HomeMy WebLinkAboutPlanning Commission 2014-12-09 #3Community Development Department -Planning Division
P. O. Box 151560 Sail Rafael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184
Meeting Date:
Agenda Item:
Case Numbers:
Project Planner:
December 9, 2014
ED14-068 & U~020
Kraig TambOrni®15) 485-3092
REPORT TO PLANNING COMMISSION
SUBJECT: 1700 Fourth Street (G Street Mixed Use) -Environmental and Design Review Permit
and Use Permit for a new three-story mixed-use development with 10 apartment units,
750 square feet of ground floor retail space and 14 on-site parking spaces located on a
7,500 square foot parcel in the West End downtown area. APN: 011-192-07: WEV
Zoning District; Ralph Epstein, Epstein Properties, LLC, Applicant; Hanna Anki, Owner.
Case Number(s): ED14-068 & UP14-020; Continued from October 28,2014.
RECOMMENDATION
It is recommended that the Planning Commission adopt a resolution approving the project as presented,
with conditions.
BACKGROUND
The Planning Commission considered this project at its October 28, 2014 hearing, accepting public
testimony, the staff report and a draft resolution prepared for the project. On a 5-1 vote (Chair Robertson
opposed, Chai r Pick Absent) the Com mission voted to conti n ue the project to the Decem ber 9, 2014
meeting with the following comments and direction:
1. The mixed-use infill project including the land use, size, bulk and mass at this location is supported
as appropriate and consistent with the General Plan.
2. The Commission has concerns with two driveways serving the site, specifically with the garage
opening onto Fourth Street. Revisit this design and ensure all options for parking have been
evaluated that might allow G Street to serve as the single ingress/egress access for the project.
Further, meet with Public Works to discuss whether alternative parking faCility "dimensions and
desIgns' (per Section 14.18.130) could be recommended to deviate from the typical standards in
order to facilitate elimination of the second driveway onto Fourth Street without reducing the number
of required on-site parking spaces; given that a request for a parking modification to reduce the
number of required parking spaces is not recommended as supported by the Commission.
3. The 20-foot setback for the gate at the garage entry is not supported by the Commission in this
circumstance given that the times and frequency when the gate access would occur are limited,
which would not offset the potential for the area to be an attraction for homeless encampment. This
needs to be discussed further with Public Works to determine If the setback recommendation would
be changed considering that the gate would be open during the day and only triggered as needed by
residents after normal business hours.
4. Discuss whether projection of balconies over the right-of-way can be supported, or the issues and
concerns with this type of improvement, or the process required to pursue support of this type of
REPORT TO PLANNING COMMISSION ~ Case No: ED14-0B6 & UP14-020 Page 2
encroachment. Building encroachment on upper floors over the public right in downtown areas is a
common allowance in other communities and in Downtown,
the Commission's concerns with architecture and
a, Additional articulation is considered necessary on
scale results in a very well designed and
b, West elevation interior wall articulation and
highly visible elevation for the foreseeable future.
c, Revisit for options to provide more
dark.
d. the depth of balconies through
upper floor levels stepped back from the
e. the Fourth Street fayade as
driveway, if removal of the nrn,p'h''''''
clarification on adequacy of the area to
recommendations of Marin Sanitary Service,
7. Provide a bicycle parking space for each unit.
incorporate appropriate revisions to the conditions of
discussed during the hearing.
in
as follows:
elevation to ensure the mass
that this is likely to remain a
appear to be too
way or adjustment of the
of the building.
with elimination of the
above,
on the specific
to the applicant's letter, as
9. Include a condition of approval requiring a construction plan with the specific intention
to address construction workers parking to assure construction projects would not have an adverse
impact on parking in the area.
10, an update on the status or progress
the City Council to address concerns residents in
G project
the traffic study recommended by
during review of the nearby 21
Commission was satisfied that electric vehicle parking and opportunities the building would be
at time of construction, and that residents in m use project would not adversely affect
auto service use adjacent to they are in a mixed use commercial area).
have items. The prior meeting
October 28 meeting a
continued meeting date. The applicant
eliminating the second driveway on Fourth
recommendations on the alternative driveway and
The project has been revised responding to concerns
includes alternative driveway concepts that may be
Commission reopen the hearing to accept further public
to the October 28, 2014 meeting comments.
site advertising the
options for
a memorandum with
October 28 meeting, and
if desired. Staff recommends the
on the proposed in response
REPORT TO PLANNING COMMISSION -Case No: ED14-086 & UP14-020 Page 3
PROJECT REVISIONS
The existing site plan has an approximately 16 foot driveway curb cut at the west end of Fourth Street
and an approximately 24 foot curb cut at the north end of G Street, with at least three (3) on-street
parking spaces available along the curb.
The applicant has met with City Planning and Public Works staff, conducted further studies of the site
and has presented the following changes in response to the direction given by the Commission:
Option A -Original Concept, with revisions.
This option complies with all Zoning Standards.
Site Plan Sheet 9, Floor Plans Sheet 10 and 13, Green Features Sheet 12, Sections Sheet 16, Elevation
Sheets 17 through 21 and Colors and Materials Sheet 22 shows the followi ng:
).> Use
o Maintains the retail and residential building configuration
).> Architecture
o Maintains aluminum storefronts, ceramic tile and precast stone base, metal railings with wood
cap, fabric awnings, smooth troweled stucco, painted wood shutters, metal garage door,
decorative corbel, and sconce lights.
o Proposes a trellis along the Fourth Street garage building section frontage that would
overhang the sidewalk.
o Extends depth of second floor balconies facing G and Fourth streets to five-feet with
encroachments over the sidewalk.
o Adds recessed faux window and shutter details on the west interior wall.
o Maintains horizontal bands maintained at the upper story level and scoring along the interior
walls.
o Maintains vines to grow up the interior west and north side walls softening views the lower
story walls.
o Maintains precast concrete base along the interior west and north Sides.
o Proposes a lighter color palette for the building
o Proposes two ground floor faux windows on the exterior garage wall facing Fourth Street.
).> Colors and Materials
o Proposes a revised lighter olive-green, "peale" green, off-white and semi-transparent wood
stain color palette (subject to review of a paint out in the field), with dark gray & bronze metal
railing and aluminum windows, "fern" green awning, and forest green 6" tiles.
(Note: A revised colors and materials board Will be presented at the hearing, along with the
original proposal)
);;. Landscaping
o Maintains landscape planters in front of the building up to the property line with five Crape
Myrtle or Aristocrat Pear street trees
o Adds a vine covered trellis along Fourth Street.
o Incorporates benches in the landscape area along the building frontage.
).> Driveways
o Maintains a 12 foot egress driveway at Fourth Street.
TO PLANNING COMMISSION No: ED14-086 & UP14-020
o Maintains a 12 foot wide ingress driveway at G Street.
);> Parking
);>
o Maintains a 14 space
including two ADA and two
parking on the street frontage from the current three (3) o Maintains proposal to
spaces to five (5)
Fourth Street.
with up to two (2) spaces on G Street and (3) on
0 Moves garage gates eliminate the 20 foot setback from line.
Bicycle Parking
4
0 Maintains a 10-foot bicycle parking area within with hanging
bike racks shown to
0 Proposes installation
);> Trash Room
0 Confirms with Marin
to serve the refuse
the MSS refuse and
);> Traffic
0 Offers $2.000 contribution
This option requires approval of a
driveway dimension, which is
Alternative Option B concept is
door and a
east and
Option C
summarized as foHows:
);> Architecture
for 15 bicycles.
bike rack on Fourth
(MSS) that three (3) 96 cans are sufficient
use. Tenants would need to the area, as
do not support trash chutes
a study of traffic concerns in area.
Modification to Parking Lot Design for substandard
by Public Works.
Bare
o The Fourth would be revised to match the Option C concept (discussed
below) Le., with additional faux window treatments proposed in of the Fourth Street
garage door.
;-Driveways
o The 12 foot wide driveway at G Street would be maintained, used as a single
Ingress/egress driveway,
o The 12 foot driveway at Fourth Street would be eliminated and replaced with exterior
C concept.
);> Parking
o This concept would ",,,,,,,,,,,,,,0 parking supply on the street frontage from the current
three (3) with up to two (2) soaces on G four (4) spaces on
Fourth
REPORT TO PLANNING COMMISSION -No: ED14·086 & UP14·020 5
This option requires approval a Parking Modification uced off-street parking, which could
by Public Works, Planning Parking
A Floor Plan and Elevations 1, 2
a separate insert with the revised project plan
3 for Concept C have been provided (included as
which propose the following changes to the project
components:
, Architecture
o Reconfigures the lobby G ::::'f'I""I"'In1mt'"\I"lCl,rO the widened driveway.
o Relocates a utilities area near the
).> Driveway
o A 20 fool wide driveway on G
replacing the 12 foot driveway.
,"('r,rr"'"n"",.,,, two-way traffic for the project,
o The Fourth Street driveway is
o three (3) required
o Tandem parking along
o On-street parking on
four (4) spaces; with one (1)
DISCUSSION
Planning Commlssion comments have
1 -Land Use, scale and mass.
noted above the Commission found the land
with the General Plan,
Item 2 -to concerns with two
opening onto Fourth Street.
primary alternative concepts Band C to eliminate the
follows:
proposes eliminating the Fourth
concerns as it would
driveway is not n;:.r.nrY1ITl
Wide 'UIIlJ-".'''''
Francisco and Berkeley
would be eliminated.
from the current three (3) spaces to
three (3) spaces on Fourth
as follows:
and mass were appropriate and consistent
the site, specifically with the
driveway were evaluated, as
the applicant has
located elsewhere in
;, proposes to widen the G Street entry two-way driveway
concept could be supported by both Planning and Works staff, though it would
approval of a parking reduction for loss ui commercial parking spaces,
which was supported by the Commission. However, can recommend a parking reduction to
support this concept given that it would not create traffic the commercial parking
could be addressed off-site, There is an existi 15 public parking lot located at 1550
REPORT TO PLANNING COMMISSION -Case No: ED14-086 & UP14-020 Page 6
Fourth Street, east of the site and in West End area, which is currently underutilized (28% to 50% of
the lot is utilized during the morning and evening peak periods). Further, on-street parking would be
increased along the property frontage as a result of the project, as indicated on the plans (with at
least one (1) new space created by eliminating the driveway on Fourth Street). The public parking lot
and one (1) additional on-street parking space would provide more parking than needed to address
the three (3) space parking demand of the new commercial space.
Planning staff agrees that eliminating Fourth Street driveway provides a more pedestrian-friendly design.
However, concepts Band C both result in parking and traffic concerns, which have varying levels or
support and opposition from the applicant and Public Works staff. Both of these concepts also require
approval of deviations to the parking standards, as follows:
e Concept B requires approval of a modified driveway design standard, to allow the 12-foot driveway to
serve as two-way access. This may be supported based on evidence provided by the applicant that
the reduced standard would not create undue safety hazards and would result in safe and efficient
ingress and egress for the residents and commercial tenant. However, this concept is not supported
by Public Works given concerns that the design could pose safety conflicts.
• Concept C accommodating a single standard 20 foot dimension two-way driveway requires approval
of a Use Permit to allow the demand for the three commercial parking spaces to be satisfied off-site,
along the property street frontage and in the City parking lot located east of United Market, at 1550
Fourth Street. However, the Commission did not previously support reduction in on-site parking
(given the concerns expressed by residents in the area about existing parking.
Planning, Public Works and the applicant all are in agreement in support of Concept A, which maintains
an exit at Fourth Street, given that it meets all applicable City development standards. Concept B
represents a more urban and pedestrian-scale concept, but it is not recommended by Public Works
due to safety concerns. Concept C can be supported by Planning and Public Works staff, which
represents a balanced urban design solution and eliminates traffic circulation concerhs.
Findings have been included in the draft resolution of approval to accommodate the alternative concepts.
However, if an alternative option is selected then draft conditions would need to be revised. A general
use permit and/or design review permit condition would be recommended for an approval granted to
permit an alternate driveway requirement. Use Permit Condition 1 and 14 and Design Review Condition
1 should be revised if the project is approved with a reduced or modified parking supply.
