HomeMy WebLinkAboutResolution No. 6149RESOLUTION NO. C,14cl
A RESOLUTION AUTHORIZING THE SIGNING OF A
CONTRACT, LEASE OR AGREEMENT
THE CITY COUNCIL OF THE CITY OF SAN RAFAEL RESOLVES as follows:
The MAYOR and CITY CLERK are authorized to execute, on behalf of
the City of San Rafael, a contract, lease or agreement with
QUAIL HILL, INC.
a copy of which is hereby attached and by this reference made a part
hereof.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby
certify that the foregoing resolution was duly and regularly intro-
duced and adopted at a regular meeting of the City Council of said
City held on
Monday
the third
19 81 , by the following vote, to wit:
day of August ,
AYES: COUNCILMEMBERS:Miskimen, Nixon & Acting Mayor Jensen
NOES: COUNCILMEA11BERS : Breiner
ABSENT: COUNCILMEMBERS:Mayor Mulryan
J NNE M. LEONCINI, City Clerk
--
AGREEMENT RE QUAIL HILL PLATEAU,
This agreement is entered into this 3rddav of Auqust, 1981,
by and between the City of San Rafael, a municipal corporation
organized and existing under the laws of the State of California
(hereinafter "City"), and Quail Hill, Inc., a corporation
organized and existing under the laws of State, -of California
(hereinafter "QHI").
RECITALS
This Agreement is predicated upon the following facts:
RECITAL 1. QHI is the owner of certain real property in the
1 Northgate area of the City of San Rafael, commonly referred to as
I Quail Hill, and more specifically described as shown in attached
Exhibit "A";
RECITAL 2. Pursuant to Planning Commission Charter Ordinance
No. 851, and Charter Ordinance No. 956, QHI's Quail Hill property
is zoned "P -C", which provides for residential and commercial
development of said property in accordance with QHI's approved
Master Plan;
RECITAL 3. A portion of the Quail Hill Master Plan has been
completed, including the residential development and the
headquarters building for Commerce Clearing House;
RECITAL 4. OHI has now filed an application for construction
of additional office buildings on the plateau between the CCH
headquarters building and the townhouse area, as provided in its
Master Plan (a copv of said application is attached hereto and
incorporated herein as Exhibit "B");
RECITAL 5. After a thorough review of the environmental
impact of the proposed development, including the short-term
project construction impacts of truck traffic, air quality and
dust, noise and erosion, and the long-term effects of visual
impacts, traffic qeneration and hvdrological and qeotechnical
impacts, and taking into account the studies undertaken by the City
regarding cumulative traffic impacts in the Northqate area and the
mitigation of said impacts by QHI's proposals, the Citv and QHI now
desire to enter into an agreement to supplement and clarify the,
original P -C Zoning and Master Plan, and to clarify and define
with greater specificity the permitted future development of said
property.
NOW, THEREFORE, in consideration of the mutual promises,
compromises and considerations of the other, the Citv and QHI
agree as follows:
mc
(L_':10PY
PARAGRAPH 1. This Agreement Re Quail Hill Plateau is a
supplement to and clarification of the previous P -C Zoning and
Master Plan approval granted by the Citv in 1967. To the extent
that any provision of this a4reement is in conflict with prior
agreements, ordinances, or approvals, this agreement shall be
controlling. To the extent that the prior P -C Zoning ordinance and
Master Plan approval are not in conflict with this Agreement,
however, they shall remain in full force and effect.
PARAGRAPH 2. The City takes the position that the continued
development of Quail Hill is subject to the provisions of the
California Environmental Quality Act; QHI takes the position that
the California Environmental Quality Act does not apply to the
subject development. An integral Dart of this Agreement is the
imposition of traffic mitigation fees by the City. Such imposition
is based upon the City's authority to require such fees from QHI.
PARAGRAPH 3. QHI shall he permitted to construct 183,000
square feet of net rentable office space, which will be occupied
as office space, on the plateau of Quail Hill, as described in the
plans of Marquis and Associates, architects, dated September 15, 1980
(Exhibit B).
PARAGRAPH 4. QHI shall be permitted to convert a portion
(24,000 square feet) of the existing parking space in the Commerce
Clearinq House headquarters building on Quail Hill to office use,
as described in the plans of Marquis and Associates (Exhibit B).
PARAGRAPH 5. With regard to the construction described in
paragraph 3 above, and as mitigation to those impacts on traffic
and circulation identified in the Wilbur Smith traffic study, QHI
shall take the following traffic mitigation measures:
(a) QHI shall provide a shuttle or jitney service which
will carry occupants of said office facilities to a public
transportation facility.
(b) QHI shall require the occupants of said office
facilities to institute and maintain a- "flex -time" or staggered -
work -hours program which will diminish the number of persons
leaving these office facilities at the hour of 5:00 p.m. daily.
(c) QHI shall require the occupants of said office
facilities to institute and maintain a ride -sharing program to
diminish the number of persons driving separately to and from work.
(d) QHI shall provide a child day-care center as part, of
the office complex.
(e) QHI shall construct an athletic facility as part of
the office complex.
-2-
(f) QHI shall make available a dining facility as part
of the office complex.
