HomeMy WebLinkAboutDRB 2019-03-05 #2SAN RAFAEL
THE CITY WITH A MISSION
Community Development Department — Planning Division
Meeting Date: March 5, 2019
Case Numbers: ED18-106;UP18-045
Project Planner: Ali Giudice 415-485-3092
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1201 Fifth Avenue — Request for a Use Permit and Environmental and Design Review Permit
to allow demolition of a 12,000 square foot bank building located on a 28,719 square foot lot
and construction of a 70,000 square foot, 140 -room hotel building with 87 on-site parking
spaces and associated guest amenities. A Use Permit is required to allow hotels in the 5/M
R/O zoning district and to allow a height bonus of 12 feet above the allowable height of 42
feet. Environmental Design Review is required for all major projects; APNS: 011-212-03;
Fifth/Mission Residential/Office District (5/M R/O) Zoning District; Geoff Forner,Applicant;
1201 Fifth Avenue, LLC, Owner; Downtown Neighborhood.
PROPERTY FACTS
Location
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site: Fifth/Mission Residential/Office
5/M RIO District
Vacant office building
North:
Fifth/Mission Residential/Office
5/M R/O District
Bank/Financial Services
South:
Fourth Street Retail Core
4SRC District
Apartment Building/Retail
East:.
Fifth/Missign Residential/Office
5/M R/O District
Office/Financial Services
West:
Fifth/Mission Residential/Office
5/M R/O District
Public Parking
Lot Size
Grading
Lot Coverage (Max.)
Required:
6,000 square feet
Allowed: N/A
Proposed:
28,719 square feet (existing)
Proposed: N/A
Height
Allowed: 54 feet
(42 feet +12 -foot hotel height bonus)
Proposed: 55.58 feet
Parking
Required: 76 (per parking study)
Proposed: 87 parking spaces
Landscaping (Min.)
Required: 10%
(2,800 square feet)
Proposed: Unknown
Tree Removal
N/A
FAR (Max.)
Allowed: Not applicable to hotels
Proposed: N/A
Usable Outdoor Area (Min.)
Required: N/A
Proposed: N/A
Setbacks
Required
Existing
Proposed
Front:
N/A
N/A
N/A
Side(s):
Street:
N/A
N/A
N/A
Interior:
N/A
N/A
N/A
Rear:
N/A
N/A
N/A
Grading
Total:
TBD
Cut:
TBD
Fill:
TBD
Off -Haul:
TBD
SUMMARY
The project is being referred to the Design Review Board (Board) for Environmental and Design Review
of a proposed new 140 -room hotel. The building would be 70,000 square feet in area and proposes a
height of 55 feet (54 feet is allowed with height bonus). The site is currently developed with a vacant
office building and associated access and parking. This project received Conceptual Design Review by
the Board on July 17, 2018. The Board generally agreed with staff that the site warrants a well-
designed project given its location in an important corner within the downtown. The boards comments
include the following:
Regarding the prior design, the Board felt that the design:
• Was too contemporary and too "stark" for this location;
• Needed to be softened through architecture and materials and colors.
The proposed design should.
• Include a design that considers existing architecture of surrounding development and
incorporate elements of existing buildings;
• Incorporate more architectural articulation;
• Accommodate an increased setback from sidewalk and provides a strong, -thought out
pedestrian entry with overhead coverage;
• Incorporate upper level building step back;
• Include street trees with the formal landscape plan.
Consideration should be given to the following:
• Consider using upper levels for meeting rooms;
• Consider a rooftop garden; Parking is currently being evaluated by the City
• Parking needs to be carefully evaluated; Engineer and will be considered by the Planning
• Address truck parking and turnaround areas. Commission as part of their decision on the project
Staff is seeking the Boards evaluation of the project based the applicable design criteria contained in
the General Plan policies, the San Rafael Design Guidelines for nonresidential development, and the
Good Design Guidelines for the Downtown, all of which are discussed below. In addition, the Board
should evaluate whether the project has adequately responded to the Board's feedback given to the
applicant as part of the Conceptual Review of the project. With the Board's recommendation, the
applicant will be able to seek a formal decision by the Planning Commission.
BACKGROUND
Site Description & Setting:
The project site is an approximately 28,000 -square foot slightly sloped lot (approx. 6%). The site is
bound by Fifth Avenue to the north and B Street to the east. Commercial office buildings are located
east beyond B Street and north beyond Fifth Avenue. A public parking structure is located to the west
of the property and a mixed use residential and commercial building is located to the south.
The site is currently developed with a one-story vacant office building, surface parking lot and
associated landscaping including mature trees located along the southwesterly corner of theproperty.
The original building design featured a drive through banking window, thus requiring a second
access/exit driveway. As such, vehicular access driveways are currently located on both B Street and
Fifth Avenue.
PROJECT DESCRIPTION
The applicant is requesting the Board's recommendation on Environmental and Design Review for a
new 140 -room hotel project. The proposal includes a building that is 55 feet high and 70,000 square
feet in area. Parking for 86 spaces would be provided within 2 parking decks. Access to these parking
decks would be from B Street (lower parking area) and from 5t" Avenue (upper parking area).
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Landscape plans show removal of 8 on-site trees and 1 street tree; and installation of 8 new street
trees (Chinese Pistache).
ANALYSIS
The Board is being asked to provide recommendations on the design of the project. The Board's
recommendations will be forwarded to the Planning Commission for a final decision on the project.
Staff has provided a general analysis of the project's consistency with the General Plan, Zoning
Ordinance and Design Guidelines as discussed below:
General Plan 2020 Consistency:
The site is designated as "Fifth Avenue Mission Residential/Office (5MR/0)" on the General Plan 2020
Land Use Map and hotels are an allowable use within this designation. Design policies relevant to the
downtown are included in the General Plan 2020. The following is list of design related policies that are
relevant to this project. A full list of General Plan Polices can be found in the General Plan:
Policy LU -12. Building Heights and Policy LU -13 Height Bonus
Height limits in the Downtown San Rafael area are varied. The maximum height limit for this property is
42 feet with an allowable height bonus of 12 feet with use permit approval. Therefore, the total
maximum height possible would be 54 feet (if approved by the Planning Commission). The proposed
55 -foot building height will need to be reduced to 54 feet in height. The Planning Commission will
consider the applicant's justification for the increase in height and the Board's recommendation on the
design of the project as part of a formal decision on the project.