Lastly, staff notes that a fourth concept (Option D) was reviewed for study purposes, which showed how
parking could be provided to meet the two-way driveway standard with a significantly revised building
layout. However, this concept was not recommended for further investigation given that it requires a
significant redesign of the building, particularly along the G Street frontage. This concept is not
considered feasible or desirable and exceeded the directive of the Planning Commission.
Item 3 -Elimination of the 20-foot setback for the gate at the garage entry.
Planning and Public Works have supported relocation of the gate toward the front of the building, with
the conditions recommended to ensure the gate would be open during the day and electronically
activated when closed. The plans and conditions have been updated to reflect this change.
TO PLANNING COMMISSION -Case No: ED14-086 & UP14-020
Item 4 Projection of balconies over the right of way.
Planning and Public Works support further projection of the balconies, with
concerns would Plans and condltions have been
Changes recommended to building architecture and
........ """"1" and west elevations.
been revised as noted in the Project
follows:
have been extended to five feet in depth
... Fourth elevation has been further articulated with
translucent windows along the garage elevation. a wood
it west building elevation has been further articulated with
II darker color palette has been revised to provide more
elements and lighter color scheme,
it Options have been presented to eliminate the driveway
.. areas have reviewed and confirmed as
.. Bicycle parking has been demonstrably increased, with
commercial users.
II Driveway gate(s) have been relocated to the front of
Page 7
Fourth
as
the
the
not.
revisions add detailing and articulation that contributes significantly to the quality of the design. Staff
recommends support of the revisions presented in the revised plan details. A detail for the
ucent window has also been included as a separate Exhibit 4
6 -Adequacy of the trash area
applicant has met with MSS staff and confirmed that the site would
Ion cans. Further, multiple trash pickup is available in downtown if
uately served with three
would have to
recycling down to the trash room, as the waste hauler
using waste chutes,
bicycle parking space for each
detail would be subject to
street improvement details
into the ED permit draft conditions of approval.
Item 8 -Revise conditions in response to the applicant's
to conditions have been made in ro<:>nr\r,c:;
9 -Require a construction management pian (eMP)
CMP conditions have been included, with specific
assure that the project in conjunction with other """''':''~I
have an adverse impact on parking in the area.
foot deep area inside
right of way. The
to ensure that it
incorporated
construction workers parking and
occurring in the area would not
REPORT TO PLANNING COMMISSION Case No: ED14-086 & UP14-020 8
Item 10 -Provide an update on
address resident concerns
Public works
a comprehensive
has offered to
incorporated into
update on
CONCLUSION
Planning staff fjnds that all
which is supported by City
superior in satisfying the WEV community
reduced driveway concept is
superior in satisfying the community
require a parking modification to allow
public parking locations.
Staff recommends that the Comm
best satisfies the WEV district design goals,
benefits. As noted above in
or progress made toward pursuing the traffic study to
Option A is superior in satisfying zoning standards,
and reflected in the draft Resolution. Option B is
preferences for urban in-fill development, but the
by Public Works due to safety concerns. Option C is
and the engineering design concerns, but would
parking to be accommodated in existing and new
require revised conditions to acknowledge a
and select the option that, on balance,
concerns and providing long-term community
if Option B or Option C were pursued this would
reduction or revised driveway dimension.
OPTIONS
The Planning Commission has the following
1. Approve the project with as
2. Approve the project with further
standards of the WEV
3. Continue the applications to allow
Commission (not recommended)
4. Deny the project, either with or without
(not recommended)
EXHIBITS
1. Draft Resolution & Attachment A -
2. PubliC Works Memorandum -Revised Parking
3. Prior Project Plans presented on October 2014
4. Conceptual Wall Section (Translucent
Revised Project Plans (Distributed to the Planning
recommended)
to implement the goals, policies and
additional comments or concerns of the
return with a revised resolution
on A through D
1
NO,
RESOLUTION OF THE SAN
ENVIRONMENTAL AND LlLJILJ.L\.J
PLANNING COMMISSION APPROVING AN
PERMIT (ED14-068) AND USE
(UP14-020) FOR A
BONUS, TWO-FOOT
CONSIDERATION OF
WHEREAS, on July
and an Environmental
Hannas Restaurant site at 1700
WHEREAS, on UCI;OD!~r
processing; and
WHEREAS~on
fonnal review of the project
5-0 vote, unanimously
WHEREAS, upon
exempt from the requirements
Section 15332 of the CEQA
WHEREAS, on
noticed public hearing on
accepting ali oral
WHEREAS, on .t.JV'"VH
revisions and responses
consideration of the
public testimony
NOW
PROJECT WITH A
THREE UNIT DENSITY
MODIFICATION(S) LOCATED 1700
Epstein Propeliies,
Permit application to
in the WEV District; and
application was accepted as '-VAU,,"''"'''"' for
application) the project
Envirorunental Quality
which exempts in-fill development
2014, the San Rafael Planning
Permit and Environmental and
testimony and the written
J~'J'~"'/', Commission voted 1-1
to its December 9,
Community
ect revisions and responses
RESOLVED, the Planning
to
pursuant to
and
to
makes the following
Permit Approval Findings (UP14-020)
A. General Finding.
requires and the ,","uU'U,",,''''
project consisting
feet) and one
ground floor
applicable WEV District
for an administrative use
unit (ranging in
(at 1 ~350 gross square
a 14 space parking
Tables, the project
for a mixed-use
to 1,215 square
over a 750 square
as proposed and·
December 9,2014 PC Meeting
Exhibit 1 (Draft Resolution)
conditioned is aJ1d found to be in Plan, the General
Specific Purposes of the Purposes (Objectives) of
WEV district Section 1
Section 14.01
a.
b.
=.:..:..::::.~~=-'-===='-!....!...;;,!.!==.:. The project is in v.v .... 'vJ.u General Plan 2020 as
follows:
L A detailed summary the applicable General been reviewed by
11.
III.
1.
the Planning Commission (i.e., General Plan 2020 ,-v,,,,;.c> Table included as
Attachment A to Resolution and incorporated by reference). No
General Plan have been one "partially
consistent" policy Sustainability with regard to tree
removal and as discussed in the considering all of
the in the General
pertinent General Plan 2020 and programs, several
that would specifically apply to project and
. These specific policies discussed in detail in
include development timing mixed use
1, LU-2 and H-23; land use policy LU-
policy 1-1-22; neighborhood policies NH-
and; Traffic related policies
to specifically implement
use designation and the "y\p,71npnt I-'VJ.;',","~'"
policies and
a significant amount of
improvements in order for a restaurant use to be re-established
or continued by a new owner, in order La comply with current building codes and
health and safety imposed by the City and The
proposed use would the goals and policies Plan by
proposmg a that would comply with
related
The project would
sunounding uses
discussed fU1ther
c. Chapter 14.05 WEV District Specific Purposes Finding, The projects fulfills specific
purposes of the WEV district as
1. The WEV district an older commercial village to
are located in or near the downtown
with the district based on
2
11.
Ill.
IV.
B.
b.
below.
c.
d.
e.
f.
.
all applicable provisions
would be satisfied by the
dri veway and parking
7,500 square feet is confom1ing
project complies with
area to lot area given that
the 5,250 square feet of
paJcel dimension of
of25 feet.
- 3 -
J.'-LLJ'''''''~ Municipal Code
, ...... , ........ u. • ..., as listed in
development
,",n.B"!"> code, as discussed
by Planning
the zoning
project has shown it
and without
respects the
for review,
minimum lot area
as provided for in
affordable to a
as discussed
area ratio of 0.7
a 750 square
floor area.
to the
that the project
as one of two
of the project (or
0.7 unit requirement has
order for the
g. Lot Coverage. The project is not subject to a maximum lot coverage limitation.
Therefore, the project may cover 1 DO-percent of the lot with structures, whereas i[
proposes approximately 92-percent lot coverage.
h. Landscaping. The project is not subject to a minimum landscaping requirement but,
consistent with design recommendations, the project would provide a 4-foot minimum
landscape planter area along G street frontage and 2-fooL minimum landscape planter area
along Fomih Street.
1. Outdoor Area. The project is not required to provide usable outdoor area, however,
consistent with design recommendations the project proposes a 10 foot deep by 73 foot
long terrace on the second floor level of units facing north, with balconies facing Fourth
Street, and approximately six foot (6') deep decks on the third floor level of units facing
G Street and Fourth Street.
J. Site and Use Regulations. The applicable Site and Use Regulations of Chapter 14.16
would be satisfied as discussed in Finding C below.
k. Performance Standards. The applicable Site and Use Regulations and Performance
Standards of Chapter 14.17 would be satisfied as discussed in Findings D below.
1. Parking Standards. The project as proposed would satisfy the applicable parking
requirements of Chapter 14.18 as discussed in Finding E below.
m. Design Review Standarcls. The applicable standards for design review in Chapter 14.25
would be satisfied as discussed in Finding H below.
c. Chapter 14.1QSitt;;:and Use Regulations. The project complies with all applicable site and use
regulations as follows:
a. Height Bonus Finding. Consistent with state and local law, the project qualifies for and
the City shall grant, up to two concessions for provision of one (1) very low income unit
(i.e. 1 O-percent of the project base units). A height bonus of six-feet may be granted as
one of the concessions available for the project, wi thin the WEV Dowl1town district,
which provides affordable housing units pursuant to SRMC Section 14 .16.03 O.H.3 .a.iii.
The height bonus is implemented through concurrent Use Permit approval by the
Planning Commission pursuant to Section L4.16.190.AA.a. The Use Permit is supp0l1ed
based on the following:
1. The applicant has requested the six-foot height bonus as one oftwo available
concessions for providing one very low income unit, which shall be granted upon
request based on the density bonus regulations.
11. Findings for approval of the project with a density bonus and up to two
concessions have been satisfied as discussed below.
1II. Findings for grant of a Use Permit have been provided herein.
b. Affordable Housing Findimz. The use as proposed and conditioned conforms to the Site
and Use Regulations of 14.16.030 Affordable Housing as follows:
1. At least lO-percent of the project is offered as affordable housing units to very
low income households, consistent with subsection B.2, as required to qualify for
a housing bonus and/or for a project that offers units for-sale.
J1. Affordable housing is not required for the commercial component of the use given
that the area is less than 5,000 square feet.
111. The project includes a density bonus request pursuant to subsection H.l, and
qualifies for a 33-percent, or three (3) unit, increase in density according to Table
14.16.030-1 based on the proposal to provide one (1) unit as affordable to very
-4 -
D.
c.
d.
e.
low income tenants
Therefore, the project
iv. The affordable H~~<ULH
a.
2.
a.
3.
v.
provided on
place anteru1a on the
16.280.
b. The building has
of one to three
buildings in
as follows:
- 5 -
<.J.V<.'VH,<.n density bonus units).
orciDo;sea 10
i:"J'""~HnAJ. by the City
.iii and
concurrent approval of
to satisfy
parking.
to which it js
with the
conforms to the Site and
requirements, given that
comer at G and Fourth Streets that
recommended by the
feature, subject to concurrent
conditioned conforms to the Site and
that
use as proposed and conditioned
14.17. 00 (Residential uses in
as
E.
L lmits are located on the upper level as required in the WEV district with
ground floor retail provided so
along Fourth Street is not
11. The building has been
levels, to reduce the appearance
of the commercial fTOntage
with step backs on the
story building.
lll. The residential units have with a separate defined access from G
Street.
lV. The project would include
would continue the downtown
street tree frontage improvements that
c. project would provide adequate
1. Parking has been provided in
The project would not create
discussed herein.
d. height is appropriate to
LV"<''''''-'-on a well-suited in-fill site in
e. location would not create noise,
buildings, particularly on any other
f. units as proposed and ~~A'~L',"VA'~~
14.16.260.
g. and exterior lighting at
for security and a sense of well-being in
h. storage and location has been provided
consideration of tenant needs and
1. Consideration has been given to the location
As a result of this
as discussed herein.