(g) These measures shall be implemented in accordance
with the letter of DKS Associates dated June 8, 1981 (Exhibit C)
and the plans of Marquis and Associates (Exhibit B).
PARAGRAPH 6. In addition to the traffic mitigation measures
described in paragraph 5 above, a traffic mitigation fee of
$187,758 will be imposed. This fee has been determined as follows:
(a) As part of its Northgate plan, the City has
determined that a traffic mitigation fee of $1.71 per square foot
of office space shall be imposed, subject to reduction by virtue
of traffic mitigation measures. (In the event that the City
reduces the base traffic mitigation fee of $1.71 per square foot
for office space, the fees provided in this agreement shall be
reduced proportionately.)
(b) The City's traffic mitigation fee for 183,000
square feet of office space, without mitigation measures under-
taken, is $312,930.00.
(c) The City and QHI have agreed that, if the traffic
measures described in paragraph 5 above are undertaken, peakperiod
traffic trips from the office complex will be reduced by 40%.
(d) $312,930 less 40% mitigation equals $187,758.00.
(e) In the event that QHI fails to construct or employ
any of the traffic mitigation measures described in paragraph 5
above, an additional traffic mitigation fee may he imposed based
on the ratio between the omitted mitigation measure and the total
of the mitigation measures described in paragraph 6 above. This
ratio shall be determined in accordance with the calculations
contained in the opinion letter of DKS Associates dated June 8,
1981 (Exhibit C). The reduction of peak -period trips shall be
a measure employed in making this determination.
PARAGRAPH 7. with regard to architectural approval of the
construction described in paragraph 3 above, the City has reviewed
the preliminary plans, drawings and renderings contained in
Exhibit B. If the final architectural .proposals conform generally
to the preliminary plans contained in Exhibit B, the City will
grant its prompt architectural approval of said proposals.
The parties agree that final design review and approval shall
be granted by the Planning Commission (subject to appeal to the
City Council), and that such review and approval shall be on a
basis consistent with the terms of this agreement.
-3-
PARAGRAPH 8. With regard to the conversion of the narking
garage to office or machine use as described in paragraph 4 above,
it is anticipated by the Darties that, because•of traffic
mitigation measures such as flex -time and/or staggered work hours,
and the relatively small number of employees who will occupy this
converted space, there will be no additional neak period traffic
generated by this space. On this basis, no traffic mitigation fee
will be imposed for said conversion. However, before a building
permit is issued regarding this conversion, QHI will be required
to furnish, to the City's reasonable satisfaction, an opinion
letter from QHI's traffic consultant indicating that, as a result
of traffic mitigation measures and the use to which this converted
space is to be put, there will be no additional peak -period trips
generated by this conversion. In the event that said traffic
consultants determine that additional peak period trips will be
generated by said space, a traffic mitigation fee may be imposed,
to be determined by the following formula:
$1.71 times the number of square feet of office space to be
occupied as office space in'the converted area, minus the
mitigation factor produced by the traffic mitigation measures
employed. If, for example, the entire 24,000 square feet is
occupied as office space, and if peak -period trip generation is
mitigated 40% due to such measures, the mitigation fee would be
$24,624.00.
PARAGRAPH 9. All traffic mitigation fees paid by QHI shall
first be used by the City to improve the intersection of Northqate
Drive and Tomas Gallinas Avenue; anv remaining fees may be used to
improve other intersections directly affected by this development.
Said fees shall not be used for any purpose other than improvement
of streets and intersections in the area directly impacted by
traffic generated by this development.
PARAGRAPH 10. With reqard to the lower portion of Quail
Hill, the City and QHI have aqreed to enter into a Development
Agreement pursuant to Government Code §§ 65864 - 65869.5.
A draft copy of this proposed development agreement is
attached as Exhibit D. The parties agree that this development
agreement shall be processed in an expedient manner, consistent
with the Government Code sections cited above. The parties
further agree that the provisions of paragraph 4 of said develop-
ment agreement are an integral part of the consideration for this
Agreement Re Quail Hill Plateau.
PARAGRAPH 11. The burdens of
benefits of the Agreement inure to
or assignees of the parties to it.
-4-
this Agreement bind and the
the successors in interest to
PARAGRAPH 12. Periodic review of compliance with Aqreement:
(a) The Citv shall review this Aqreement at least once
every 12 -month period from the date this Agreement is executed.
(b) During each period review by the City, QHI is
required to demonstrate good faith compliance with the terms of
this Agreement. QHI agrees to furnish such evidence of good faith
compliance as the City in the reasonable exercise of its
discretion may require, including but not limited to a report on
mitiqation measures.
(c) QHI shall comply with all conditions imposed by
E.D. 80-66, U.P. 80-80, and V. 8-15.
PARAGRAPH 13. If legal action by either party is brought
because of breach of this Aqreement or to enforce a provision of
this Agreement, the prevailing party is entitled to reasonable
attorneys fees and court costs.
PARAGRAPH 14. Rules of construction and miscellaneous terms:
(a) The sinqular includes the plural; the masculine
gender includes the feminine; "shall" is mandatory, "may" is
permissive.
(b) If a part of this Agreement is held to be invalid,
the remainder of the Agreement is not affected.
(c) If there is more than one signer of this Aqreement
their obliqations are -joint and several.