Policy LU -14. Land Use Compatibility
Design new .development in mixed residential and commercial areas to minimize potential nuisance
effects and to enhance their surroundings.
The proposed project is a modern L- shaped building with the legs of the "L" bordering Fifth Avenue
and B Street. The first level of the building is primarily glass. A concrete base is introduced along B
Street to fill in where the lot slopes. Materials used for the upper levels is a mix of a warm colored brick
wall with glass panels for the guest rooms as well as at the base of the building along Fifth Ave. and B
Street. At the corner of Fifth and B, the first floor is setback creating a covered entry, which responds
to comments made by the board as part of the Conceptual Review. The design approach and
materials used are compatible with neighboring development.
Policy H-9. Funding for Affordable Housing
The project will be required to contribute to the City's affordable housing obligations as outlined in
SRMC Table 14.16.030-3. Hotel projects are considered non-residential developments with the
affordable housing obligation calculated as a rate of 0.0075 affordable housing units per 1,000 square
feet of hotel space plus 0.0225 per 1000 square feet of restaurant/bar, retail and/or meeting facilities
associated with the hotel. The applicant would be obligated to either provide the affordable housing on
site or pay an in -lieu fee which is calculated as the current per unit fee (currently at $343,969.47)
multiplied by the total number of required affordable housing unit (or fraction thereof). The applicant is
not proposing affordable housing units on site and instead will be seaking Planning Commission
approval for payment of fees in lieu of the affordable housing. The applicant's total obligation will be
calculated as part of the Planning Commission staff report.
Policy NH -18a. Hotel/Cineplex
Support the development of a hotel within the downtown district.
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The project is a hotel project with a requested height bonus, which is within the purview of the Planning
Commission (PC). The applicant will be seeking PC consideration on the height bonus and will need to
provide the PC with justification that there is a community benefit to the additional height.
General Plan Policies specific to Design of buildings in the Downtown
In addition to General Plan Policies above, the project will need to comply with design related policies
specific to the downtown and the land use category within which this project is located. These policies
include designs that step back the upper stories, use architectural elements and varied building design
and articulation to create visual interest, add landscaping and alcoves to improve pedestrian
environment. The Board is asked to provide feedback with respect to design related General Plan
Policies. The following is a list of policies applicable to this site:
Policy NH -15. Downtown Vision
Continue to implement Our Vision of Downtown San Rafael.
Policy NH -29. Downtown Design.
New and remodeled buildings must contribute to Downtown's hometown feel. Design elements that
enhance Downtown's identity and complement the existing attractive environment are encouraged and
may be required for locations with high visibility or for compatibility with historic structures. Design
considerations include:
• Varied and distinctive building designs,
• Sensitive treatment of historic resources,
• Generous landscaping to accent buildings,
• Appropriate materials and construction, and
• Site design and streetscape continuity.
Policy NH -30. Pedestrian Environments
Enhance Downtown's streets by establishing pedestrian environments appropriate to each District.
These environments could include the following:
• Well-designed window displays and views into retail stores,
• Outdoor businesses and street vendors,
• Signs that are easy for pedestrians to see and read,
• Sun -filled outdoor courtyards, plazas and seating areas,
• Attractive street furniture and lighting,
• Information kiosks and public art.
Policy NH -31. Ground Floor Designed for Pedestrians
Ensure that all buildings, regardless of height, are comfortable for people at the street level. This
includes:
• Relating wall and window heights to,the height of people,
• Use of architectural elements to create visual interest,
• Adding landscaping and insets and alcoves for pedestrian interest, and,
• Stepping upper stories back as building height increases.
Policy NH -45. Fifth/Mission Residential/Office District Design Considerations
Fifth/Mission design.
• Encourage an interesting diversity of building styles in the Fifth/Mission District ranging from
historic Victorians to well -articulated new office buildings. On Fifth Avenue west of E Street
and on the east and west ends of Mission Avenue:
• Design infill office and residential development to be compatible with existing neighborhood
qualities, and
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• Include landscaped front yards and historic building characteristics.
Fifth/Mission pedestrian character.
• Enhance the pedestrian character by preserving mature landscaping, planting more street
trees and by enhancing views down the cross streets. In addition, establish a strong visual
and pedestrian access connection on B Street from Boyd Park to Albert Park, and stronger
connections between the Fifth/Mission District and surrounding neighborhoods.
Program CD -10a. Nonresidential Design Guidelines - Visual Compatibility
Ensure that new structures are visually compatible with the neighborhood and encourage neighborhood
gathering places. Guidelines may address screening of service functions, materials and detailing,
screening of roof equipment, lighting, landscaping, outdoor cafe seating and pedestrian amenities.
Policy CD -18. Landscaping
Recognize the unique contribution provided by landscaping and make it a significant component of all
site design.
Policy CD -19. Lighting
Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare.
Policy CD -21. Parking Lot Landscaping
Provide parking lot landscaping to control heat build-up from pavement, reduce air pollution, provide
shade cover for vehicles and soften the appearance of the parking lot. Emphasize the use of trees and
limit the height of shrub plantings so as to avoid creating security problems.
Zoning Ordinance Consistency:
The site is -,.located within the 5/M RIO zoning district. Hotels are allowable uses with prior conditional
use permit review and approval by the Planning Commission. Environmental and design review is also
required for this project because it would involve demolition of an existing building, substantial grading
to accommodate the below grade parking deck and construction of a new hotel building. In addition to
compliance with the General Plan Policies noted above, the applicant will need to demonstrate
compliance with the San Rafael Design Guidelines for nonresidential development and the Good
Design Criteria for development in the downtown.
San Rafael Design Guidelines:
The project is required to comply with the City of San Rafael Design Guidelines for non-residential
development. The guidelines call for some of the same pedestrian oriented design and scale as what
is called for in the General Plan policies and include similar criteria that are included in the Zoning
Ordinance as codified performance standards. In general, the project complies with these design
guidelines. However, the Board is asked to provide guidance on the following:
• Shade trees should be provided in parking lots per the Zoning Ordinance
• Clearly define pedestrian movement through parking lots by using pavement treatment and
landscaped walkways.