14.18.
or circulation hazards, as
mixed-use development
vicinity.
with the noise standards in
with Section 14.16.227 to
areas and entrance ways for
J. based
";.."" .... , ...... ,, ... '" waste issued by the closure of the
station facility prior to conversion to a
as proposed
as follows:
a. to 14.18.040 project will provide up to 14
and tandem parking as penni tted under the Chapter 14.18
14.16 Affordable Housing regulations and Govenunent Code
following required number of parking spaces are
type} addressing the parking requirement
per each 250 square feet of"",.,,,",.,,, of
commercial spaces;
per one-bedroom unit in downtown, a tenant
-6-
One and one-half (1.5) spaces [two (2)
two-bedroom unit in downtown (outside
(2) additional tenant spaces.
b. The project is not required to provide clean area
space which only requires three (3) parking
commercial parking lots with more than
c. off-street loading and unloading
which is in a do\vn10wn -0"""''',,,-,
only 750 square feet in size. As a
to occur outside of peak AM and PM
d. Parking for the existing commercial use
environs parking exemption
------0 is currently provided for the
provided commercial parking for new
parking standards (Chart 14.18.040).
e.. The project would potentially
frontage, by at least one additional
f. project has chosen to limit the
demand. Therefore, the project is not
al.1'angement pursuant to SRMC I 18.080.
g. The project requires one two bicycle
area. As proposed and conditioned,
customers.
h. The project complies with the
L Standard space dimensions for downtown are
by eighteen feet (18').
for each
commercial tenant
is required for
or feasible for
that on-site
"" ... "uu·p the project has
with the
the property street
the combined parking
shared parking
and includes a bike storage
be available for
as follows:
and one-half(8.5')
11. Compact parking space dimensions are provided at (8') by sixteen feet
(16').
111. As conditioned, compact
IV. Tandem parking is proposed two
entry driveway off G (R9
approved pursuant to
v. Guest parking for downtown
Vll. Landscaping screening is not
garage.
VIlt. Adequate parking and
deemed adequate as discussed
consider grant of a llse
the parking lot design and ....... 1"' ..... ""'.1
the requirements of SRMC
access and parking given that
included in the project as acc:me:a <>1"""''''",,,,
follows:
-7 -
as parallel spaces along the
requested and shall be
14.16.030.
and
findings consistent with
to allow alternative
considered and may be
by the Planning Commission as
1. A single twelve-foot wide driveway on G Street would not meet the minimum
City standard. However, the applicant has identified similar projects that have
been implemented in the bay area with this driveway design. Based upon this
infonnation the applicant has shown 3 reduced driveway could serve the small
in-fill project without creating any significant traffic conflicts at G Street.
2. A potential reduction to eliminate the three on-site commercial parking spaces
may be allowed based on the following:
3. An existing public parking lot is located in the WEV area east of the site
(1550 Fourth Street), has 15 metered spaces. Parking Services has repOlied
that this lot has an average occupancy of28% from 8AM to 1 DAM and
50% from 4PM to 6PM.
b. Elimination of the driveway on Fourth Street would accommodate at least
one (I) additional public park ing space on the Fourth Street frontage.
Specifically, the alternative options would increase the on-street parking
from the current three (3) spaces with lip to six (6) oil-street spaces
provided with Option B and four (4) on-street spaces with Option C.
IX. Garage lighting shall be provided to meet the minimum lighting standard, and
shielded from public view pursuant to Section 14.16.227 (light and glare), as a
condition of approval.
l. The project would provide residential and corrunercial handicap parking on-site as
required to satisfy accessible parking requirements.
F. As required by the municipal code, the physical
location and placement oftlle use on the site has been found to be compatible with and
relates harmoniously to the surrounding uses in the neighborhood based on the discussion
provided under Finding D.b above and additional findings related to the mixed-use project
including its compliance with WEV Development Standards, Site and Use Regulations, and
Design Review Standards.
G. Chapter 14.22 Use Permits. As requi red by the 111 unici pal code, the following additional
findings would apply to the project, including the altemative design concepts:
a. The height bonus of six-feet has been w3nanted as an exception for a mixed use project
that includes affordable housing, and has been documented as pennitted for the
affordable housing development through grant of a conditional use permit, as fmiher
documented in Finding C above.
b. Modification to pennit off-site parking may be warranted based on the fact that there is
additional parking available nearby as documented in Finding E above, thus grant of a
reduction in commercial parking to accommodate an alternative design solution would
not result have adverse parking impacts on the area.
H. Chapter 14.25 Design Review. The use as proposed and conditioned conforms to the design
c11teria in SRMC Chapter 14.25 given that the design ofthe project has reviewed and
recommended by the Design Review Board, and findings for approval of the project Design
Review Permit No. ED 14-068 have been prepared and considered concurrently.
1. Health and Safety Finding. The project together with the conditions of approval will not be
detrimental to the public health, safety or welfare, or materially injurious to properties or
improvements in the vicinity, or the general welfare of the City as follows:
- 8 -
a. The project must obtain building permits, grading pemlits and encroacJunent penn its
which are required to ensure that a11 work is completed in accordance with local and state
requirements including building and safety codes. .
b. A geotechnical investigation of the site has been completed and determined that the site is
suitable for a three story building.
c. A phase n site investigation has been completed and determined that the site is free of
any potential contamination.
d. Conditions of approval have been required to ensure the building will be constructed and
maintained in good repair and condition for the life of the project as presented on
approved plans and that noise, light, glare and traffic issues would not occur.
J. CEQA Environmental Finding. The Planning Commission exercised its Independent
judgment and detennined that the Class 3 categorical exemption for the project is appropriate
and consistent with the provisions of CEQA in that the project involves construction of a
mixed-use development project on a small in-fill site meeting the following conditions:
a. The project is consistent with the General Plan WEV land use designation and all
applicable General Plan 2020 policies as well as the applicable zoning designation and
regulations as discussed in the findings above.
b. The proposed development occurs with the City limits on a project site of no more than
five acres that is located in a downtown urban setting and surrounded by urban
development on all sides.
c. The project site is developed with an existing commercial use arid has no value as habitat
for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic,
noise, air quality or water quality given that:
L The project has a minimal net increase in traffic and would pay traffic mitigation
fees as required to fund improvements required to accommodate the anticipated
build-out anticipated for the site and area lmder the General Plllil 2020.
11. The project is consistent with the General Plan 2020.
Ill. The site is not subject to undue air quality impacts and would likely be served by
mechanical ventilation systems in compliance with building code requirements.
Furthelmore, site grading would not be substantial in scope or duration and would
be controlled through issuance of grading and building pemlits.
IV. Noise requirements apply to the project that require compliance with interior
noise standards established by the General Plan 2020 that are also enforced by
building codes and would be verified through the building permit process.
v. Light and glare concerns have been identified and addressed in project conditions
of approval.
Vl. The project would not have any impacts on public views nor be subject to any
other' exceptions' that would preclude the use of a categorical exemption in this
case.
Vll. The project requires a grading pelmit that would include best management
practices imposed and enforced, on plans and during construction, by the
Department of Public Works, which are required to comply with local stormwater
poJlution prevention program (SWPPP) requirements.
e. The site can be adequately served by all required utilities lli1d public services given that it
is located on a developed site in the downtown area, which is already served by Police,
Fire, and City Hall, and the San Rafael Sanitation District and Marin Municipal Water
-9 -
District agencies have identified that the site is currently served and that the
redevelopment would be within existing service capacities.
BE IT FURTHER RESOLVED, the Plaru1ing Commission makes the following findings
relating to the Environmental and Design Review Pennit:
Environmental and Design Review Permit Findings (ED14-068)
A. General Finding. The project design is in accord with the General Plan, the Zoning
Ordinance and the WEV Zoning District PUJposes as discussed in the Findings provided for
the Use Pennit UP 14-020 above, which are the same as applicable to the Design Review
Pennit and incorporated herein by reference.
B. Chapter 14.05 District Design Criteria Finding. The project design is consistent with all
applicable site, architecture and landscaping design criteria and guidelines for the WEV
district in which the site is located as follows:
a. As discussed in Use Pennit UP14-20 above, the project is compatible with the
WEV district based on the fact that it proposes a small local retail use and a design that
would fit in with the historic low scale development pattern ofthe area. The building has
been designed to maintain the predominant character of the area comprised of one to
three story buildings. 111e materials are higb quality, vibrant earth tone colors that reflect
the character and chann of the neighborhood. The Design Review Board has concluded
that the building as designed is in scale with the adjacent buildings in the area and
appropriate at this location. Furthermore, the building has been articulated and setback,
with step backs on the upper levels, to reduce the appearance of the three story building.
b. The design review criteria in the General Plan 2020 for the West End Neighborhood,
which are reflected in the WEV design standards in the zoning code, in the Chapter 14.25
Design Criteria and in the San Rafael Design Guidelines, have also been specifically
documented as being satisfied in the General Plan Consistency Table provided as
attachment A.
C. Chapter 14.25 Design Review Criteria Finding. The Design Criteria in Chapter 14.25.050
have been satisfied as follows:
a. The plans have been prepared with adequate details and infonnation that would assure
the project can be built as designed.
b. The building is situated logically in relationship to the site and smyounding development.
c. The project does not impact any significant views or viewsheds.
d. The site parking and access have been adequately studied and would comply with both
state City standards.
e. The design considers orientation to the extent possible, with patios provided on the rear
facing (north) lower units that are open to the sky to maximize visible light access to
these areas.
f. No above ground utility connections are proposed.
g. The design is harmoniously integrated in relation to the colors, materials, scale and
design of buildings in the vicinity as discussed in Finding Rb. above.
h. The project creates interest with balcony and awning projections, recessed upper story
decks, eaves and window details, wainscot materials, placement of retail storefronts and
building entryways to focus on the street frontage and considers the predominant views
-10 -
D.
2.
l.
j.
k.
1.
building from Fourth
0I!1lpOneI1T:S, with sufficient attention
use color on the fac;ade to
to the interior sides
patios are proposed.
the building
building,
1.
11.
are
way.
matte in appearance.
property
Rafael Design Guidelines satisfied as follows:
criteria for nonresidential development have been
landscaping, orientation, bui
as recommended by
project includes review
YHJ.<"""'U<.U tower feature
building facing the
recol1unended by the
colors to result in a high
within the West End and
Board.
street location, street
entrance locations, building .... V'''~l',
is to respect the
contribute to the vitaHty
Board.
of an additional two-foot (2')
setting,
above the building height at comer of the
of 0 and Fourth Streets, which reviewed
comer and highlight the
Board as appropriate to accentuate the
storefront.
18 ~"~'.H''''_
any of potentially
public health, safety or
improvements the vicinity.
that the
Permit Conditions of Approval (UP14-020)
Department. Planning
is granted for a
at least 750 square
further conditioned under
be subject to the same
shall be valid for
-11 -
residential and commercial
area, and up to 14 parking
for the concurrent
3. building is granted a six-foot (6')
for the building subject to
up to 36 feet in height, to allow a third
at least .one (I) affordable housing
4. New commercial tenant occupancies shall be reviewed for compliance with the current
zoning district land lise tables and WEV standards, or any future
amendments to the zoning district land use may be applied to the site.
5. and unloading activities shall not of public streets during weekday
Standard sized delivery vehicles
WU"J_~ products during the day.
6.
daytime hours, especially during AM
an existing permitted parking
insulated windows,
noise exposure of less
to comply with the building
ventilation systems for the with
building codes and to ensure
and doors dosed, as
7. area shall be provided on the equipment and residential or
_XIJ,<L'~"" and satellite antenna satellite antenna. AU ,""Vy",,'''''''' ~XX~~H~'U~~'
located on the roof of the building,
J."""OJ.UJl"" by the Planning Division. Satellite '-'L';>,I)."""
or exterior walls of the building or
dishes to the rooftop shall be noted
8. Modification to the rooftop area may
to prior review and approval by the
to accommodate this equipment,
9. shall not be permitted to use the balcony or areas for personal storage purposes
or to hang items from the balcony areas are exclusively permitted for outdoor
oyment by tenants, which and similar items that are
enjoyment and use restriction of
patio areas shall be
10. Marin Sanitary
11. the building and individual tenant
by the Building Division, and installed
12. to the building use or to the site parking areas,
configuration, number, or size shall be subject to prior
-12 -
provided on a
needs of the site
or rodents).
but not limited to the
the Planning
13. Once implemented the use site
10 with aU
perpetuity).