(d) Any time limits set forth in this Aqreement may be
extended by mutual consent of the parties.
I&M
IN WITNESS WHEREOF, this Agreement has been executed by the
parties on the day and year first above written.
APPKVEDj`FO
ROBERT F" BEYER`eTigy Ma ager
WI LI B AR
Assistant City At orney
CITY OF .-qPrN7 RAF
B Y :� -L-T�-
FRED ; rEN EN, cting Mayor
ATTEST:
JT
A N M. LEONCININ, City Clerk
QUAIL HILL I C
BY:
RICHARD K.'- UNCAL
!M.
Lot 3 as the same is shown ani] delineaLn(I on that certain r-.iap
entitled "clap of Quail IIill, San Pafae]., Californi-i" pan(
recorded in Book 15 of 'labs, page 22, r)fficial Records of
tte County Recorder of the county or °jarin, State nf. California.
i%
SAN, RAFAEL PLAN.- --4C- 1400 5 th Ave. , SAN RAFAEL, a^? , (415)_ 456-11 12
tTHESE!FORMS ARE CARBON TREATED. PLEASE RETURN IN TRIPLICATE. PLEASE PRINT OR TYPE.
APPLICATION TYPE:
Rezoning
Design Review
Parcel Map
Reversion to. Acreage
Amendment
X Use Permit
Tent. Subdivision,
4 or Fewer Lots
Final Map
Sign Review
Other
Property San Rafael
Street Address : Quail Hill-Thorndale Dr. ,
Property
Owner's Name: Quail Hill,- Inc.
Owner's Quail Hill - Thorndale Dr., San Rafael,
Address: — - —
Authorized.
Representatives Name (s)
Marquis Associates
Variance
Tent. Subdivision,
5 or More Lots
Certificate of
Compliance
Extension
Assessor's 175-360-04
Parcel # 175-360-06
Phone: 472-3100
CA 94903'
Phone(s): 788-2644
k�
Representatives
Address(es): 243 Vallejo St., San Francisco, CA 94111
Existing Acreage of
E x i s t i ng Office and vacant Zoning: PC Property: • 9-1/2 acrE
Property Use:
PLEASE EXPLAIN WHAT YOU WANT AND WHY:
surrounded by 19 plus acres of open space.
tae are requesting the following uses for this site:
office space 183,000 net sg ft in two buii(functionally,
four separate buildings).
2.Parking garage for 769 cars.
3. Da care facilities - 3,000 sq. ft. ft
4. Recreation center - a . roximately 4,000
facilities plus pool, deck tennis court and small community room.
5; Conversion of the middle floor of existingCommerce ClearingHouse
building from parking to office space.
ACKNOWLEDGEMENTS
I. I acknowledge that all materials submitted In conjunction with this form shall be considered a part of this applleatlon.
2. I acknowledge that this Application will not be considered filed and processing may not be Initiated until the planning department
determines that the submittal Is complete with all necessary lnformam
tlon and Is "accepted as coplete". The city will notl(y the
l appllcat}en dcflelen�.Ics no later than JO days following application submittal.
applicant of al
), I have read chapters 14.76, 14.80, And 14.92 of the San Rafael Municipal Code and I declare under penalty of perjury that the Information
contained In this application Is true and correct to the best of my knowledge.
mthe properly c* Ier authorizes the listed representative(s) to appear before the planning commission
4. By signature on this for, and to Elle
the o.nier's behalf. This authorizatlon expires 90 days from the date of signature.
applications,tune plans and other InforANtlon on
I, 91910 RF_PRESENTATIVES:
01, Id ER' X
PLEASE DO NOT WRITE BELOW THIS LINE Fres Date Accepted
App. Reed Date
Submitted Paid:As Complete:
B 19 Per Ord# Res//
Director's Action: 19
Zoning Admin. Action: - 19
Commission Action:
Conditions/Remarks:
APPLICATION
11
r►
SAN.RAFAEL PLANNI,.,, 1400 5t Ave., SAN kr{FAEL, ;.j02, (415) 456-1112
THESE FORMS ARE CARBON TREATED. F�EASE RETURN IN QUADRUPLICATE. PLEASE PRINT OR TYPE.
APPLICATION TYPE:
Rezoning
Design Review
Parcel Map
Reversion to' Acreage
Amendment
Use Permit
Tent. Subdivision,
4 or Fewer Lots
Final Map
Sign Review
Other
X Variance
Tent. Subdivision[
5 or More Lots
Certificate of
Compliance
Extension
Property Assessor's
Street Address: Quail Hill - Thorndale Dr. ,. San Rafael Parcel '#175-360-06'
Property
Owner's Name: Quail Hill, Inc.
0 n 's
Phone: 472-3100
w er
Address., Quail Hill - Thorndale Drive, San Rafael, CA 94903
Authorized
Representatives Name(s); Marquis Associates
Representatives
Address(es): 243 Vallejo Street, San Francisco,
Existing Existing
Property Use: Office and vacant Zoning: PC
Phones) G_ 788-2644
CA 94111
Acreage_ of
-1/2
Property: 9 acre
PLEASE EXPLAIN WHAT YOU WANT AND WHY: surrounded by 19 acres of open space.