• Adequate facilities for bicycle parking should be provided.
• Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area.
• Building entrances should be defined with architectural elements such as roof form changes,
awnings, or other architectural elements.
• Where appropriate, provide awnings to enhance the design of the building, provide weather
protection, and create a sense of human scale
• Use articulation, texturing and detailing on all concrete exposed to exterior view.
• Exterior materials should minimize reflectivity.
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• Use color to provide appropriate accents on a building.
Good Design Criteria for Future Development in the Downtown
In 2017, the City Council initiated a project to solicit guidance from local architects on what constitutes
good design. The key objective was to provide a unified approach at addressing appropriate
architecture for the downtown. On February 5, 2018 the Council received a presentation on the
proposed criteria for good design. This presentation was well received by the City Council. The Board
is being asked to evaluate the project for compliance with the criteria as follows:
• Each project should have an internally consistent design vocabulary
• Forms and materials should express the buildings design intent and context
• Design strategies such as "base, middle and top" are encouraged but not the sole design
alternative
• Height and bulk can be mitigated by step backs, articulation, use of different materials
• Projections over public right of ways shall be limited to bay windows, balconies and marquees
• Provide architectural interest such as strategic placement of forms and applied features and
special treatment at corners especially at intersecting streets
• Concentrate premium materials at point of maximum enjoyment
a. At street level
b. At building entrances
c. On highly visible architectural forms and elements
• Maintain pedestrian scale, especially at the lower floors
• Buildings should relate to established streetscape elements such as cornice lines, fenestration
or other shared elements.
• Historic and distinguished period buidings should be retained, restored, and if necessary
repurposed as a key element of place making
• New building design may include high quality contemporary architecture
• Use landscape to humanize and frame the build environment
• Use durable, reusable, flexible, permeable and repairable pavement materials
• All mechanical equipment shall be screened and shall not project above its enclosure
Board Discussion
In general, staff believes the project complies with the above standards. Staff seeks the Boards
guidance regarding the following:
• Overall consistency with the design related General Plan Policies and non-residential Design
Guidelines and the Good Design Criteria for Downtown Development;
• Whether the proposed design adequately responds to the following Board's comments, that
were provided as part of the Conceptual Design Review.
Regarding the prior design the board felt that the design:
• was too contemporary and too "stark" for this location;
• needed to be softened through architecture and materials and colors;
The proposed design should include
• A design that considers existing architecture of surrounding development and
incorporate elements of existing buildings;
• Incorporates more architectural articulation
• Accommodates an increased setback from sidewalk and provides a strong,
thought out pedestrian entry with overhead coverage;
• Incorporated upper level building step back;
• Need to include street trees with the formal landscape plan;
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Consideration should be given to the following:
• Consider using upper levels for meeting rooms;
• Consider a rooftop garden;
• Parking needs to be carefully evaluated;
• Address truck parking and turnaround areas;
NEIGHBORHOOD CORRESPONDENCE
Notice of the meeting was posted on site and mailed to the surrounding residents and property owners
within 300 feet, as well as the Downtown Business Improvement District at least 15 days prior to this
Design Review Board meeting. As of the writing of this report the City has received two comment
letters (Exhibit 2). Concerns are related to height, parking, and use of the site (which are within the
purview of the PC), as well as tree removal and paving materials for the parking lot.
CONCLUSION
The project is requesting a height bonus that allows a maximum height of 54 feet for this project at this
location. No FAR limits are required for hotel projects. The proposed project exceeds the allowable
height limit and therefore will have to be modified to a height of no more than 54 feet. Staff is requesting
the Board's input on the project with respect to compliance with design related General Plan Policies,
compliance with non-residential Design Guidelines and compliance with Good Design Criteria for
Development in the Downtown.
EXHIBITS
1. Project_ Narrative
2. Public Comment Letters
3. Project Design Sheets
4. Proposed Project Plans
Full-sized and reduced (11 "x 17') color plans have been provided to Board members only.
cc: 1201 Fifth Avenue, LLC, 1100 Fifth Avenue, Suite 300
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1201 FIFTH AVENUE, LLC
1101 FIFTH AVENUE #300
SAN RAFAEL, CA 94901
December 17, 2018
Alicia Guidice RECEIVE6
San Rafael City Hall- Community Development Department
1400 Fifth Avenue DEC I Cal
San Rafael, CA 94901 PLANNING
RE: Design Review and Use Permit Submittal for 1201 Fifth Avenue Hotel FIECEIVED
DEC R?N3
Dear Ms. Guidice, PLANNING
Following our July 17, 2018 Conceptual Design Review hearing, we have started fresh with a new
architectural firm, and a completely new building design. The new proposal incorporates the
comments and feedback from the DRB Members, Planning Staff and members of the public. We
are pleased to present the City of San Rafael with a revised building design and submittal package
for the AC San Rafael Hotel. The Hotel is located -on a single parcel, APN 011-212-03 at the
Southwest Corner of Fifth Avenue and B Street in Downtown San Rafael. This parcel is 28,719 SF
and is within the 5/M Residential/Office Zoning. In accordance with San Rafael Municipal Code
section 14.05.022, we are applying for Design Review, and a Conditional Use Permit for a Hotel Use.
In addition, we are requesting a height bonus based on code section 14.16.190.E.
We have partnered with AC Marriott to bring this exciting new 140 -room hotel to San Rafael. AC
Hotels have a contemporary style, and blend functionality with guest amenities. The Hotel is
designed to serve business and leisure guests with comfortable lounges, bars, meeting space and
outdoor courtyard space. These common areas will create desirable gathering areas for local
residents and hotel guests.
The Project complies with, and achieves San Rafael's General Plan goals and objectives. The
beautifully designed building will bring a much-needed resource to Downtown. The Project will
create jobs, and activate the Downtown at all hours of the day. The new hotel replaces an obsolete
building, and surface parking lot, and will create tremendous economic activity for the City, and
Downtown businesses.