(Parking)
14. The project
residential
provide up to 14 parking con",,,,,,,,,
mix and the ) the
(3) "",",l"~'"
per 250
r.>/'i1'·"I"\,rrI unit and 1 space for
required project.
to meet
area, 2
No additional
..... ,U,u'"'J,U parking with no separate
provisions.
parking required, as
16, design dimension of proposed and on-site parki facilities
for compliance with the Downtown parking requirements (i .e" Chapter 14.18, or subsequent
amendments).
at the to the advising customers
that commercial
18. Accessi
with
properly and labeled, compliance
19. parking be provided the commercial tenant in front the building.
rack detail placement shall approved by Planning and
Public Department, final details as specified
design approval.
20. remain open the daytime hours of7AM to 8PM and may
closed at gate shall operated automatically by opener to ensure that
vehicles shall not block k or while the opens.
be provided the building to create a sense of well-being, as
concurrent Review Permit no.
22. The appearance
the duration
landscaping be maintained in good
Development Department, Housing
shall be Jl.1.'-,UL'-.U prior to occupancy
the as affordable to
acceptable by
-13 -
the building.
low income
Environmental and Design Review Permit Conditions Approval (ED14-068)
(JTJI'IU".Jrll Department. Planning
"'I'>.-_,,,,,,>,'U UIL,","'I.L-UiYv building with a 36-foot taU
2. valid for an initial period of two (2)
4.
shall be null and void if a building permit is not ==
the expiration a building permit application is
the initial approval period shall be extended an
must secme a building
project to completion.
zoning entitlements,
the outcome
S, project approvals shall be deemed vested once a
substantial improvement(s) have been made in
6, Once a been issued for the project,
7.
diligently to completion. If the zoning approval Of bui
expue, shall become null and void and
buildjng has been initiated,
(2) years. If constmction is
be applied.
including nine 1-bed
and a 14 space
u"'r"-UL" approval. Minor changes
(i.e., December 9,2016) and
extension granted prior to
to this Initial expiration date,
six (6) months durIng
an extension oftime in
approval and expiration
been issued, and
Issuance.
shall be pursued
IS
and the entitlements
shall not exceed
additional
shall be required for placement tenant andlor
.~,,~"'v above the
9. All exterior
the building,
Division,
L&JlUO '_' No is permitted
and satellite antenna
provided as deemed necessary and
10. Satellite dishes shall not on the edge of the parapet or on
decks ofthe bui or units, This requirement limiting placement of
rooftop shall be in tenant lease agreements.
-14 -
on the roof of
Planning
walls Of on
dishes to the
11. Entrance gatee s) shall
plans, and shall not
at the front of the driveway
dri veway entry in order
as proposed in approved
creating recessed
accumulation. alcoves that could create an nuisance from
12. Any future additions,
to the review and approval
H~'.vUH"', revised painting
Community Development
etc., shall be subject
a. Include details
improvement
these conditions of
windows, translucent
for building identification
railings, driveway
b. Show all
building architectural,
and as proposed in project
including but not limited to
doorways, waH finishes,
addressing, trellis, awning,
areas, bicycle parking, etc.
avuk"IS~ improvements 811d
site
required by
for constll.lctiol1 of
u~~,~vu profiles, signage
balcony and
that is
....... ,",,, .• >:\ by other agencies, including of separate
c. Include a copy of
building pennit.
d. Document that construction
limit of less than 45 Ldn
with the building and
systems may be
e. Identify an area on
mechanical equipment
f. mechanical
A construction management plan
vehicles, equipment
the area. A
of Public Works.
conditions of approval in submitted for
the units shall comply with nOlse exposure
with windows and doors as required to comply
noise requirements. , .. "_'-'UQU •. ,-,,,,, ventilation
units.
for placement
or commercial
.-WI"" .. "."""" or future
meters
structure (on
method used to accomplish
and approved by the Plarming
provided which ensures that contractor
~"_,-,_~.,-" etc. will not adversely
may be required for site
I5
15. Green building features be implemented substantial compliance with applicable
Building Codes as generally indicated on Plan 12.
of the Planning a
(Bicycle Parking)
17. Bicycle storage shall provided for residential units substantial conformance with
details on Plan 12 (Le., accommodating 15 secure bicycle for
residential storage area, with ng racks or equivalent methods
provided).
18. At bicycle racks provided on the conforming
public improvement standard implemented the area (e.g., dark bronze design
placement on the propelty The bicycle racks subject to ari
encroachment pennit and shown on ic submitted to public
(Lighting Landscaping)
19. final landscape plan shall submitted with building pennits
the Planning Division and installed to building occupancy.
the building face to right of way line/property line.
The applicant shall plans to Marin
landscaping improvements, comply any
of of occupancy, as determined the
review of
prior to
Verification of
final Jandscape shall be submitted to issuance of building
21. appropriately andlor shielded to light sources
and avoid spillover onto adjacent properties. The intensity
the minimum amount to provide a sense of at building
walkways parking (e.g., one (1) foot-candle level overlap
at doorways, one-half (\4) foot-candle overlap at walkways and parking lots, and fall below
one (1) foot-candle at the property line).
22. light sources.
jllumination high-
a review city to assure that
with public street
intensity on mixed-use and 11011-
and review reVlew as
Maximum wattage lamps shall on the submitted electrical pemlits.
comply City's Ordinrulce, SRMC Chapter 8.13.
-16
course of constructiol1 l archaeological or resources are
f'f"nJpTr.'{1 at the site (surface or resources) work shall be immediately
meters (150 feet) of until it can be evaluated by a qualified professional
The City of San """"', ... "" Planning Division and a archaeologist (i.e.,
registered with
by
shall apply a preliminary "paint-out" of the building
approval by the Planning prior to applying colors. The
review is to ensure that colors as applied in the
the samples presented approval, and do not aP1Del:rr "JI".HLLH,UlJ.'" darker or
or more reflective than paint-out shall cover a portion of
to allow for of the colors in the having
to cover a 4 by 4 on which
applied, and with the Planning
the paint-out is ready
28. The ,JU'-'u.lU shaH contact the to request a final
the desired inspection
inspection at
(2 business days)
shall be subject to a post installation inspection to allow for
and assure compliance wi th this v_~,,~.
Community Development Department,
site work, as
materials required a permit
be prepared and submitted upon the preliminary architectural plans
reviewed by the Building Division for project (and as approved by
Commission). to the October 1,2014 memorandum from the
Standard on the submitted for the subject entitlement.
31. Impact required and paid at
Traffic impact
of building perm it,
Sewer District
not
limited to U'-JClV,"
32. provided that
requirements have
Municipal Water District and
include payment of
permit issuance or completion
provision of water
to submit required
required inspections.
33. Plans referred 10 the Department of Pu blic Works for review and approval
or building pennits. permits shall be
and approved, within right orway.
7
34. Accessible and uscs shall and
with building requirements. general, this
reql1lres one van for each V"""'I.+LJ'-"" unloading area two
independent van accessible spaces may
35. for demolition construction the project comply City Green
Ordinance. This shall plans for demolition and construction debris
36. Construction staging indicated on pJans and approvaL
37. shall that roofing shall with green
high albedo (reflective) materials.
grading
and approval Depattment
2104 memorandum for more
construction.
requirements
to the August
plans
lding
entitlement
to prior
October 2,
project
40. An encroachment permit shall be obtained work in the of way.
41.
43.
project shall not designate street as a
If entrance
daytime
are the gale( s)
from 7AM to 6PM. Gate(s) otherwise
area.
"'-E., .... " ...... ,''"' and early morning hours subject to automatic entry/exit.
""<V'C)"""', the gate(s) be designed automatically with an opener
(without requiling the to vehicle to the gate) to ensure that vehicles
shall not block sidewalk or G while opening
staging areas laydown area the project. Utilization of
may not be possible.
44. Plans demonstration that and building construction can occur without
entering neighboring property or the shaH provide an with
neighbor(s) allowing access or work to occur on the property to the
-18-
45. mitigation "'-"-=-=-=-= is required for 2AM and trips
by by the City
<4LW,",S'" calculations prepared that new development flow
to be the same or than existing. applicant
improvements to accommodate rW10ff which shall be
onsite with additional and piping, necessary.
into the of way by approximately four 47. Small
13 feet be permitted that they are not considered space
roadway. The applicant must a revocable
public right for private use. The license
of the prope11y as directed by
occupancy until any required agreements executed.
48. The applicant shall a $2,000 towards an I-' .... " .... L ..... U traffic to be
",y"""" .. <>n for the area.
complete civil/utility plans that with the
Requirements. shall be ",,,,,·,"_~,ri to SRSD for
of building to August 26,2014
further direction
50. Sewer connection fees shall paid prior to of building.
51. to determine condition, shall
forwarded to SRSD
or sewer lateral, and
.,..,rn,.,"'f and fulfill requirements district to
as required by water district.
(Service No. 06812)
Economic Development Department, Housing
a below market rate housing (rental
one very income unit.
-19 -
regular
14.
of San "~~LLUI'> Commission
Moved by _____ and seconded by
AYES. COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
SAN RAFAEL PLANNING COMMISSION
Ro bertson, Chair
ATT ACHMENT:
A. Plan Consistency -1700 Street
20 -
Exhibit 1, Attachment A
. TABLE ANALYZING PRO.T.£CT CONSISTENCY VVITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXED USE DEVELOPMENT PROJECT -1700 FOURTH STREET (APN: 011-192-07)
PROJECT FILE NO.'s: ED14-068 & UP14-020
PURPOSE OF THE GE NE RAL PLAN 2 02 0 AND PROJECT-BAS E D AN ALYSIS
Th e San Rafael G en e ral Plan was a d opte d in 2004 after a length y process involving comm unity rev iew a nd participati on . The San Rafael G e ne r a l Plan is the g u ideHn e for
the f ut"ure of th e City. It conta in s goal s , polici es and programs describing the community 's long range vision for econ omic viability , livable n eighborh oods and
environm e ntal prot ection. T h e document s atisfi e s Cali fomia state law that requ ires all cilie s a nd c oun ties to prepare and adopt compre hensive lon g ran ge and internally
co nsistent gen e ral pl ans address ing the following seven specifi c a n d r equired topics (aka, e lem e nts ): Land Use, C irculation, Hous ing , Open Space, Con servation, Safety
and N oise . The San Rafael General Plan in cludes a dditional optional elements , as follows: Community D e sign, N e ighborhoods (tbat i.ocorpo rates the many o f t he .
nei g hborhoo d plans -s lIch a s the G erstle P ark and Ne ighborh ood 13114 plans -and vis ion documents -such a s tb e Downtown Visi on -which had b een prepared and
impleme nted wi thi n th e City over prior ye ars), Infrastru c ture, Parks and Recreation, Gove rnance (an d community inv o lv e m ent), Economic Vitali ty, C ulture and Arts, A ir
and Wa ter Quality a nd Sustai nabi.li (y (r ecentl y added to respond to c limate chang e as a 20) 1 am endm ent to the gen era l plan, a ka, File N o . GPAII -OO I).
General Plan 202 0 is a 20 year long ran ge planning document that was adopted in 2004 after se veral comm uni.ty meetings, and followin g preparati on and adoption of an
En vironmental Impact Report. T he G eneral Plan 2020 is review ed annually for updates a nd to eva luate progress m ad e toward the programs id e n t ifi e d to implemen t t he
several goals a nd polic ies contain ed in the plan elem e nts . In particular, the City is required by th e sta t e to update its hou s ing e lement on a. cyclical b as is an d demon strate
t hat the C ity is meeting its o bligation for acco mmodati.ng g rowth anticipated in the re g ion by pro viding adequate hou s in g sites a n d reg ulati on s to fac i litate housing. The
G eneral Plan was al s o subj ect to a progranUlla t ic le v el envir onmental impact repo11 (EIR) that e valuated the potenti aJ e n vironm e ntal impacts o f impl e m entatio n of th e
p lan , sp ecificaJIy wi th regard to the anticipated level of n e w developmen t. S tate law requires that the plan mllst evaluate infrastTucture capacity require d to acco mmodate
antic ip ated development, a nd in particular, a water s upply m ust be identiJ'ie d th a t would accommodate anticip ated and planne d growth.
HOW THIS TAB LE rs U S ED
Thi s tabLe summarizes the Ge ne ral Plan polici es de te n nined to appl y to the particul ar project b e in g considered for approval. Not all policies apply to a spec ific
developm.e nt project or .are s pec ific to s pecific geo graphic ar eas or land us es. Th erefore, polici es that hav e been identifi e d a s n ot a pplicable have not b een li sted.