The owner requests a variance in -the parking requirements from 200 sq. ft.
parking space to 300 net sq. ft./parking space, for the following reasons:
1 Uriiq_ue site constraints: On this limited site, there's no room
for additional parking without excessive excavation.
2; Maintenance -of property rights: Original approved P.U.D. was
based on a 300 sq. ft./parking space ratio.
3. No adverse effect on Public Health, Safety .& jgelfare -
Recent Traffic Impact Study by DKS (July 1980) indicates that the
requested ratio will provide adequate parking for the project.
ACKNOWLEDGEMENTS _
1 acknowledge that all ..sterlals submitted In conjunction with this form shall be considered a part of tills application.
!. 1 acknowledge that this appllcatlon will not be'consldcred filed and processing may not be Initiated untlI the planning department
_determines that the submittal Is corplete with all necessary Information and Is "accepted as co.-+plete". The city will notify the
applicant of all application deficiencies no later than 30 days following application submittal.
1. 1 have read chapters 14.76, 111..80, and 14.92 of the San Rafael Municipal Code and 1 declare under penalty of perjury that the Infor,rvttlon
contained In this application Is true and correct to the best of my knowledge.
4. By slgnature on this form, the property c—er authorizes the listed representat Ne(s) to appear before the planning co—I sslon and to fll.
appllca[l�ons, plans and other Information on the c-ncr's behalf. This authorizatlon expires 90 days from the date of slgnature.
��� _nA . 9/9/80 REPRESENTATIVES: N LCa�Qc A�� DATE.9
OWIV E R %/`
PLEASE DO NOT WRITE BELOW THIS LINE
App. Recld Date
By: Submitted:
Director's Action:
Zoning- Admin. Action:
Commission Action:
Conditions/Remarks:
n -. 1n'',q
Fees
Paid.
K
Date Accepted
As Complete:
Per Ord' Rest/
19
19
APPLICATION fro
SAN RAFAEL PLANNI 1400 5th Ave., SAri KAI-K
THESE' FORMS ARE' CARBON TREATLO.
APPLICATION TYPE:
_ Rezoning,
X Design Review .
Parcel Map
Reversion to Acreage
Amendment'
PLEASE RETURN IN TRIPLICAI_. PLEASE PRINT OR'TYPE.a
Use Permit
Tent. Subdivlsi'on,
4 or Fewer Lot$
Final Map
Sign Review
Other
Variance
Tent. Subdivision,
5 or More trots
Certificate of
Compliance
Extension
Assessor's
Property
Street Address: Quail Hill - Thorndale Drive, San RafacPbrcel /! 175-360-0
Property Phone:
Owner's Name: Quail Hill, Inc.
Owner's
Address: Quail HillInc..
, Inc,'Thorndale Drive, San Rafael, CA 94903
Authorized-
Mar uis Associates Phone(s):788-2644
Representatives.Name(s): q
Representatives
Address(es): 243 Vallejo St. , San Francisco, CA 94111 Ik
Existing Existing Acreage, of
= Office and vacant Zoning: PC' Property: 9-1/2 acre
Property Use
n s ace
roan Cl e 1 1 1y acres o oee p
PLEASE EXPLAIN WHAT YOU WANT AND WHY:
it Hill, Inc. requests Desi n Review and Environmental Approval for interior
ovations to the middle floor of the existing Commerce Clearing House building
s >At
conform to. the approved PUD. The new building con -
new office buildings which
ns approximately -183,000 sq. ft. of office space -and underground parking for
cars. The office space is divided into two structures, -and the mass of the
lding is broken down with many roof terraces to. provide a'country-like setting.
building orientation and internal landscaped'courtyards provide energy con-
ving features. -The parking levels are buried on the street side and screened b)
es on the west side. The exterior will be exposed concrete and wood. The nev
ldings step up the hill towards Commerce Clearing house and are no higher than
existing -structure. The numerous proposed traffic mitigating measures are
.lin- c u y�y DKS , 5T-e_d J 5T-e_u I Y IV U u -
ACKNOWLEDGEMENTS
i. I acknowledge that all materials submitted In conjunction with this form shall be cunsldrred a part of this application. -
2. I acknowledge that this Application
will not be consldcrcd flied And processing may not be InitlAted until the plonnlna dcpartAent
determines that the submittal Is eomplet. with all necessary lnfor— tion And Is "Acceptrd at complrte". The city .111 notify the
applicant of all application deficiencies no later than JO days following application submittal.
J. 1 have read chapters 14.76, 14.80, and 14.92 of the San Rafael Municipal Code and I declare under penalty of perjury that the Infor.Ation
contained in this applleatlon Is true and correct to the.bcst of my knowledge.
A. By signature on this form, the Pro perLy p nef authorizes the listed representative($) to appear before the planning cc +11 ion and to flit
applications, plans and -other lnrorA.a lion on the o—er's bchalf. This authorization expires 90 days from the date of slslnwlura.