The Project will support San Rafael's Alive After Five initiative by providing meeting, dining and
entertainment space to the public, while providing 140 guest rooms for hotel -stay. Guest and
public experience is further enhanced by the City's only roof deck. The Project will generate
Exhibit 1
economic benefits to the community with proceeds from the transient occupancy tax, and
additional economic activity Downtown.
Building Design
Looking to queues from the surrounding neighborhood, the design of the AC Marriot Hotel in San
Rafael seeks to be a contextual and timeless contribution to the rich pallet of architecture in the
Downtown San Rafael neighborhood. As shown on sheet A0.2, there are a number of building
vocabularies and elements that have influenced the project, such as recessed window openings in
brick, strong corner entry presences, clear defined base, middle and top, as well as prominent flat
roof canopy projections. The resulting building architecture provides transparency where there are
active uses, and visual interest in more solid portions of the facade, that breaks down scale and
even creates moments that change depending on the direction one approaches the project on foot
or a vehicle.
The base of the building encloses underground parking and is primarily comprised of textured
"board form" concrete that invites touch and shows depth across the surface, depending on the
angle of the sun. Along the private alley just south of the property, the concrete face of the garage
opens up to reveal plantings on mesh screens. Sitting atop the concrete is a glazed plane, with low
profile mullions, that forms a transparent ribbon along the sidewalk frontage the with views into
the active uses along the ground floor lobby, including an indoor bar/lounge, fitness center, and an
exterior patio and lounge in the rear courtyard. The glass is set back from the sidewalk 18", and in
that recess planters are formed in the textured concrete base. The glass ribbon briefly pushes the
concrete down along B Street, where the main feature stair between the garage and lobby
emerges, and then wraps up the corner of 5th and B to form a prominent lobby entry, and a
glowing lantern at night.
On either side of the glass corner, above the lobby level, are the guestroom wings, faced with warm
brick. Each guestroom, along the street front, features a punched window module recesses, with an
angled glass line. Where the angle forms a deeper recess, a golden/orange accent panel appears.
The direction of the angled glass plane within the modules actually varies from left to right across
the facade, meaning passers by will see the accent color emerge in different places as they
approach the building from North, East, West, or Southern vantages. Combined with wood texture
slats that screen mechanical intakes, these openings break down the scale of the brick faces and
offer a rich palette to engage the surrounding community. Prominent canopies, with wood
textured undersides, are used to signify building entries at the lobby and garage. Topping the
building is a generous flat roof canopy, accentuating the recess of the corner glass element, and
reducing visibility of rooftop equipment and masses.
Set back 4ft from the edge of canopy, the building roof deck is approximately 3,000 SF. To
encourage evening activity (in line with San Rafael's Alive After 5 initiative), along with the indoor
amenities provided at the lobby level, the roof deck offers a small bar area, lounge, plantings, and
gorgeous views of Mount Tam and Downtown San Rafael. The roof deck is located on the
courtyard side of the building, and is not visible from the public view. Glass railings will be on the
perimeter of the roof deck, and the roof deck will b -e accessed primarily from the elevator, as well
as both the North and South Stairs.
Community Benefits
The AC San Rafael Hotel will provide several benefits to the City of San Rafael.
1. General Plan Compliance:
The City's General Plan Land Use Policy 20 states, "Visitor accommodations are a desired
land use because they are a low traffic -generator and a high tax -generator, and because
they have identifiable benefits to the neighborhood such as, job training programs "
The proposed hotel will achieve this goal.
2. Redevelopment of Obsolete Building:
AC San Rafael Hotel replaces an outdated office building on a site predominately composed
of surface parking with a beautiful new building.
3. Increased Commerce
The project will increase commerce activity Downtown, and satisfy a need for a Downtown
Hotel. Business travelers visiting local businesses such as BioMarin, Autodesk, California Film
Institute, Dominican University and others, will be typical weekday guests. Leisure travelers
in town for local weddings, graduations from local schools, and other events will utilize the
hotel for weekend stays.
All user groups will benefit from the hotel's prominent, walkable location in close proximity
to all of Downtown San Rafael's shopping, dining, public transportation, entertainment, and
business venues. Similarly, Downtown businesses will benefit from the hotel guests who will
utilize amenities throughout the City.
4. Amenities for Local Residents and Visiting Guests
The Hotel will bring a key benefit to San Rafael residents by providing a contemporary bar,
meeting space, garden courtyard, and the City's only rooftop bar & lounge.
5. Employment Opportunities
The Project creates an employment opportunity in the community. Approximately 50
members of the community will be directly employed. Additional indirect jobs will also be
supported for local vendors, employees of Downtown businesses, as the users of the hotel
direct their spending in the community. An estimated 85 one-time construction jobs will be
created. See the attached summary of Project Economic Benefits.
6. Activates Downtown
The Project largely contributes to the City's Alive After Five initiative by providing 24-hour
accommodation Downtown for guests, as well as meeting, dining and entertainment space
located Downtown for all users.
7. Transient Occupancy Tax
The Hotel generates approximately $1.3M in annual tax revenue from the 12% Transient
Occupancy Tax in its first year of operation. Within the first 30 years of operations, the Hotel
is expected to generate a total of $52.6M in TOT revenues to the City.
8. Annual Property Taxes
The Hotel will generate an additional $290,000 of annual property taxes over the current
assessment, equivalent to an increase of $10.1 M of property taxes over a thirty year period.
The Food & Beverage operations will also provide substantial sales tax revenue to the City.
9. City Fees Generated
The Project will generate approximately $1.1 M of one-time City development impact, and
building, fees.
Height Bonus
Due to strong market demand and Marriott's requirements for a minimum room count of 140
rooms, it is necessary to request a height bonus to provide a sufficient room count.
As referenced in Municipal Code Section 14.16.190.E, and Land Use Policy 20 of the General Plan,
we are requesting an 11,'-4" height bonus. The Municipal Code allows for up to a 12' height bonus
in this zoning for a hotel use. Comments received from the July 17th Conceptual DRB Meeting had
included requests to recess the upper level. Due to Marriott's standard room design, this was one
design element we could not incorporate, but are confident the building's architecture sufficiently
reduces the massing by other methods.