G en era ll y, tb e tabl e will identify, for each oftb e appli c able policies, whether the proj ect h as been found to be cons ist en t , co ns isten t w ith c ondil io ns ,partialLy consistent
(1 .vith diSCUSS ion), poten t ially incons is tent , or inco ns is tent. In revi e \ov in g and making decis ions on projects, the re m ay be competi ng economic, housin g, environmental and
des ign concern s that mlls t be b a lanced . Jf competin g polic ies are ide nti fi e d, they w i ll b e fwth er discll ssed here in and als o in staff's report to t he decision-maki ng bo d y .
Ulti matel y , th e decision-m a ki ng body shall detennine t he level of proj e ct cons istency wi th th e. p o lici e s and o verall intent o f the G e n eral Pl an 202 0 .
.L-AN'D USE 'EL EMENT
LV-I. Planning Area and Growth to 2020. Plan the
circulati o n system a nd in fr as tructure to provide capacity
fo r th e tota l deve lopment e x pecte d by 2 020 .
N e ll' lV/i..-t e d Us e D evelopment
/700 Fourth Stree t
P age I
I I1JS £USSJON
I Consistent
T he C ity has up date d its t raffic mit.i g ati o n fee s to as sure that funding for traftlc i mprovements ide mitted as
required to a ccommodate de v e lo pment a nticipat e d under the G e nera l Plan 2020 tirn eframe could be made.
The state certi fie d pas t updates to the City Hous ing E le m ent, and the City is in the process of preparing its
most r ece nt r e quired housi n g el e m ent update. Dev e loEm ent within the City to date has been w ell within th e
Fil e #: £D1 4-068 & UP14-0 20
T it le: General Plan 20 20 CousiSl.cncv Table
Ex hibit : lA
UJ-2. and
welfare reasons, new
when infrastructure is available consistent with
the
traffic will nOt cause the level of
service establic;hed in the Circulation Element to
____ be ~~,~~&,ri""ri
:\'ew }"fixed Use Development
1700 Fourch Street
2
~omond (Loch Lomond 'Marina) 84 :;ingle and residential units and
commercial mixed use
issued for
./ 56 San Pablo Road, 3 residential condominium units.
./ 203 Lincoln 36 residential unil~ nnrm:"ri near downto\'I.'n san Rtlfael
not
./ 33 San Pablo Ave -g2 unit residential condominium ...vlH~Il"A,
./ 1867 Lincoln Avenue J 6 unit residential condominium .
./ 190 El Cerrito 2 residential lOTS .
./ 21 G Street 8 new residential units in dC}\\Tltown San Rafael.
./ 224 Belle Ave new single residemiallot and uniL
./ 522 Third Street 3 new residentitl! condominium units and office .
./ 45 Lane 1 new ramil y n:sidential lot not
./ 1144 Mission Ave -3 new residential condominium units (under
./ 524 Mission Ave -Condominium rcdevelonment (aooroved. nOT
./ I Lincoln Ave -24 Units
r"nnr1"rl that it has built 143 units rrom 2007 to 2013, with 1,260 units
allocation number for the current housing plan
The most significant commercial
Shoreline Center and build-oul of San
and .
1t1clpated There have been no land use
increased inlra~lructure to be
Consistent
offices,
,",vnpf'T"rl to 3 new out of
(7 less to the site and 3 less
2014
File
Title: U"'lH..l!;;U j Ja..u LI..1LV ,,-,VII.;')l:tL\.<U"Y
Exhihil Jll
b. Any circulation needed to maintain
the level of service standards established in the
Circulation Element have been and
funding has been committed
c. review of needed circulation
ImlClrovelnelat projects has been
d. The time frame for of the needed
cifculation will not cause the level
of service in the Circulation Element to be
eX4::eede(:J,. Of the fmdines set forth in Policy C-S ,
have been and
e. water and other infrastructure
imoTOvements will be available to serve new
the time the deVelooment is
constructed.
New Mixed U3e Develornnenl
J 700 F ourllt Street
3
SAN GENERAL
PROJECT 1700 FOURTH STREET (APN: 01
FILE UP 14-020
auul,;.p""UJU level of
in the
O)UUU-VUl under the General Plan. No
to proceed.
n"'n~rTm,"'nt of Public Works has reviewed the
n"'~V'", .... garage, and nr ... u,",,,,,,
Memorandum from Kevin Assistant The n<lTVina
garage entrance and exit ways would comply with
antICIJ)au~d traffic or conflicts. The traffic
"I'\T.hrTnP'r! with a net new increase in both AM and PM hours as a result of the new
residential deveionment. Traffic would be required for up to 2 AM and 2 PM net new trIOS. or
included 1,000 square footage
Works also reviews potential Public Works has provided
standard will need to submit final draina"",
calculations and demonstrate prior to issuance the project will the
increased the with facilities on-site or win the
to accommodate the increased flow. (e.g., increase storm drain pipe
alter current patterns, that
--"-'--.J paved and The project would result ill an in a net
surfaces. The surface area on-site would increase from
I 7 square feet square feet net new hardscape An additional 67 square
antlClt)ate~CI in the public right As noted on Sheet C2 and hvrl ..... IIlCN
Michael Robertson. RPE. there is not a "Hlnn,,,,,,nl
square feet nrnnr>~rI
Sewer
The San Sanitation District has reviewed the not identified any ~~nl'l~itv
infrastructure nor any upgrades that would be to accommodate
of the site. Conditions have been orovided by SRSD for Ihe oroject to address at time
File #: _:.L:!:~~,.!,!.!..!:t:~
of Residelltial
,'Vew:\/ixed
17()O I'our!h Street
4
pursuant to its AugusT
Water
no.
RAFAEL
4-020
18,20J4 for
the district's ability to continue to serve this property.
water service for [he new residential units. The MMWD
service for the new units will be included as standard conditions of
time of construction
service and building upgrades
moratorium based on current
Therefore. the
at this time.
that in-fill urban
. .
1S m
acres in the General Plan 2020
COllsiJltent
] he site is
mcume .
up to the next whole unit in accord with State
Water conservation j" included as part ornew
f'tnt>ntprl nor initiated any action to pursue a
the state and
the emitlement and subsequent
as a more sustainable
elimination of
of San Rafael and broG'lder
gross acreage). Under the WEV
the site maintains a base
of affordable units
unit as affordable to "ven low"
3 bonus units
Exhibit 6 of the General the maximum FAR for this site in the Downtown San Rafael is
nrnnMPt1 comml.:rcial floor area on the site would be 750 which results in 0.10
Fi[e
rille:
1.6
E xhibit 1, Attachment A
TABLE ANALYZING P R OJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXED USE DEVELOP MENT PROJECT -1700 FOUR TH STREET (APN : 011 -192-0 7)
PROJECT FILE NO .'s: ED14 -06 8 & UP14-0 20
Exhibits 4 ,5 and 6). Maximum allowable FAR's are not
guaranteed, particularly in environmentally sensitive areas .
Intens ity of commercial and industrial development on any
site shall respond to the fo ll owing fac tors: site resources
and constraints, traffic and access, potentiall y hazardous
conditions, adequacy of infrastru cture , and C ity des ign
policies.
LU-I2. B u ild ing Heights. Citywide height limit s in San
Rafael are d escribe d in Exhibits 7 and 8. For Downtown
height limi ts see Exhib it 9:
LU-l3. Height Bo n uses. A heigh t bonus may be grant ed
with a use permit for a development that provides one or
more ofthe amenities lis ted in Exhibit 10, provided the
bui lding's design is consistent with Commun ity D esign
p olic ies and design guidelines . No more than one height
bonus may be granted for a proj ect. (See page 28 San
Rafael 2020lLand Use)
LU-14. Land Use Com patibility. Design new
development in mixed residentia l and commercial areas to
minim ize potentia l nu isance effects and to enhance their
surroundings.
New Mixed Use Development
1700 Fourth Stree t
PageS
FAR and within the maximwn allowable . 70 FAR.
The small shop is cons idered j ust large enough for a viable reta il shop. A larger retail space would be
desirable. However, t his would requ ire the applicant to propose a reduction in units and/or to request a
parking reduction in order to reduce the on-site parking requirement .
C01l Sis t ellt
According to Exhibit 9 (Bu il ding Heights Limits in Downt o wn San Rafael) o f the Genera l P lan, the
mlL'Ximum height limit for this propeliy is 30 fee t, measured to the top o f parapet for a flat roof or to the
roof deck fo r a mansard roof. The General Plan allows for a s ix-foot height bonus for projects th at include
affordable housing. The height bonus quali fies as a zoning concessi on that must be granted by the City
upo n request for a proj ect that provides affordable housing per State law.
Consist el1t
The proj ect includes affordable housing and qua lifies for a six-foot height bonu s .
Con s is t ent, wid t con ditions
T he project site is loca ted in a mixed-use area of the Downtown . There is a multi-family residentia l
comp lex to th e rear of the site, and one and two story commercial and m ixed buildings to the west, east and
south (across Fourth Street and G Street). T he proposed mixed use building is characteristic of other uses
found in the vicinity and anticipated for the area The design of the structure is a lso within t he size a nd
mass ing of mixed use structures anticipated for the area, as well as the comm ercial buildings foun d
throughout the nearby Downtown area, including H Street mixed use building to the east.
Project impacts such as noi se, refuse service, lighting, parking, traffic, etc. are being eva luated as part of
the review of th e Use Permit. Any land use concerns or potential c onflicts will be evaluated and conditions
will be recommended and implemented to address any issues.
File #: ED14-068 & UP 14-020
T itle : General Plan 2020 Con sistency Table
Exhibit: l A
the retention
and Imn,.."",'",,,
Land use
are or land uses and titles
that define a nrpcinrnimmt Exhibit 1l).
All must meet and r AR
Lxhibits 4, 5 and 6) for that lype and
standards. Some Iisled uses
arc conditional uses in the ordinance and may be
allowed in limited areas or under limited
circumstances. ::v1aintain a Land Use that illustrates
the distribution and location ofland u~es as envisioned
General Plan policies. Exhibit 11).
Vel~ ;\;/ixed Use
17(}{) Fourth Street
Page 6
Con.\·i.\·tenf
The
use
would maintain commercial usc Founh Street which is
in the WI~ V area.
,A:!'
1
for a
As noted in LU-9 A
retail space would be desirable. to propose a reduction in
units and/or to request a oarking reduction in order to reduce the on-site parking
with thc West l~nd Vi which was established to
of San Rafael Downtown Vision document. This allows residential uses on the
Fourth Street of a mixed use project Soecificallv, Exhibit 11 identifies the
WEV category:
"Retail uses, retail and restaurants. P"'''O-'",n
use,~ are allowed.
Vrork uses are Street. and on the
elseVrhere. "
the Ordinance WLV Downtown
""",-rn;1+",1 commercial-retail uses for the district
residential and
of
Land Use
)owntown area bas been rueml!led In lhe (Jeneral Plan 2020 to
created because of its to and scrvicc~.
File
I We:
Exhibi( l£\
G
H-2.~. .
construction ornew housing can enhance a
investment in housinf! that adds to the
appearance and value of a
Context.
remodels and additions to be
minimize clIect:; on
[-1-4. Public Provide
groups to
advocate programs that will increase affordable
and Ensure and aUl:ljU,W::
Vew A1i:x:ed [)se
1700 Fourth Street
of new housing will
--=-:':-===-:=9"':':':::;_ of the
an ,,,,,o:,,,,m<"
of residential to
need for S,m Rafael. Within
shall also maintain a sufficient suoolv of
to meet the
10\\ and moderate income
[0
the Downtown area would
an "alive aITer five" additional
and utilize the Downtown after normal business hour:;, The
would add a valuable type to thG a to orovide more
and includes affordable
Can.'.istent
The Downtown area has been identified in the General Plan 2020 to be an area in which additional
it created because of its to and services. l:',,_h~r~ the addition
is encouHH!ed in the as noted ahove.