ZG �{l t, ATE: 7�//.4 L-1tEPRESENTATIVES:};��� ?.�/����-�� !�t.� DATE:3--
OWNER'�� '
PLEASE DO NOT WRITE BELOW THIS LINE
App. Rec d, Date
B Submitted:
Director's Action: _
Zoning Admin. Action:
Commission Action:
Conditions/Remarks:
`ern Pl -.9. 3 0t-1 1`1]8
Fees Date Accepted
Paid. As Complete:
19 Per Ord#- Res#
19
APPLICATION
Y
1
iiJY t4� d •�• _ V t
Cr
- 041"t
flip,�—
\I \�i�- t� y \'•n ,�t� '� 'T�;���'ti�a � \ 1` art i M
1�; \� l� �j \ I H +•� � -�- :t' .l'.... �a\` \ �.. mix' �H �{� CLx1 A' %� .� L
�, . 4.. A `�1`= ' • >;� - CImo- _
\�� `j��!••`'� y'�,� ,'�,t\I i
. ?; << .r �C� � 1_ / �� tom:'•. +`!�':ti�.- T. •' • �'i!�,�" - ...-` ., tµ�(`' �`\ \ � G I .'.� !'•i?�7¢'�j 1. \ ,, j �
��e,.o 11 - \x e 7 \ ����'54,���� �' . �f �\rs\W^' :C[•. �,. 11,1,13 ',�, rtj'�- � , _
MN
,,. •t• "�\.' ;'•r. °� ��,� `� r � � ice` �`,�;• �\ ���� L ��-�` t \ �E� 4��,�1\ ��{tj`�\, � � � .—,
Marquis Associates
Architecture • Planning • Interior Design -
MASTER SITE PLAN 25 APKI L 1980
243 Vailalo, Scan Francisco, Ca 04111 . - ten. '� 1
��lephone 415 788 2644 � °""" �`H" SAN��` "'`tMOfM'` _. _.. �"_
F=mC!D is A.;"T taco
1 r�
/ ,-
'D'
`_ .=.air _ - •, •,• • . _ ! � -
x '• � A
x x \ roti 164'
Marquis Associates
-..
Arshttoctura • Planning • Interior Design
243 W11810, bon 8 2644co, Cc 04111 QUAIL HILL SCALE 1' ' 4o' 2,5 APRIL Mo �
T®Iophone 016 7B8 28M �
4,
. . . . . . . .. . . ....
loll
179,
119,
Marquis Associates
Architecture - Planning • Interior Design LEVEL 3.
243 Vallolo. San Francleco, Ca 54111
TelaONxw 416 788 2644 QUAIL HILL 5CALE T' -4d 25 APKIL 1980 •
IDS'
m
'r—IS
(JA
Marquis Assoclates
Architecture - Planning - Interior Design LEVEL 4
2,0 Vallejo. Son Rancisco, Ca Mill -
Telephone 416 788 2644 QUAIL -HILL YALE V -4d 25APKIL198o
qA
214
<
214:
Akr
'7o o
FX
I
tpCP
</
I </
I /
Marquis Asaoclatoe
Architoctura • Planning y Intorlor Design
243 1(allelo, Son Fronclaoo, Co 94111
Tolaahono 416 788 2844
LLVL.L- 5
QUAIL H I LL ' scall- 1u. -4-o" zs RR.IL l78o'.
w
. ._. • - .. _ ..T - •• _•_- s1"til A 'I�n _.t T. .. ...; _. w .. '3. - •-• - .- .. .- _.. ..
j
</
Marquis Aaaoclotoo EV { .. 6 '
ArWtocturo • PlonnbW Intortor Doolgn _ '
243 , San Francisco, ca 94111Tolaphonephon� 416 788 2844 QUAIL,fllLL,.,,, SCALE' V. 4o' Z5 APKIL 1980
Tol
NORTH EA5T
t�f 1�1 ,per
i _ At
i�.� IIff
.. �� �illil � III, �II SII II 11 I
5OUTH EAST
MarqulaAasoc,ateaELEUAT�ON� ; OF 50UT14-bUILDING
! Archkect�crs • Planning • IriteriorDeslgd NQKTH-BUILDING SIMILAR
243 Vallejo, din Francisco, Ca 94111 ` J
%iophone 416 788 2644 �QUA I L � LL SC�L� I'- 4d 30 JULY 1980
}
50UT 4 W EST
f
P—mal
MorquIs AsawlatiD
Architectum - PlannIng 1 Intedor-Dissig6 ELEVATION5 OF NORTH-bUILPING
243 Vbllolo, Son Fronclsoo, Cc 04111
TWophmo 416 M 26" QUAIL14ILL SCALE T-4& 155EP198o
50UTH EAST
Marquee
Architecture - Planning Interior Design EE AT I ON 3 OF `ORTH- 6UIlDI'G
243 Vallejo, San Francisco, Ca 9,4111 QQAIL.HILL SCALE 1, 4d 15.,5EP 19(5
Telephone 415 768 2644
r -
y
Elk
_ �• n...0 I!_C. 4-G�,�:LLo..�d—.. -! ?_ a 1•• _ 4 �. ---�J� �Y��`l :F�
• II �IYIWu�d)y I4�IIw'�1WW-JtlLUIi I�'I �4Jr'i�9��11�ii�iJ'WI::.� h4.�' YaI I�14IL.�iS'�.3JlG r� ��•`
' -- �-:
SECTION -ELEVATION LOOKING NORTHWEST
130,E W F r' "M --`F: QUAIL 441 L L 14 mnY 198. -
t.m..,s
Y -
A
TFLEEb 'M b-
TKEf% 110 br-
f(E ., E -D
A,
1841 JF
< . .......