A building height of 53'-4" is measured in accordance with UBC 1997, and demonstrated on Sheet
A6.0. UBC 1997 states that building on sites with greater than 10' of variance between the highest
and lowest points are to add 10' to the lowest elevation, and measure building height from that
datum point. San Rafael measures buildings to the top of the flat roof, and considers elevator
overruns, mechanical screening, roof deck screening, etc. as architectural elements. The elevations
on this site vary from 50.1' to 37.6'
Parking, Circulation and Traffic
Industry experts and Marriott Hotel's experience suggest that car sharing, carpools, Uber, Lyft and
other shared -options reduce the traditional parking requirements. These trends are anticipated to
only increase in coming years.
Hotel guests traveling from SFO and Oakland Airports will likely use Uber, Lyft, taxis, shuttles or
other forms of shared transportation to arrive at the AC San Rafael. Similarly, ever-increasing
professional services in Downtown San Rafael will likely market the hotel to business travelers.
Many of these business travelers will be within walking distance for their daily meetings and
functions, and will not require personal vehicles during their stay in San Rafael. Additionally, both
business and leisure guests will benefit from an active Downtown in walking distance for dining,
shopping, entertainment and transportation. The labor pool from San Rafael, and surrounding
communities, has ample access for walking, biking and public transportation to this Downtown
location.
San Rafael City Code calculates required parking by the following requirements: 1 space per hotel
room, 1 space per manager and 1 space for every two employees, or a total of 147 parking spaces.
City Code further notes that the Downtown Parking District allows for 1.0 FAR to be reduced from
the parking demand. 1.0 FAR is calculated as 61 hotel keys, at 467 square feet each. Additionally,
San Rafael Parking code was recently amended to note that uses in the Downtown Parking District
are to qualify `for additional reductions to parking standards. One of the additional reductions listed
is for a 20% reduction in required parking, or 17 spaces. The total parking requirement for this
project is 69 spaces. See attached parking study conducted by W -Trans.
This Project proposes to provide well in excess of the calculated demand of 69 parking spaces. Of
the 86 provided parking spaces, 14 are accessed from 51h Avenue, and 72 are supplied in the B
Street subgrade garage. The B Street garage accommodates both valet and self -parking, while the
5th Avenue lot will be for short-term initial arrivals. Guests familiar with the hotel operation will
likely arrive directly to the B Street entrance. Attached letters from the both the Parking Consultant,
and Marriott note that the Hotel's parking supply exceeds both its demand and requirement.
If the Hotel parking demand ever were to exceed the supplied parking on site, there are numerous
available locations for parking in Downtown. The most immediate location is the 91 parking space
City -owned parking structure adjacent to the site. These 91 parking spaces are predominately
utilized during the day, and currently have high vacancies during the evenings. Peak parking
demand for hotels is during the evening hours, which perfectly complements a majority of the
parking options in Downtown San Rafael that are mainly used by daytime office users.
The site currently has four curb cuts. The proposed project proposes to remove two of the curb
cuts and retain access from both the 5th Avenue entrance, and the B Street entrance.
Landscanina and Biofiltration
Landscaping and proper biofiltration have been provided in accordance with City of San Rafael and
MCSTOPP requirements. Existing street trees are proposed to be replaced with new trees and
grates. Urban landscaping features are proposed at the Ground Floor parking area, roof deck, and
the Ground Floor courtyard. The building perimeters features planting locations, and the Southern
building wall is planned to have a planted wall.
Green Building
The building will aim to satisfy numerous elements of the CalGreen initiatives. Features inc#ude, but
are not limited to sustainable building materials, energy efficient building design, drought tolerant
plants, stormwater treatment, wiring & accommodation for future solar, and electric vehicle and
bicycle charging stations.
We look forward to bring this exciting new building to Downtown San Rafael. We are excited to
present to Design Review Board in a timely manner.
Sincerely,
Geoff Forner
Monahan Parker Inc.
415-456-0600
1201 FIFTH AVENUE, LLC
1101 FIFTH AVENUE #300
SAN RAFAEL, CA 94901
Alicia Guidice
February 8,-201-8
San Rafael City Hall- Community Development Department
RECEIVED
1400 Fifth Avenue
San Rafael, CA 94901
PLANNING
RE: Completeness Review #1- Design Review and Use Permit Submittal for 1201 Fifth Avenue
Hotel
Dear Ms. Guidice,
Our team has thoroughly reviewed your completeness review dated January 11, 2019. We have
addressed all comments as they relate to building design and function, and join the greater
community in our excitement to bring this iconic project to Downtown. As previously -noted in my
submittal letter dated December 14, 2018, this project brings tremendous benefit to Downtown
San Rafael. As you and I discussed at our February 4th meeting, I have attached an economic
benefits summary, which provides clarity to the figures presented in the last submittal letter. In
addition, an economic impacts analysis is being prepared by Dr. Robert Eyler of the Marin
Economic Forum. Highlights of the report note that the Project generates in excess of $1.OM in
annual TOT Tax for the City, and is a significant contributor to Downtown commerce; generating
over $6.OM in annual indirect and induced spending within the Community, as well as millions in
generated taxes.
The following are responses to each item of Planning's Completeness Review Letter dated January
11, 2019:
1. A Greenhouse Gas Assessment is attached. Neither the construction emissions nor
operational emissions exceed the GHG significance threshold. The project would have a less -
than -significant impact regarding GHG emissions.
2. Scale has been revised on the plans in accordance with the submittal checklist.
3. Landscaping sheet L1.0 has been updated to represent planted condition at lower garage
level.
RECEIVED
_T
:=
FEB 0 8 2012,
PLANNING
February 8,-201-8
San Rafael City Hall- Community Development Department
RECEIVED
1400 Fifth Avenue
San Rafael, CA 94901
PLANNING
RE: Completeness Review #1- Design Review and Use Permit Submittal for 1201 Fifth Avenue
Hotel
Dear Ms. Guidice,
Our team has thoroughly reviewed your completeness review dated January 11, 2019. We have
addressed all comments as they relate to building design and function, and join the greater
community in our excitement to bring this iconic project to Downtown. As previously -noted in my
submittal letter dated December 14, 2018, this project brings tremendous benefit to Downtown
San Rafael. As you and I discussed at our February 4th meeting, I have attached an economic
benefits summary, which provides clarity to the figures presented in the last submittal letter. In
addition, an economic impacts analysis is being prepared by Dr. Robert Eyler of the Marin
Economic Forum. Highlights of the report note that the Project generates in excess of $1.OM in
annual TOT Tax for the City, and is a significant contributor to Downtown commerce; generating
over $6.OM in annual indirect and induced spending within the Community, as well as millions in
generated taxes.