Consi ... lent
The is located in thc Downtown which i:. characterized as a mixed-usc area. The
Downtown includes a of building heights and architectural This
consistent with the limits for the DistriCT in which it i5 located and was reviewed
Review Board and found to be comoatible with the mass and scale of the
Consistent
Notice has been mailed to residents and
which has. resulted in DubHc awareness and
on site in with notification
in the process. Several letters Ilnd comments
nr<nt"""'(1 on the at the and staff was contacted by onc re~ident The
left additional and orovided his contact information to meet with any residents to discuss
Consi,~fent
rhe site is with a mixed-usc and thereiore is to include This
proposes residential allowed for this site and includes allordablc
that exceeds the this would not reduce the
orland np'""'l'l,,'rf'n
affordable and moderate income housing units.
file
Tirle:~
Exhibit: lA
E xhibit 1, Attachment A
T ABL E ANAL YZI NG PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXED US E DEVELOPMENT PROJECT -1700 FOURTH STREET (APN: 011-192-07)
PROJECT F ILE NO.'s: ED14-068 & UP14-020
8 -19. Inclusiollsry Housing Requirements.
Require residential projects to provjde a percentage of
units for below market rate (BMR) housing, as indicated
below. Provide units affordable at below market rates for
the longest feasible time, or at least 55 years. The City's
primary intent is lhe construction of units on-site . The
units should be of a similar mix and type to that ofthe
development as a whole, and dispersed Uvoughout the
development. Specific requirements are:
• 10% for developmenl with 2 -10 Housing Units
H-21. Density Bo n uses a nd other Regulatory Incentives
Affordable H ousing. Create regula lory incentives to
promote the provision of affordable housing illcluding
density bonuses, height bonuses, fee waivers, reduced
parking and exemptions from the Project Selection
Process.
H-23. Mixed Use. Encourage development ofresidential
uses in commercial areas where the vitality of the area will
not be adversely affected and the site or area will be
enhanced by linking workers to jobs, and by providing
shared use 0 f Ule site or area.
NEICHBORHOODS .ELE·lVlENT
NH-1. Neighborhood Planning. Engage neighborhood
associations in preparing neighborhood plans for their
New Mixed Use Development
1700 Fourth Street
Page 8
C01lsistent
As a 7-unit residential development (base density before density bonus), this policy req\lires that this
project dedicale 10% of the tota1 units as affordable, with 50% of the units dedicated being affordable to
low income households and the other 50% affordable to moderale income households . Based on this
requirement, 0.7 of the uuits would be required to be affordable and fractional units below 1 unit are
required to be rounded up, so 1 on-sile affordable unit would be required. The project propollent has
proposed to dedicate one unit as affordable to very low income households and thus qualifies for a 33%
State density bonus (see below).
Consistent
The affordable housing proposed as part of this project provides a greater number and affordability than
that which would be required by the City's current regulations. The City's General Plan and Zoning
Ordlnance would have required 10 % or .7 units (rolUlded up to 1 unit) be provided as affordable for a 7
unit residential development. The project proponent has proposed to provjde 1 unit as affordable to velY
low income residents, and therefore has qualified for a State Density Bonus of33%, or 3 bonus units,
above the base density of? units (based on required rounding-up for a fractional unit).
Consistent
This project proposes to construct a mixed-use development and would be situated -in an area with olher
similar uses . Allhough the commercial part of this mixed-use projecl is fairly limited, the sile is surrounded
by numerous other office, retail and service uses that would allow this new housing to be added lo a
mixed-use area . The Downtown area would be enhanced by the creation ofadditional residenlial units that
would shop and live in the commercial area. Further, the parking provided for residential tenants could be
made available for shoppers in the area during the day, which would decrease on-streel parking demand in
the area. This may help reduce conflicts between lhe commercial and downtown single-family residential
ne ighborhoods located in the immediate downtown WEV area.
This area in not covered by an active neighborhood association but is locate<l in tile West End Village that
currently has specific Neighborhood Element (NH) goals, policies and programs adopte<l for the area. The
File #: ED 14-068 & UP 14-020
Title: General Plan 2020 Consistency Table
Exhibit: lA
area.
G
II
enhance and maintain the
"nrhrmrto to make them
should:
II Incorporate sensitive transitions in
setbacks JTom adiacent ofooerties to
..
strUCTUres
.. landforms and natural features
o MainLain or enhance infrastructure service levels
.. Provide
a housmg mix with a
and sizes. In areas
New Mixed Use Development
the site is the s.pecific West lnd l\H
below.
C()n,~b>lent
around the
downtown
of
for the area, as lurthcr discussed
The WEV area includes older residential on F, I G and lda SLrcet~.
Residents have concerns that additional
result of the densitv. traffic, oarkim~. scale and desil?:n of the
Commission. The Board
review of the for compat;
ufthe Hoard. it was noted that the
Cmuistelli
rhe nroiec! would add to the
Con.,i\tellt
mixed use commercial
the City
ufthe
in character with the type of
Review Hoard and
which included a
demand on-site and provide
no infrastruclure and supply) or
have been identified that would need to be addressed before the
stock with livable units that fit within the
policy B-1, I1-18,H-19 and H-21 above.
mr'nl"lC'lnr·"tF street trees and minimum six-foot walkw<I)os, as
within the downtown area. 1\0 other
tor the
rile if: U.L)I'J"1'-VVU LL \j
f700 fourth ,)'treel Title: UI,;II1,;J"-J J .dB LllLV.'-.v""~'v,, .. ' "LV'"
Page Y Exhihit: lA
E xhibit 1, Attachment A
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL P LAN 2020
G SQUARE MIXED USE DEVE'LOPMENT PROJEC T -1700 FOURTH STREET (A P N: 011-1 92 -07)
PROJECT FILE NO.'s: ED14-068 & UP14-02 0
NH-6 Bicycle a n d Pedestrian-Fr iendly Streets: Create
bicycle and p edestrian friencU y residential streets with
large street trees, s idew a lk s and other appropriate
amenities.
NH-7. Neighborhood I dentity and La ndmarks.
Enhance neighborhood ide ntity and sense of commun ity
by retaining and creating gateways, landmarks, and
landscape improvements that help to d efine neighb orhood
entries and focal points.
NH~8. P arking. Maintain well-landscaped parking lots
and front setbacks in commercial and institutional
properties that are located in or adjacent to residential
neighborhoods. Promote ways to encourage parking
opportunities that are consistent with the design guidelines.
NH-14. G athering Places and Events. To spark s ocial
in teraction and create a greater sense of community,
encOlUage both daytime and nighttime gathering places
and eve n ts in appropriate locations, sllch as cafes,
restaurants , outdoor eating places, bookstores, shopping
facilities, Hblaries , schools, churches, paries , recreat ion
facilities .... ( etc.)
NH-15. D ow ntow n Vision. Continue to implem ent Our
Vision o f D owntown San Rafael.
NH-1 5a. Downtown Vision. Base periodic
review of Downtown policies on the Vision.
New Mixed Use Development
/700 Fourth Street
Page 10
Consistent
See discussion ofNH-5 above.
Consistent
As noted a bove Ole design is consistent with the type of development anticipated and encouraged for the
area, and would provide frontage improvements with wide sidewalks and street trees to match the chruacter
of the area. TIle site is on a major transportation corridor (FOWlll Street) but this is not a gateway localion
n or does the site contain any significant landmarks. See General Plan 2020 Exhibits 17 and ] 8 .
ConsisteTll
The project proposes parking to meet its demand and comply with development standards adopted by the
City. The parking would be within a covered parking area. However, the project could make residential
parking available to sh oppers during the day which may help alleviate an existing concern in the
neighborhood with spillover of parking for commerciaJ uses i nto the immediately adjacent downtown
residential neighborhoods located on F, Latham., G and Ida streets. P ru'king in the garage would be
available dw·jng the day, i.e., during daytime business hours.
COllsistent
The project would provide retail new development and residents in the area that would contribute to the
vitality and character of the area, even in consideration of the development it is replacing. There is no
requirement in the General Plan land use category or zoning ordinance for the site to provide any public
gathering area on-site.
Consistent
The project would contribute to the livability of downtown and maintain a retail character aJong Fourth
Street. Mixed-use development is encouraged in downtown, where it can be accommodated to provide
needed in-fill and sustainable housing close to tran sit services, and add to the vitality of the downtown area
by bringing residents into the downtown . Further, the retail presence is promoted and required to retain a
pedestrian scale and retail oriented streetscape in the WEV mixed use district.
File #: ED 14-068 & UP14-020
Titl e: General Plan 2020 Consistency Table
Exhib it: lA
'IIH-Hi. Economic Success.
Downtown's economic success and increase """,,,,rtm .. ;t;pc
for retail. office and residential
:'IIM-I 7.
environmental and
balanced, No one factor should
the health ofDownlown,
8. B:conomic Center. Downtown's
financitll and office center fbr
economic base a
combination ofretail. office, service and uses,
Retail Sector. Promote a retail
would increase retail and re~idential np\iPl"r.rr\pn
of the west end nei!!hborhoDd area,
Consistent
The mixed u!;e residential
mixed use
As noted the commercial space could he
would lead to increased
into the
downto\vn commercial and residential mixed use
and residences were not built with sufficient ,
commercial and residential OCCU101:l11tS
concern for this
A reduction in on-site
in the and contribute to the
for a
were reduced. This
lead to increased
demand on the streets, the street" in front of residences on F,
G and Ida strecl'i, Ifincreased commercial is desired, this could likely be offset a
shared on-sire. Further evaluation and discussion of the and demand
would be needed to determine if a reduction in would be
Con.\'i,\'tenf.
A'i noted and retail mixed use
plan land use ,lo,';"n"t
govern and control of the site. Residential
order to retain the downtown retail core and character on Fourth StreeL
C(Jnsi.~teflt
that meets the
standards adoPl:ea
to a successful and prosperous DoV'mtown. The retail space is
the area,
in size to a small husiness and with
New :'vfixed [,'se Development
1700 Fourth Streel
Page I j
File #; LV i "'t~v\}'u
Title: General
Exhibit: lA
Exhibit 1, Attachment A
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXED U SE DEVELOPMENT PROJECT -1700 FOURTH STREET (APN: 011-192-07)
PROJECT FILE NO.'s: ED14-068 & UP14-0 20
NH-22. Housing Downtown. Create a popular and
attractive residential environment that contributes to the
activity and sense of community Downtown. This
includes:
a. Preserving and upgrading existing units,
b. Providing incentives to encourage new private
sector construction of housing, particularly
affordable housing, live/work units, and si ngle room
occupancy (SRO) units,
c. Designing units that take advantage of Downtown's
views, proximity to shopping and services, and
transit, and
d. Implementing zoning standards that reflect
Downtown's urban character.
NH-25. Pedestrian Comfort and Safety. Make
Downtown's st reet systems more comfortable and safe for
p edestrians by :
• Balanci ng b etween the needs of pedestrians and the
desire fo r efficient traffic flow,
• Slowing t raffic where necessary,
• Providing two-way traffic where feasible,
• Making pedestrian crossings direct and safe,
• Establishing pedestrian environments u nique to each
District,
• Improving anellor expanding sidewalks, street trees ,
landscaping and other sidewalk amenities,
New Mixed Use De:velopment
/7 00 Fourth Street
Page 12
As noted above in the LU and NH policy discussion above, the small shop is consideredjust large enough
fo r a viable retail shop. A larger retail space would be desirable . However, this would r equire the applicant
to propose a reduction in units anellor to request a parking reduction in order to reduce the on-site parking
requirement. If pursued, the Planning Commission would need to determine ifit would support a parking
reduction or shared parking arrangement for the property .
Consisteltt
This p roject would create an a ttractiv ely designed new mixed-use project in the Downtown area and would
create urban housing for residents in the center of the Downtown area. The units would be located in
proximity to shopping and services in the downtown and would be close to transportation corridors of
Second and Third Street as well as public transportation . The design of the project was reviewed by the
Design Review Board which recommended support of the design. The subject urban in fill mixed-use
project would integrate with the existing urban corridor and fulfill numerous general plan land use,
housing, neighborhood. community design, sustainability, and economic vitality related policies.
Consistent
The project would include street trees and minimum six foot wide walkways with a landscape edge along
the building which will enhance the sense of safety and well-being for pedestrians using th e sid ewalk. The
project proposes landscaping along the building edge, and would extend this into the excess sidewalk
frontage if permitted and desired by the City.
The project does not propose nor require any street improvements. Traffic is discussed further in the
Circulation section below.