OF BUILDING AboyE
. ...........
1871
iv
OF LowEhr <
'—� —p. ;z' � �!:: �, — - \. ... . . ...............
YEL --------
GAY.ACP-- LF
A:
If
o A E
I t.
v� N �s / it , ~ �\ •^.........
LIN
E -'QF DU U4,6
JN
LING of Lowm'
y „{�9 \n ��; fes\ / <
rS \ .:/ .. 167 '! •..•r�
Marquis Associates
Architecture- Planning - Interior Design SITE PLAN
1. 17
Jt
3 Vallejo, Son Francisco, Co Milli.-
QUAIL 14ILL 3CALE. 11146 Zo JULY 198o
phona 415 788 2644 -
Associates
June 8, 1981
Mr. R. K. Duncan
Vice President Western Region
Commerce Clearing House
Quail Hill
Son Rafael, California 94903
&-+HlIBTT "C"
Traffic • Transportation - Engineering
Principals
Charles E. De Leuw, Jr., P.E.
William H. Dielrich, P.E.
Larry R. Grove. P.E.
Michael A. f;ennedy, P.E.
flans 11r. Kowe, P.E.
Richard T. Sauve, P.E.
Daniel T. Smith, Jr., P.E.
J
Dear Mr. Duncan:
Our previous report on the traffic impact of the proposed Quail Hill office building iden-
tified traffic estimates predicated on conditions typical of a suburban office complex
without consideration of the possible effects of various traffic mitigation measures.
The purpose of this letter is to outline the probable effects that would be obtained with
the introduction of traffic mitigation measures as proposed for the Quail Hill complex,
Background
The San Rafael General Plan states the desirability of providing jobs in San Rafael for
local residents and the desirability of having better transit connecting service between
Northgote Mall and their local activity centers such as the Civic Center. The proposed
Quail Hill office building and shuttle bus service implements both of these gbjectives.
Our analysis of the proposed Quail Hill office building found that the incremenicil traffic
iii Ixmis of this development would be fairly minor. Traffic from the new office ImiWing
would increase rush hour traffic flows by less than seven percent over existing traffic at
the critical intersections in the Freitas Parkway bottleneck area. =1.41
I
The analysis was based on uses comparable to the existing C.C.H. building and conserva-
tive estimates of eniployee densities. Thus, our analysis portrays the most pessimistic
traffic consequences of the (wail Hill Development. (This is in keeping with Environ-
mental Impact guidelines to present worst case findings.)
Traffic Mitigation
A number of mitigation measures are noted in our traffic report which will reduce the
relative traffic impact of Quail Hill including:
o A coordinated flex -time program to extend starting and leaving times over
approximately two hours.
405 14th Street, Suite 610, Oakland, California 94612 - 4151763-2061
-- c
Mr. R. K. Duncan
.tune 8, 1981
Page 2
o A shuttle bus to increase transit accessibility to Quail Hill and provide for
improved mid-day connection with Northgote Mall and other key activity cen-
ters in the immediate area.
o An agressive rideshoring program promoting carpool and transit occessibility
to the Quail Hill complex.
o An exercise center for the use of all employees.
o A day-care center.
o An on-site cafeteria.
The effect of each of these measures on the Quail Hill development are discussed below:
Flex -time
Flex -time can significantly reduce traffic leaving a facility at any given time. For
example, Fireman's Fund prior to early 1975 had over 90 percent of their employees start
and end work at the some time. An employee survey in late 1978 indicated that no more
than 21 percent of their employees start in any given IS minute period and a maximum of
49 percent of the employees start work within a one hour period.
The Terra Linda Valley Traffic Impact Report assumed 21 percent of the daily traffic
would occur in the peak hour for the Quail Hill complex. Fireman's Fund was found to
have 13.5 percent of their daily traffic in the peak hour. A target of IS percent of daily
traffic in the peak hour for the Quail Hill development would appear 'to be realistically
obtainable with a flex -time program to spread departing traffic over a two hour period
from 3:30 PM to 5:30 PM. This would effectively reduce PM peak hour traffic volumes
by, 30 percent.
Shuttle Bus
Quail Hill, because of its isolation and hilltop setting, tends to discourage transit usage.
A shuttle bus service between Quail Hill, Northgate Moil, Fireman's Fund (Northgote
East) and the Civic Center would greatly reduce this disincentive to transit use. A sur-
vey of employees at C.C.H. indicated that up to 28 percent of them would use Golden
Gate Transit to get to work if shuttle were provided. Allowing for a certain amount of
optimism in the responses, it might very well he possible that shuttle service would in-
crease transit ridership for employees at Quail Hill from the current 2 percent to approx-
imately 10 percent.
Rideshoring
Currently 26 percent of the employees at C.C.H. corpool to work. A continuing program
of rideshnring promotion directed at all employees in the (wail Hill development should
further enhance this morie -of tronsportation. Ovr!r onc-third of the current C.C.H. em-
ployees live in or north of Novato. With full develolxilent of «unit Hill, ciiiployers resid-
ing in the north are prime candidates for either varipools or carpools. An increase to 30
percent carpool and vanpool users appears in keeping with the rideshnring effectiveness
of Fireman's Fund which is over 30 percent.