The following are responses to each item of Planning's Completeness Review Letter dated January
11, 2019:
1. A Greenhouse Gas Assessment is attached. Neither the construction emissions nor
operational emissions exceed the GHG significance threshold. The project would have a less -
than -significant impact regarding GHG emissions.
2. Scale has been revised on the plans in accordance with the submittal checklist.
3. Landscaping sheet L1.0 has been updated to represent planted condition at lower garage
level.
4. A cultural resource study is underway. The site contains a large concrete building on an
entirely paved site, with significant concrete site improvements. If archeological remains are
encountered, appropriate measures would be taken.
5. An isometric drawing was reviewed at the meeting with architect, planning, DPW and Owner
on January 23, 2019. It is included within this submittal on sheet A6.3.
6. Exterior lighting has been added to the architectural plans. Per our discussion on January 23,
2019 a photometric study is not required at this point in project review.
7. The parking study has been revised to include parking supply for the both the lobby bar,
and the rooftop bar. Based on San Rafael Municipal Code 14.18.040, on-site parking for the
project has a required demand of 86 spaces. The Project conservatively fits 87 spaces and
still allows for circulation. The lower garage will have a full-time parking attendant to
manage the garage parking operation. The true capacity of the garage is greater than 87,
when managed by a valet attendant.
Additionally, the parking study notes the hotel's peak demands are inverse to the majority of
Downtown users. The office and retail users of Downtown predominately utilize parking
supply during the day, while the hotel guests are not at the hotel. Citing the City of San
Rafael's Downtown Parking and Wayfinding Study, the parking consultant has noted there is
an excess supply of 268 parking spaces within City -owned Downtown_ garages within 1/5th
mile of the Project, during the weekday peak period (1:00-3:OOpm). Surplus parking supply
in City -owned Downtown garages increases towards the end of the day as office users
depart Downtown. There is ample availability in the evenings when the hotel peak demand
is experienced, and office users' demand is exceptionally low. The study concludes there is
sufficient parking onsite, and that if any event were to occur which exceeds this forecasted
demand, there is more than sufficient parking supply in City -owned lots within close
proximity.
a. Passenger loading at lower garage level has been revised to not interfere with the
travel lane of traffic.
b. Both driveway width and travel direction have been revised in accordance with
Comment 8b.
c. Civil sheets have been updated to provide driveway profiles at both entrances. A6.2
has been updated to show clear heights within building entrances.
d. It is understood the project frontage is to be replaced.
e. Truck turning radii have been added to the Ground Floor plan. As result of the
coordination meeting with DPW and Planning on 1/23/19, two loading zones have
been added on the Ground Floor.
f. Drainage plan has been updated to address requests of this comment.
g. New transformer plans to be subsurface.
9. Traffic study has incorporated comments from DPW. Full Traffic Study will be submitted
under separate cover.
10. All comments from Building Dept. are able to be accommodated, - -
11. Coordination has taken place with. Marin Sanitary. A loading zone has been added on Fifth
Avenue. Trash room and adjacent ramps have been revised to accommodate.
12. All comments from SRFD are able to be accommodated.
13. Civil Plans are updated to address SRSD standards.
As noted in my email to you on 1/31/19, we believe the building design is in substantial
conformance with all departments, and there are only minor details remaining to coordinate. We
have received tremendous support from numerous City Officials, departments, and organizations.
We would strongly appreciate an opportunity to go before Design Review Board as soon as
possible. The schedule developed with both our Lender and Operations Partner have targeted a Q3
2019 demolition permit. We would request to present at the March 5, 2019 DRB meeting, or to
schedule a special meeting with DRB.
Sincerely,
rGFo rn e
Monahan Parkerinc.
415-456-0600
February 26, 2019
Community Development Department Planning Division
City of San Rafael
14005 th Avenue
San Rafael, CA 94901
Dear Sir or Madam,
I am writing to you today to voice my strong opposition to this project as proposed. I am currently in Arizona so I
will be unable to attend the March 5, 2019 meeting. I am a 20+ year Downtown San Rafael resident homeowner
and taxpayer and this project, if approved as proposed will eliminate almost 100% of the quiet enjoyment of my
residence.
As you are aware, both residential and business areas of Downtown San Rafael are very densely built. We already
have significant issues with traffic and parking in the Downtown area. 5IhAvenue particularly, is a thoroughfare to
the West end and to the San Anselmo and Fairfax communities.
I attended the July 17, 2018 meeting on this project and was particularly disturbed by the Applicants response to
Committee Members' questions relating to parking issues, most specifically when asked where Hotel Employees
would park. I felt is was extremely offensive and thoughtless when the applicant replied that other than a couple
of on-site parking spaces for Management, employees would park in the neighborhood. This is very offensive to
Downtown residents. We all know that this City was built in the no vehicle or one vehicle per family era. The
majority of us who live in the Downtown area are extremely lucky to have one off street parking space or
driveway. Therefore, Downtown residents would be expected to compete with hotel employees for parking in our
neighborhoods. It is also very offensive as it is a known fact that the majority of non management hotel workers
are low wage food service or housekeeping employees and therefore not likely to utilize or afford paid parking
structures within the city.
Currently, I own and occupy a condominium located at 1115 B Street, San Rafael CA. Our complex is a 25 unit 90%
owner occupied property located less than 100 feet from the proposed project. The impact of this project if
approved as proposed will have a very significant negative impact on our residents and our property values. Our
complex is situated at a much higher elevation than the proposed hotel, the current design will completely
eliminate privacy in 15 of our 25 units. Given the design of this proposal, all North facing guest rooms will have
through & through views of all of our units, both bedrooms, living space, private outdoor decks, and kitchens. Our
only remaining areas of privacy will be our bathrooms and a portion of our dining areas. I feel is thoughtless and
unacceptable considering that this building could easily be designed with all guest room windows oriented on the
East side facing 11015th which is an office building, the South overlooking downtown business and offering
spectacular views of the hills and Mt. Tamalpais, or the West overlooking the C Street parking structure and the
new Public Safety building and not intrude on the solitude or privacy of even one Downtown resident.