File#: ED 14-068 & UP14-020
Title: General Plan 2020 Consistency Table
Exhibit: IA
.&l.L./' ...... ...., USE
!II Inr.r~~'an!T VI,lhliltV to storefronts and l)U~lLIC~~C
III
:'Iln~21. Continue to make convement
and easy to rind
Downto\vn's urban.
include:
!II
111
.,
garages . ..
..
:\'e\\' M.ixed Use DevelrmnlP.nl
17(}{) Fourth Street
J3
solutions that address
areas where
areas
""rlcino lots and
as
Con.r;i.~tent. with condition,<;
See NH-17 and :\,H -19 for further discussion on
and Darking supoh provided the The
parking concerns
to meet the demand it would
generate for the mixed commercial and residential uses and a reduction is not
Three of the 14 to be cDnstructed on-site would be for the commercial
tenant. may ensure cu~tomers are aware that the garage is available lor
use the residential CDuld potentially be made available to customers
and the which would to
several dmmtown residential propeny owners.
The has not a formal parkmg tor [he area. An mtormal count was
for the W cst End Area by the Economic Division in 20 I O. At the time of the study, it
was Jound that the combined number of on-street and off-street spaces rc!>ulted in a sUDolv that
was adeQuate for the square or existing retail anc! mixed u~c tenants.
The services department that manages metered
also manag<;s garages in the downtown
monitOrs traffic needs throu ghout the Cit'\<,
and
and
Council to measure progress. This information is one
and work tor each year. the
staff as Orib routine
is to reviev. which would assure the project is
!lnd criteria that have been identjfied ali to the
The Review Board revieVlcd the on
~------------.-------~-----
File #:
'I ilk
Exhibit lA
Exhibit 1. Attachment A
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXED USE DEVELOPMENT PROJECT -1700 FOURTH STREET (APN: 011-192-07)
PROJECT FILE NO.'s: ED14-068 & UP14-020
• Diversity in architectural design, and
• Historic heritage and buildings.
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.
NH-30. Pedestrian Environments. Enhance Downtown's
streets by establishing pedestrian environments appropriate
to each District. These environments could include the
fo llowing:
• 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.
NH-31. Ground Floor Designed for Pedestrians. Ensure
t hat all buildings, regardless of height, are comfortable for
p eople at the street level. This includes:
• Relating wall and window heights to the height of
people,
• Use of architectural elements to create visual
interest,
New Mixed Use Development
1700 Fourth Street
Page 14
and fonnal meetings, and voted Wlanimously to recommend the project design as presented on fonnal
review.
Consistent
As noted above the Design Review Board has reviewed the proposed project on conceptual and fonnal
review, and recommended unanimously support for the project. The design presents a unique design to the
City of San Rafael that is appropriate for the urban downtown environment. The mass and scale are
consistent with that anticipated for mixed use development in the area, and appropriate for the site and its
surroWldings. The project would enhance the downtown area and would provide materials and colors that
are appropriate for the site and its surroundings.
The project is considered to be an example of the type, scale and design that the Downtown Vision and
General Plan 2020 envisioned for infill development in downtown.
Consistent
The project provides an adequate pedestrian environment, through the provision of a ground floor office
tenant with large window display area, defined entryways, adequate landscaping, and pedestrian friendly
site improvements. These features create a pedestrian environment appropriate for this District.
Consistent
See NH-30 above
File #: ED14-068 & UP14-020
Title: General Plan 2020 Consislency Table
Exhibit: IA
..
.. upper stories back as
increases
1\111-32. Historic Character. and use the
character orDovmtown's mtlny attractive, well-
historic new
sites in the Downtown area to be ('nmn~!I"
historic
~H-33. Downtown's Neighbors.
from areas
entrances to dov.'lltown with
treatmenls,
.. all Downtown activities wilhin the
Downtown area, and
I> Pmvidintl )1 nranllal transition into
within Downtown. the VI/est End
a desirable
and Activities in this dislrict
needs ofthe surrounding
residential use on the upper floors of
b. Unioue shopping district. Continue to encourage
that makes the West End
One-of-a-kind
n::st!mnmts, craft store;;, art
and furniture stores; outdoor uses such
as sidewalk and a retail anchor are
all onhe West End's blend of retail. ----
:\'('11' Alixed Use
170() Fourth Slreel
f'age 15
Consistent
As discussed the is to review which would assure the
respects and contributes the historic character of Downtown. The project would not conflict 'Aith any
There are no historic structures on site or adiacent to the
Con,\istent
The oroiect proposes a that the WLV borhooO area.
witll conditions
As di5.cussed in the LU and NH the proposes an attractive mixed use
within the and scale jor the an:a, with retail maintained on Pourth Street
to salish,' the demand generated by the retail and residential uses.
File '4:
Title: !.?H ....... vo;..v "/~Jn.""j JL~I"':~~~'~==
Exhibir:
Exhi bi t n, Attach me n t A
T AI1LE AN ALYZING PROJE CT CO NSISTE NCY VVIT H SAJ"J R A.F AE L GENERAL »LA N 2020
G SQUARE MIXED USE DEVELOPME NT PROJECT -1700 F OURT H STREET (APN : 011-192-07)
PROJEC T FILE N O.'s: E D14-068 & U Pl4-020
c . Reta il Anchor. Enco ur age up grad ing t he
Yard bird ' s Center retail anchor by:
o Integrati ng all tbe in div idu al p r oper hes and
parkin g lots into a we ll designed center.
o Coordin ating and connecting th e s h opping
cente r with tbe o t her stor es and services
alo ng the west end of F ourth S t reet ,
o Providing a wide variety of goods an d
ser v ices, and
.. Incl uding ou td oo r restaurants , sales and
activities.
d. rmpr ovc parkin g . Upgrade exist ilJg p ar ki ng and
create new, easy to fi nd parkiJlg areas by:
o Requi r in g new development to provide
adequate ne '\V parking areas,
., Scr eening parkjug areas w ith l ands caping,
and
o Locating parking lo t e nt rances on s id e s t reets
where p o ssib le.
e. Parkiog .L ots of F ourth Street. En co ur age th e
r l::development of parki n g lot sites (such as car
d ealers and private, open par kiJlg lots) on F ourth
Street west of Shaver Street.
. .
~H-4J. Wes t E n d Villa ge Des ign Consideratio ns.
a. Res id e nt ial desig n . Blend ne w mu ltif ;:ml il y
develop ment on Second and Third Streets into t he
c h a r acte r and appearance ohhe I.atham Street
neigh borhood. F o r example , new development
shOll lei h ave cleme nts simil ar to ex.i st i ng
stru cture s, e ntrances oriented toward t he str eet,
and cl rive\\'ays and garages that are recessed o r
under the buildings . Enc o urage lot con sol id a ti o n
for bette r site des ign.
b . Village identity. C reate a di s lin ct identity for th e
I'le w lviixed Use Deve /opmelll
1700 F Ollrlh Street
Page 16
CO l/si stellt.
As noted herei n t he p roject complies w ith pa rkin g , height an d des ig n stan dards of t h e district, retains reta il
p resence on Founh Street. incorporates lancl scapjng al ong the bu i ld ing fronta g e a nd street trees on the
street edge and maintains th e existing street scapc: \\'i th fr ontage improvements a nd t he bui ldiug fac;:ade. The
b uilding incorporates set backs and articulation to minimize t h e height of t he bui lding wh ic h w ill not
exceed t h r ee stor ies, as permi tted by the distr ict. T he s ite appears (0 be well-s u ite d to accommodate a
mi x ed use project w itho m given tha t it wou ld not create any d irect privacy, noise, light, parking or o ther
conflicts with the a(lj acent uses .
The C it y has replaced tbe s id ewalks an d s treet trees , an d appearance of f o url h Street through the We st End
Fil e H: f;D14-068 & LJP 14 -020
Tit le: Den.eral Plan J()JO COQs i sr.cnc v Tab le
Ex hibit: IA
c.
relaxed.
lborhood charactcL its historic
appearance and small-scale: buildinl!s. \Vest End
includes:
the small storefront pattern. and
.. and
d. Increase interest for
"
"
.. Small area'; for events in the
and/or extend into the
" Sidewalk
10 Views to the creek where possible. and
I> Plentiful and colorful
c. Fourth Street Retail Core connection.
connect the to the for
and trees similar to those
in the Corc.
r Height. the 10\\ scale develooment of
one to three stories in
or office above ground iloor retail.
g--:::--::----
23. Commercial areas. Retain mixed-use
and zoning districts in the commercial
Consistent with these encourage active
floor and retail uses on fourth Street.
Ney, :vllxed L'se
/700 I-ourrh Street
Ii
Comistent
art or other slrcetscape lmprovement<::
into the wide sidewalk
tne City encourages and supports use of public sidewalks for
purposes, if desired by cafe and food service uses.
As discussed herein the project propDses an mixed use with retail maintained al
floor on the Fourth StreeT at the corner G Street where the building will be
visible to vehicles and Fourth Street.
File '-'~ L -, ~~v ~
Tilit::
Exhihit: 16.
COMMUNITY DESJGN ELEMENT
CL)-1. Cit'\' Image. ReinJorce the and
the
by the natural features
uLI:a;ting historic resources, and
of the focal
gateways, corridors. and
CD-Ja. Enhancements. Fund
enhancements.
ClIJ-l b. Finer Grain
-maximum use of available
area to creCite visual interest and foster sense of
the natural environment in new and
opment~. the use of a variety of
materials.
and Downtown.
"hometown" image of San Rafael
• the
character of the
" and the scale and
character ofthe n:sidential -----''----
Nr:w .vilxed Use lJ(:'velopmem
I lOO 1-ourth Stree:1
/R
Consistent
As discussed above the would contribute to the character of the Llty tly provu1mg new
in the \\'est End which is and anticipated in the General Plan.
Consb.tent
As discussed above the prOJect propo~cs an that is intended to lit in with the
streetscapc and character of the We~t End
file:i: .. "". , vvv ~ ~ ••
1 ille:
F.xhibir:
TABLE PROJlECT SAN RAFAEL
SQl:AlRE
<II Improv mg the appcanmcc and function of
commercial areas; and
,. limited commercial uses in residential
crhhf\rh()()rl~ that serve local re,idcnt~ and
places, ..
and enhance to thL: greatest extent
views of the and its
church bell tOVier,
Marin Civic Center and hills and
streets, parks and oubliclv accessihle
, CD-7. Downtown and Marin Civic Center. Build upon
the character oflhl.:se areas controlling land uses to
clearly their
Mission San Rafael
architectural characteristics and land uses that these
areas their
CD-to ,
preserve and enhance the
to the economic vitality of commercial areas.
to ensure that new nonresidential and
fits within and the
and the ~~~~~~ _~~~~.'J :=~~~~
New ;\-fixed L~'e
1700 Fourth Street
PaRe 19
f'
site is located within the dO'l'mtown on a and vehicle corridor of Fourth Street. The
for the site and its
Consistent
This would not have a on views of the hills and
Tamalpais or the St church bell tower from vantage around the site.
is within the limit established for the site and \vithin the context oftht:
the Design Review Board reviewed the
ofthe General Plan,
Consistent
Given the distance rrom thee the Mission and St this the
nrnn""",n new mixed-use character or features of these The
wou Id introduce a higher auality of architecture to the site.
Consistent witll conditions
As pan of the General Plan 2020, the residential
The Review Board reviewed the for
onhe
Filc#:
for non-residential
with both the
with a
the
Title: Gen.:ral Klan LULU l.on~lstcncy 1 ZlD1C
Exhibit:
TABLE
, CD-I L Multifamily Guidelines.
clements that ensure
and
elements of
CD-lS. Revie\"'. Provide for
involvement in the review of new
and public with the a)
and other information rdevant to the
as de!';cribcd in the Communitv Design Element
that would be used
or the aevelopment process
submittal information. timelines
fi)f public notice c)
standardized thresholds that state when
review process.
_n~~'_~" Maintenance. Provide incentives
to achieve desirable ",,.,,.,..prh
Xew Mixed Use lJevelopmem
1 Fourth Street
20
site
in Ihc
and
Consistent
See CD-l 0 above
" .... n1lcatlOn for this
groups. Notices
and interested parties within 300 of the
"ansi.'itent. with conditions
FOuRTH
UP14-020
of
would be subiect to conditions 'Q.1IU~l.;al)L and maintenance.
as of this filT new the front of the structure
review to confirm thc levels and
necessary
rik#:
'[ itlc: YlwjJvHU 1 HIH L..".£.V v
Exhibillil
if
CD-20. Commercial
and
CD-20a. Sign Ordinance.