Mr. R. K. Duncan
Jyne 8, 1981
Pnn,- I
Exercise Center
Exercise centers are particularly attractive for either before work or after work recrea-
tion. Assuming approximately 20 persons per day participate in an exercise program
of ter work (through the peak hour) a two percent reduction in peak hour traffic would be
anticipated. Additionally, the facility provides showers for employees who bicycle or jog
to work.
(Jay -Care Center
The day-care center by itself does not necessarily contribute to any traffic reduction in
the peak period. However, the location of the center in proximity to work significantly
simplifies the journey to work for employees needing child care and promotes greater
participation in rideshoring and transit as an alternative to the single occupant auto.
Sur nmaa
r
The cumulative effect of these mitigation measures are presented in Table I. It should
be noted that the table was constructed so as to avoid double counting the measures and
hence the cumulative effect of all measures is not the sum of the individual measures.
The most likely effect of on agressive program to implement the traffic mitigation
measures proposed Lor Quail Hill would be to reduce peak hour traffic by an estimated
380 trips or almost 40 percent.
Sincerely, I
DKS ASSOCIATES
William H. Dietrich
Vice President
WHD:sb
Attachment
Table I
EFFECT OF TRAFFIC MITIGATION MEASURES
Vehicle Trips Percent
in Peak Hour Reduction
Base Level* 980 vehicle trips -
(per Northgate Plan)
Mitigation measures considered
each by itself
690 vehicle trips
30 percent reduction
Flex -time (alone)
690 vehicle trips
30 percent reduction
11
Shuttle Bus (alone)
900 vehicle trips
8 percent reduction
Ridesharing (alone)
940 vehicle trips
4 percent reduction
Exercise Center (alone)
960 vehicle trips
2 percent reduction
Cumulative effect of
mitigation measures
Flex -time (cumulative)
690 vehicle trips
30 percent reduction
Flextime plus
Shuttle Bus (cumulative)
640 vehicle trips
3S percent reduction
,
Flex -time, Shuttle Bus plus
Ridesharing (cumulative)
610 vehicle trips
38 percent reduction
Flex -time, Shuttle Bus,
Ridesharing plus
Exercise Center (cumulative)
600 vehicle trips
39 percent reduction
* Base Level Vehicle trips based on 208,000 square -feet of new office snare on the top
of Quail Hill and ISO OOC' quare feet of office space at the southwest corner of
Northgate Drive and LlasGallinasRooad.
DEVELOPMENT AGRr EMENT
This agreement is entered into this day of August, 1981,
by and between the City of San Rafael, a municipal corporation
organized and existing under the laws of the State of California
(hereinafter "City"), and Quail Hill, Inc., a corporation
organized and existing under the laws of State of California
(hereinafter "QHI").
RECITALS
This Agreement is predicated upon the following facts:
RECITAL 1. QHI is the owner of certain real property in the
Northgate area of the City of San Rafael, commonly referred to as
Quail Hill, and more specifically described as shown in attached
Exhibit "A";
RECITAL 2. Pursuant to Planning Commission Charter Ordinance
No. 851, and Charter Ordinance No. 956, QHI's Quail Hill property
is zoned "P -C", which provides for residential and commercial
development of said property in accordance with QHI's approved
Master Plan;
RECITAL 3. A portion of the Quail Hill Master Plan has been
completed, including the residential development and the
headquarters building for Commerce Clearinq House;
RECITAL 4. The City and QHI have Previously entered into an
Agreement re Quail Hill Plateau dated July , 1981, with regard
to the development of the Plateau between tEe CCH Headquarters
Building and the residential development. (Exhibit "B")
RECITAL 5. After a thorough review of the environmental
impact of the proposed development, including the short-term
project construction impacts of truck traffic, air quality and
dust, noise and erosion, and the long-term effects of visual
impacts, traffic generation and hvdrological and geotechnical
impacts, and taking into account the studies undertaken by the
City regarding cumulative traffic impacts in the Northqate area
and the mitigation of said impacts by QHI's proposals, the City
and QHI now desire to enter into an agreement to suoplement and
amend the original P -C Zoning and Master Plan, and to clarify and
define with greater snecificity the Permitted future development
of the lower portion of Quail Hill, as described in Exhibit "A".
RECITAL 6. Government Code Sections 65864-65869.5 authorize
the City to enter into binding development agreements with persons
having legal or equitable interests in real property for the
development of such property;
-1--
RECITAL 7. Under Sec. 65865 the City has adopted rules and
regulations establishing procedures and requirements for
consideration of development agreements;
--RECITAL 8. The City Council has found that this development
agreement is consistent -with the qeneral elan; and
RECITAL 9. On July 20, 1981, the City Council of City
adopted Ordinance No. approving the development agreement with
QHI and the ordinance thereafter took effect on July _, 1981.
NOW, THEREFORE, in consideration of the mutual promises,
compromises and considerations of the other, the City and QHI
agree as follows:
PARAGRAPH 1. This Development Aareement is a supplement to
and clarification of the previous P -C Zoning and Master Plan
approval granted by the City in 1967. To the extent that any
provision of this agreement is in conflict with prior agreements,
ordinances, or approvals, this agreement shall be controlling. To
the extent that the prior P -C Zoninq ordinance and Master Plan
approval are'not in conflict with this Development Agreement,
however, they shall remain in full force and effect.