Additionally, this behemoth of a building will completely eliminate the views of 10 of our units located on the 1'
and second floors of our complex and approximately 70% of the views from 3rd floor residents. Given the
reflective nature of the building materials chosen for this project, any possible remaining views will likely be
obstructed by glare. All 15 of our units will also have to endure the "full moon effect" caused be spill light from
this building. The parking for our units will also suffer as our entire visitor parking and overflow parking is located
directly across the street in the lot between the Umpqua Bank and Union Bank buildings. We already have very
serious issues with these parking spaces. They are all clearly marked as restricted with legal towing notices but this
still does not deter illegal parking. It is certain that this hotel will exacerbate this problem for us. All of these
issues stated in this paragraph will also directly impact our neighbors anywhere up the hill in a similar fashion.
Now I would like to address the project in relation to our city and it's "fit" in our Downtown. To begin with, I
would completely disagree with the applicant's suggestion of the need for a large hotel property within our city.
My research indicates that hotel occupancy has declined since September of 2017 in Napa, Sonoma, Marin, and
Exhibit 2
Solano Counties. I hope the DRB takes a moment to review the existing properties in Marin County, not only
occupancy rates, but the appropriateness of the properties in their current locations. This hotel as proposed will be
one of the largest properties in the entire County. In the July 2018 meeting the Applicant cited the needs of Bio
Marin in particular for short term housing. This being said, the AC design and brand located in an area more
adjacent to Bio Marin would in fact be a more appropriate fit. AC Marriott brand is seen in much larger urban
areas. We have an AC here in the Phoenix/Tempe area. These are much larger cities and much newer cities. The
majority of our downtown areas were built within the past 12 years and therefore this brand is a good fit. It is not
a fit in the City of San Rafael. I do feel that a hotel property at 1201 Fifth would be a good addition to our City but I
do not think we can benefit from or support more than a 60 room Boutique hotel. The City should consider
something like a Kimpton property as they are noted not only for thoughtful design within the city in which they
are located; they are also noted for their community friendly approach to business. The Hotel Palomar in Phoenix
is a great example. This is a Kimpton property and the use of their rooftop pool, bar, and food service is open to
the public with no fee. They even give you a towel, have DJ's on the weekends etc etc., all free to the public.
In closing, our City is densely built. Traffic is at its limit, parking is less than adequate, and this design would be an
eyesore in comparison to our existing architecture. I would also be extremely upset to see the removal of the tree
lines on B Street and 5th Ave as they are beautiful mature trees and the proposed design eliminates them. I feel
that this project if approved will have a significant and increasingly negative impact on our City for years and years
to come.
Your consideration is greatly appreciated.
Best Regards
Diane S DeMartini
1115 B Street #300
San Rafael, CA 94901
415-794-0778
February 26, 2019
Community Development Department Planning Division
City of San Rafael
1400 5th Avenue
San Rafael, CA 94901
Dear Sir or Madam,
I am writing to you today to voice my strong opposition to this project as proposed. I am currently in Arizona so
will be unable to attend the March 5, 2019 meeting. I am a 20+ year Downtown San Rafael resident homeowner
and taxpayer and this project, if approved as proposed will eliminate almost 100% of the quiet enjoyment of my
residence.
As you are aware, both residential and business areas of Downtown San Rafael are very densely built. We already
have significant issues with traffic and parking in the Downtown area. 51hAvenue particularly, is a thoroughfare to
the West end and to the San Anselmo and Fairfax communities.
I attended the July 17, 2018 meeting on this project and was particularly disturbed by the Applicants response to
Committee Members' questions relating to parking issues, most specifically when asked where Hotel Employees
would park. I felt is was extremely offensive and thoughtless when the applicant replied that other than a couple
of on-site parking spaces for Management, employees would park in the neighborhood. This is very offensive to
Downtown residents. We all know that this City was built in the no vehicle or one vehicle per family era. The
majority of us who live in the Downtown area are extremely lucky to have one off street parking space or
driveway. Therefore, Downtown residents would be expected to compete with hotel employees for parking in our
neighborhoods. It is also very offensive as it is a known fact that the majority of nonmanagement hotel workers
are low wage food service or housekeeping employees and therefore not likely to utilize or afford paid parking
structures within the city.
Currently, I own and occupy a condominium located at 1115 B Street, San Rafael CA. Our complex is a 25 unit 90%
owner occupied property located less than 100 feet from the proposed project. The impact of this project if
approved as proposed will have a very significant negative impact on our residents and our property values. Our
complex is situated at a much higher elevation than the proposed hotel, the current design will completely
eliminate privacy in 15 of our 25 units. Given the design of this proposal, all North facing guest rooms will have
through & through views of all of our units, both bedrooms, living space, private outdoor decks, and kitchens. Our
only remaining areas of privacy will be our bathrooms and a portion of our dining areas. I feel is thoughtless and
unacceptable considering that this building could easily be designed with all guest room windows oriented on the
East side facing 11015` which is an office building, the South overlooking downtown business and offering
spectacular views of the hills and Mt. Tamalpais, or the West overlooking the C Street parking structure and the
new Public Safety building and not intrude on the solitude or privacy of even one Downtown resident.
Additionally, this behemoth of a building will completely eliminate the views of 10 of our units located on the 151
and second floors of our complex and approximately 70% of the views from 3r1 floor residents. Given the
reflective nature of the building materials chosen for this project, any possible remaining views will likely be
obstructed by glare. All 15 of our units will also have to endure the "full moon effect" caused be spill light from
this building. The parking for our units will also suffer as our entire visitor parking and overflow parking is located
directly across the street in the lot between the Umpqua Bank and Union Bank buildings. We already have very
serious issues with these parking spaces. They are all clearly marked as restricted with legal towing notices but this
still does not deter illegal parking. It is certain that this hotel will exacerbate this problem for us. All of these
issues stated in this paragraph will also directly impact our neighbors anywhere up the hill in a similar fashion.
