safety needs of the public. In addition, the preferred site is already owned by the County. Therefore, taxpayers save a significant amount of money by the County not acquiring land. Also it will take the less time to develop.
Other benefits of the preferred site include:
•Largest site provides the most design flexibility to address functional and community issues
•This is the safest site because it isn’t located in a FEMA designated 100-year flood zone, high liquefaction zone or high seismic amplification zone.
•There are fewer competing Civic Center uses with this site from other existing operations
•This site can be developed without interference from other Civic Center services
•The lower topography can create a building in harmony with the historic Marin County Civic Center
Generally speaking, most of the square footage allocated for transit stations usually goes to parking. According to design diagrams from the SMART Environmental Impact Report, the station itself is under Highway 101, but the parking needed to support this station takes up a significant amount of space (roughly 1/3) on the Christmas Tree Lot. The parking area has also been designated for future transit related uses to help relieve congestion.
In April 2005, the Marin Center Renaissance Partnership completed the Marin Center Master Vision Plan. This plan recommended that a permanent farmers’ market be located at the Christmas Tree Lot. Currently, a farmers’ market is being planned for this site. In early February 2008, the Board of Supervisors approved County staff to develop a Request for Interest/Request for Proposal to identify a partner who would create a permanent farmers’ market on part of the Christmas Tree Lot.
Approved in 1992, the boundaries specified in this Measure on the west side of Civic Center Drive were considered the most sensitive areas in preserving the historical fabric of the Civic Center. This measure limits construction of any permanent facility west of Civic Center Drive to under 250 square feet unless the design is approved by a majority of all Marin voters. The Christmas Tree Lot site is within the boundaries of the original Measure A. However, the preferred site is not within these boundaries.
Is there a helicopter pad planned for this project?
No, the Sheriff Department has not requested this item and it is not in the current program.
What will happen to the Pentanque Courts and Interim Dog Park?
The Pentanque Courts and Interim Dog Park will not close-instead both will be relocated to a Jeanette Prandi site and McInnis Park, respectively.
According to the Department of Parks & Open Space, “the existing McInnis master plan has always included a conceptual space for a dog park near the creek and wetlands. Our revised master plan should relocate the dog park area to a less sensitive location. We hope to create a formal dog park where an informal use has occurred for many years at McInnis. The planning process will consider a designated space for new pentanque courts. We plan to begin the McInnis revised master plan process including public outreach later this spring. The outreach will likely include meetings with various stakeholder groups along with public meetings.” Part of the approved site has only been designated “temporary park use” by the County, while the remainder is a parking lot.
Are there going to be jail cells in the new EOF and will criminals be booked there?
No, criminals will be booked and/or held at the current jail facility.
Can you place the facility at the National Guard Armory?
No. The State of California, which is responsible for the National Guard Armory, has a leasehold on the property up to the year 2059.
Why is the adjacent San Rafael Fire Station being considered as an added scope to this project?
The existing City of San Rafael Fire Station is old and already slated for a major upgrade. Both the EOF and this fire station are essential service facilities. The City of San Rafael and County of Marin are exploring to see if cost savings and/or other benefits can be attained by designing and/or constructing the fire station with the EOF. |