PARAGRAPH 2. The City takes the position that the continued
development of Quail Hill is subject to the provisions of the
California Environmental Qualitv Act; QHI takes the position that
the California Environmental Qualitv Act does not apply to the
subject development. An integral Dart of this Agreement is the
imposition of traffic mitigation fees by the City. Such imposition
is based upon the City's authority to require such fees from QHI.
PARAGRAPH 3. This Development Aareement shall not have any
fixed termination date.
PARAGRAPH 4. Although there is no building application
presently pendinq before the City for the lower portion of Quail
Hill, the parties desire to delineate further the uses that may be
made of this area. This area is described with Darticularity in
Exhibit A. In the original Master Plan approved in 1967, it was
provided that a ten -story, 120,000 square foot office building
would be constructed on this site. At this time, the parties wish
to amend the Master Plan as follows:
(a) QHI, or its successor or assignee, may construct on
said lower portion of the property an office building, or other
facility consistent with the P -C Zoning, which will generate ur) to
165 peak -period traffic trips.
(b) If such a building is constructed, and if it is
determined by QHI's traffic consultants, to the reasonable
-2-
P
r 1
satisfaction of the City, that 165 peak trips would be generated by
said building, the traffic mitigation fee would be $102,600.00.
(c) If, because of the square footaqe of such building,
the use made of such building, or the traffic mitigation measures
employed (as demonstrated to the reasonable satisfaction of the
City -by QHI's traffic consultants), less than 165 peak -period
traffic trios will be generated, a base traffic mitigation fee of
$621.18 per trip will be imposed.
(d) The traffic mitiqation fees provided in this
paragraph are expressed in terms of 1981 dollars. In the event
that said fees are finally determined after 1981, thev shall be
adjusted as follows:
The Index ("Index"), which is last
published prior to t e imposition of said traffic mitigation fee
("Final Index"), shall be compared with the Index last published in
the calendar year 1981 ("Beginninq Index").
If the Final Index has increased or decreased over the
Beginning Index, the actual base traffic mitigation fee shall be set
by multiplyinq the 1981 base fee provided in subparagraphs (b) and (c)
above by a fraction, the numerator of which is the Final Index and the
denominator of which is the Beqinning Index.
In no event, however, shall the base traffic mitiqation fee
(prior to credits for mitigation measures) imposed on QHI by
virtue of this agreement be in excess of the base traffic mitiga-
tion fee charged to others in the Northqate area, on a per
peak -period -trip basis, at the time said fee is imposed.
(e) By way of illustration, and not by way of limitation,
it is agreed that an office buildinq containing 60,000 square feet
of net rentable office space, to be occupied as office space, will
generate 165 peak -period trips, if no traffic mitigation measures
are employed.
(f) The City shall retain architectural approval over
all construction on said site. Such approval shall not be
unreasonably withheld, and shall not prevent development of the
land for the uses and to the density or intensity of development
set forth in this agreement.
(g) All traffic mitigation fees paid by QHI shall be
used by the City to improve the intersection of Northgate Drive
and Las Gallinas Avenue.
PARAGRAPH 5. The burdens of this Agreement bind and the
benefits of the Agreement inure to the successors in interest to
the parties to it.
-3-
PARAGRAPH 6. The rules, regulations and official policies
governing permitted uses of the property, the density of the real
property, the design, improvement and construction standards and
specifications applicable to development of the real property are
those -rules, regulations and official policies in force at the
time of the execution of this Agreement.
PARAGRAPH -7. Periodic review of compliance with Agreement:
(a) The City shall review this Agreement at least once
every 12 -month period from the date this Agreement is executed.
(b) During each period review by the City, QHI is required
to demonstrate good faith compliance with the terms of this Aqreement.
QHI agrees to furnish such evidence of qood faith compliance as
the City in the reasonable exercise of its discretion may require.
PARAGRAPH 8. This Agreement may be amended or cancelled in
whole or in part only by mutual consent of the parties and in the
manner provided for in Govt. Code sections 65868, 65867, 658.67.5.
PARAGRAPH 9. If legal action by either party is brought
because of breach of this Agreement or to enforce a provision of
this Agreement, the prevailing party is entitled to reasonable
attorneys fees and court costs.
PARAGRAPH 10. Rules of construction and miscellaneous terms:
(a) The singular includes the plural; the masculine gender
includes the feminine; "shall" is mandatory, "may" is permissive.
(b) If a part of this Agreement is held to be invalid,
the remainder of the Agreement is not affected.
(c) If there is more than one signer of this Agreement
their obligations are joint and several.
(d) Any time limits set forth in this Agreement'may be
extended by mutual consent of the parties.
-4-
IN WITNESS WHEREOF, this Agreement has been executed by the
parties on the day and year first above written.
CITY OF SAN RAFAEL
-- B Y : '
LAWRENCE MULRYAN, Mayor
- Attest:
JEANNE LEONCINI, City Clerk
Approved as to form:
ROBERT BEYER, City Manager
WILLIAM T. BULLARD,
Assistant Citv Attorney
QUAIL HILL, INC.
B Y_ :
RICHARD K. DUNCAN
-5-
0
1ti