Now I would like to address the project in relation to our city and it's "fit" in our Downtown. To begin with, I
would completely disagree with the applicant's suggestion of the need for a large hotel property within our city.
My research indicates that hotel occupancy has declined since September of 2017 in Napa, Sonoma, Marin, and
Solano Counties. I hope the DRB takes a moment to review the existing properties in Marin County, not only
occupancy rates, but the appropriateness of the properties in their current locations. This hotel as proposed will be
one of the largest properties in the entire County. In the July 2018 meeting the Applicant cited the needs of Bio
Marin in particular for short term housing. This being said, the AC design and brand located in an area more
adjacent to Bio Marin would in fact be a more appropriate fit. AC Marriott brand is seen in much larger urban
areas. We have an AC here in the Phoenix/Tempe area. These are much larger cities and much newer cities. The
majority of our downtown areas were built within the past 12 years and therefore this brand is a good fit. It is not
a fit in the City of San Rafael. I do feel that a hotel property at 1201 Fifth would be a good addition to our City but I
do not think we can benefit from or support more than a 60 room Boutique hotel. The City should consider
something like a Kimpton property as they are noted not only for thoughtful design within the city in which they
are located; they are also noted for their community friendly approach to business. The Hotel Palomar in Phoenix
is a great example. This is a Kimpton property and the use of their rooftop pool, bar, and food service is open to
the public with no fee. They even give you a towel, have DJ's on the weekends etc etc., all free to the public.
In closing, our City is densely built. Traffic is at its limit, parking is less than adequate, and this design would be an
eyesore in comparison to our existing architecture. I would also be extremely upset to see the removal of the tree
lines on B Street and 5th Ave as they are beautiful mature trees and the proposed design eliminates them. I feel
that this project if approved will have a significant and increasingly negative impact on our City for years and years
to come.
Your consideration is greatly appreciated.
Best Regards
Diane S DeMartini
1115 B Street #300
San Rafael, CA 94901
415-794-0778
Alicia Giudice
From:
Tauny Kasuya <tauny333@live.com>
Sent:
Thursday, February 28, 2019 11:17 AM
To:
Alicia Giudice
Subject:
1201 5th Ave.
Hi Alicia,
I am contacting you regarding the new hotel proposed at 1201511 Avenue. The proposal is for a five story 140
room hotel. After reviewing the plans I feel that this proposal is too intense for the site. The developer is
asking for a 12 foot height exception, is proposing to cover the entire lot with the structure, while providing
very little parking for its guests, no parking for their employees, and no space or parking for its delivery or
service vehicles.
I have several concerns regarding this proposal. First is the number of rooms proposed for this project and the
number of proposed parking spaces. My understanding is there are 140 rooms and only 86 parking spaces for
this project, with the idea that this project is close to public transit and that approximately 1/3 of the people
will use public transit, Lift or Uber to reach the site. I have never seen a traveler use public transit with their
luggage in tow, and though some may use Lift or Uber, I don't believe that on any given day that 54 of the
guest would. That would mean that almost 1/3 of the guest would be getting to the hotel without driving. And
that leads to the next question, which is, where are all of the employees going to park? Where are the delivery
trucks and service vehicles going to park? Where are they going to unload? Does the proposal include reduced
parking onn-B St. to create a loading and or guest drop off zone?
am also concerned by the proposed amount of lot coverage. As it is currently configured there are seven
different planter areas on the site; though they are currently over grown and neglected, plus another large
planter area in the back south/west corner of the site with 5 mature Redwood trees, some of them
approximately 40 feet tall, that according to the proposal, will all be removed. Additionally there is a small
planter area adjacent to building on the B St. side of the site, six street trees in the right of way on 5th Ave. and
one in the right of way.on B St. The only green space the developer is proposing is a small planting area
adjacent to the building and the planting of one additional tree in the City's right of way on B St., which is not
a part of the actual site.
Furthermore, there is the issue of impervious surfaces. This proposal would effectively cover the entire lot.
What is going to be done with the runoff from the site? As you may or may not know, there is a spring up the
hill form the site (that is why the Mission is built just down the street) that permeates through the pavement
across the street on 51h Ave. during heavy rains, and overwhelms the drainage system. What are the plans to
mitigate some of the run off from this proposal?
My next question has to do with global warming/climate change. The United Nations International Science
Team just released a report in October that concluded that we only have 10 to 12 years to address climate
change before the damage is irreversible. This building may be there for 50 to 100 years or more. What are
they proposing as mitigation measures for the carbon footprint of this project? It is entirely possible to make
a building carbon neutral, and it is up to our city leaders to guide developers in that direction. Are they making
any effort? How about a green roof, solar and/or on demand hot water heaters, solar panels on the roof, rain
gardens for the small above grade parking area, to retain some of the runoff on site and provide a way for the
automobile fluids to dissipate in the rain gardens before the water reaches the storm drain system and
ultimately our waterways. Additionally, they could retain the Redwood trees that are currently on the site, not
cover the entire lot with a building and include some additional planting and possibly an outdoor seating area
for their guests.
Additionally, unlike a bank or retail, a hotel is an intense use with people coming and going all day and night. I
understand that the developer wants to maximize his/her profits, and is asking for a lot of exemption from the
City, including a height exception, while offering very little guest and no employee parking, but is offering
nothing to the City or its residence to add to or enhance the beauty of our City. Nor are they offering any real
solutions to mitigate the carbon footprint of the proposal. They are using a standard negotiation practice of
asking for the moon and all of the stars, hoping in the end to get at least the moon and some of the stars.
I strongly urge you to deny the request for a height exception, to direct the applicant to retain the onsite
Redwood trees, include more green spaces, add more parking for its guests and employees, reduce the carbon
footprint and environmental impacts of the building, and come back with a less intense proposal.
Thank you for taking my concerns into consideration.
Best regards,
Tauny Kasuya
1115 B St. # 102
San Rafael, CA 94901
PIPM-WRO
RECEIVED DEC 14 2018
DEC., 1 = i8 PLANNING
PLANNING
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