Ordinance and, when rlp'up!,,,,,,
into account the cumulative eifects of
rf\~rlu"Hr or corridor.
F.rONOMIC VlT ALITY
Impacts. In
tranic and
take the Into account
policies and land use decisions arc
ill to and
•
commute reduction and affordable
II Additional or
a
economy ami generaTe revcnue for the
would be to future review for with criteria established for
downtown area
Consistent
As noted herein the would units and maintain commercial retail space in downtown. in a
desirable in-lill mixed use development-The units would
future workforce tenants. The retail area would also maintain
fulfilled bv tenants that would occupy the or similar
a balance
sile. the project is considered an appmnri
small restaurant use (originallv established in 1
and services. The mixed usc
local
~8. of our Economic ==:"::"::::.::.1=-=_--______ -'--_~'!~~~ __ _
:Vew .1Ji.:xed Use Vr!.velonmenl
170r; Fourth Slreel
21
File
Title: ~~=-'-~ 1.~~~b!!:!!9J~
a full-service _ _ a broad and
range of businesses.
[tV -Sa. Industrial
loss or industrial bu~inesses.
lEV -8b. laborers. Assist in ldentlty mg an
and convenient location li)r a center
for the for laborers \vho
and accessible source of labor for
and maintenance.
EV-l2. Workforce encourage
creation and retention or workfDrce both owner
and lor public safety and
service nf'r<.:(mnpl
EV-13. Rusiness Areas.
Promote San Rafael's econumy and the and
a
benefits of all of its business areas. Pursue actions That
revitalize and sustain San Rafael'S bl1sim:~s areas such as:
and manasdm .. the and ovcrations of
• Beautification efforts
_ and economic
• 'v1ulti-modal circulation
and customers.
CIRCULATION ELEMENT
areas, such as
street trees, and
for residents,
c-s. Traffic Level of Service Standards.
A. Intersection LOS. In order to ensure an efb:tive
maintain traffic lcvt.:ls of
_-,-.:.::...:..::.::..:.'--'.:=-,--,_consistent with standards for __ "". ___ . __ _
\'r;:1" }"flXed Use
1 IO() Fourth Street
Fag822
As noted
! Consistent
would maximum
to the property; which is
2020
The includes affordable and would workforce rental housing fOf one or
t\'I'O lamilv residents_
Con,d.~tenl
The
the
Consi,\tent
The uroiect would not
site with commercial and residential uses that are
and which address the applicable develovment standards.
the from the
restaurant use on the propcny. A~ noted in the discussion the is within the level of
under the General Plan 2020 build-out scenario and would not cau~c intersection
File
ritle:
lA
Exhibit 1, Attachment A
TABLE AI\ALYZI~G PROJECT CONSISTE~CY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXEJ) USE nEVELOP)1E~T PROJECT -1700 FOLRTH STREET (AP~: 011-192-07)
PROJ}:CT FILE NO.'s: ED14-068 & UP14-020
intersections in the A.M. and P.M. peak hours as
shown below, excepr as provided for under (B)
Arterial I,OS.
£nterscction Level of Service Standards, A.M. and P.V!.
Peak Hours
Location LOS
Citywide, except as nott:d below D
a. Downtown except as noted below E
I. Mission Ave. and Irwin F
b. Irwin Street and Grand Avenue between E
Second Street and Mission A venue
c. Andersen and West Francisco E
, d. Andersen and aellam E
e. Freitas at Civic Center/Redwood Highway E
f. McrrydaJe at Civic Center Drivc E
g. Merrydalc at I.as Gallinas E
R. i\ rterial LOS. The City Trllffic Engineer may apply
artcriallevel of service anal) sis as the primary method of"
anal) sis for any proposed development project. The City
Traffic Engineer"" ill make this determination based Oil
intersection spacing ami other characteristics of the
roadway system where conditions are better predicted by
arterial analysis. Where arterial LOS analysis is \varranted,
a
proposed development must he consistent with the
following lIrterial LOS standards. If an intersection LOS is
above or below the standard, the project shall
'Je\'els of service to be exceeded. Although the project would result in a net reduction in totai AM and PM
peak hour trips, the residential units and commercial use would increase the AY1 peak hour nips above
current estimates ofthe restaurant usc. Thcrclore, traffic mitigation fees would be required to be paid to
lund tTaffie improvements identified as required for bui Id-out in the area under the General Plan 2020 (pcr
Policy C-6).
be considcred consistent witp this policy if the arterial .
I.OS is within the standard. The project will not be dcemeL
consistent with this policy if the
anerial I,oS fails to meet the standard .
. When arterial level of servicc is applied as the primary _
Yew :\,fixed US!! i)c vei()pm enf
17()() Fourth Sireel
l'aRe 23
l-ik if : .!.'; . .I) '-4 -068 & UP14-020
Tille . Gcn~ral Plan 2020 .Con~isl1:ncy Table
J::xhihit M
G
method of for a propo~cd the shall
be deemed to be consistent with this policy ifit is
demonstrated that the arterial LOS standards described
belol.'< arc mel of the
intersection Dr the shall be deemed to be
inconsistent with this ifthe arterial LOS standards
are not met regardless of the intersection LOS.
Arterial Level of Service A.M. and P.M.
Peak Hours
Location LOS
except noted belo\v D
,L Downtown except as noted below E
,if~~~~~_=_. c~~~~~,,. 0
at LOS E outside F
and F (l)
(I) For arterials
and F as orthc date of
Appendix C.
C. Exemptions. intersections at HighVltay 101
and Inler:;tate 580 onramps and are
from LOS standards because at these locations
is affected bv traHic and not
local measures.
"Ierits. in order to balance the
affordable
maintain a vital economy and desired
servicc:-. with the need to manage traffic
_ lhat 'would exceed the level of
service standard:; set forth above be ., .... ",."·,t,, .....
:"iew 'vIo:ed Cw: Development
/7()(} Fourth Srreer
PaRe 24
RAFAEL
l"OLRTH
& 4-020
File1i
I'jth:::: '-..I1 •. .!1""1IU.' , H..Lil ..... \J.:...v ...... ,v~~.,;).t,::H"'H"'~· l UVH. ••
C-29. BeUer use of p,.rl.riruy
C-30. Downtown
space~ Downtown.
C-30a. Downtuwn District. Conduct
evalualion~ and, consistenl v,ith State
modify The Downtown
to meet needs and lo
Downtown.
INFRASTRUCTURE ELEMENT
__ " __ '" _ .. ____ .. _ and .... ·r'<!,ip,".
Vew Mixed Um
1700 Fourth ,)'tree:t
25
,-.",",n,,,,,,,, with conditions
circulation necessary to maintain LOS
in San Rafael were identified. To help fund these 'mnrr",prn
that generate new A.M. or P.M hour
to pay its fair share contribution for by up to 2AVl and 2PM
as a result is within the planned for the area in the Gcncral Plan
A total of $16.984 traffic fee would be for the use at time
in accordance with actual !ina I trip generation and/or to account tor in nation.
The would parking to meet its on-sile demand. The could also provide shared
of the residential
residents are tvoicallv at work.
spaces, the day when businesses are open and
proposes an supply of that would meet it:; demand consistent with
based on the mix offe5idential and commercial uses_ parking has been identified
street space and with
1550 Fourlh Street which maintains
demand of the lISC, ifneeded.
new on-street that
with at least one new on-
lot at
vacancies that could satisfY the three space commercial
File if: ='-=----'-"-''--'' -::::..=-"--'----'--"=
-rjLle: '-1;",.-Ji ..... U:.,u I HJU ..:....v ....... v \......'\'H.;)I:!IL\o..lU .... '(
Exhihil: LA
Exhibit 1. Attachment A
TABLE AKAlL YZlf'J(~ l)RO.n:Cr C01\SiSTF:1\CY WiTH SAN RAFAEL GIC\r'~RAL PLAl\ 2020
G SQU.JARE .\HXED USE DEVELOP\'IENT 'PROJECT -1700 FOURTH STREET (AI)]\": 01 '-192-07)
PROJECT FILE ~O.'s: ED1-1-068 & lJ}l.1.4-020
:"SSllriO that dcvelopment can be adequaTely sen'cd by lhe
CiTY'S infi'astruc(ure ilnd Ihat nc\\ 1 ~1l;i1ili l'5 arc; well
planned and well dcsigned,
-_ ....
1-4. Utility Undergrounding. C()nlinut: to pursue The
lJ Ilclergrc'lInd ing (d-()\'crhcc1Ll uti Ii ry I i ne~,
J-R. Street Trees. Crcate street tree planting ~md
maintenance program,> and encOllrag.e the lhe or large
C<11l0P\' trees wlwrc appropriate in order TO control
TempeHltllre , improve air quality , cmnrol wind . ddinc
neighborhoods . and improve: sln::clllpp<'arancc.
~-Sa Street UJ'CC Program , Dl'\'c lop a
comprehcn::.iw cit: widc street tree planting,
maillTenancl", replm'cmcnL diversification , WOlle!
IItili7.aTion ,wd Trel~ \,a~le-rc(:vding. program, The:
cit) wid l' ~lrcct trce program should clln s idt::r The
tl ~e of large: Cclll!'py trce s \1 heTe the planting arcas
and loc(ltions make SLLch lrees feasible and
appt"op1'ial c. Include coordinalifln and
.::omI11LLni(:ali,)J1 with PG&E regarding tree
mainte:n~ncc in relation W pOI\'c1' line5, Uiliz.e
volunLc c:r$ to The eXlenl IC'l~ibk in cfeating a
qrcl'l trt:c in velltol'),
l-8h, Street Trees for ''lew I)evelopml'nt.
Req uire ~lrcel trees at frcq Lle:nt sracing. in aJl Ih'\I '
diOvelopmenh and propl'J1: upgrades , and
consider mitigaTion lor In:c removal b: planting
slr ec IIIT('~ in location,> othe'1' Lhan The project ~itl',
l-Ik. Su·ct't Tree Maintcnanl'.t', Sl'ck di versified
funding. sources lOT SLTcn tree maintenance and
repla.::elTIcllt,
i-8d. Lanthc<lpt' Maintenance "lnt to
Sidewalks. Revi~(' Cit! ordinance~ to nXluire
... _-.. -_ .. _----,------
The publk Ulilily agiOncics that would provide II'aler. scwcr and (\ther services to The site: have rcvic:\\ed rhe
propos ed project and Je:l ~mlillcJ thatthenO' i~ adeqwJ.Te capilcil~ to s('r vice thc niOW project gi ven that thc
pr~)posed llc W 115e would be within tll('lli,turical h;vcl ~ of uSe,
COlHhll.!l1l, llIil" colldiliollS
The ~iLc is already ,>erved by utilities and Ci bli~cd on Cit: p(Ijic y , all ncw milii) conneCTions would be
rcquin:d to be undcrgrouncled. /\ condition of approval has been added to r('quirt: this unclergwul1ding_
COl/sisle/lt
The project would install stn:d Lrecs consistent \\ ith (he e,'I.;"t ing ~trcl'llTt:'e planting program,
'--____ I_n_ainlcn~nc~ of pri vat e hm(bcaping \\ hich ___ ---'-__ _
"\',·,w lli~l!J ['.I''' /)n"';/()(iIIl(',i/
1 H it! PO!!I'!h Srr,·'''' ...
I\,~!{! 2()
File ~: F:D 14-116S & 1.·Pl ·l-020
Title: Cic',naall'l ;I).l 2()?(I C0n,is lt:llC\" TaJ)Jc:
h:hibir: 1.,1
encroaches onto the and
sidewalks,
J-9. Water
1-10. Sewer Fa~flities. and future
needs should bl:: coordinated with
"i'>'''''-''--> to assllre that Jacility and/or
meets Federal and State standards and occurs
SllST AINABIUTY
sU-t Land lJse. General Phm land use
V"'.'LlI~" to increasl.: residential and commercial densities
within distance of high frequency transit centers
and corridors.
St:-3. Alternative Fuel and Fuel Efficient Vehicles.
on non-renewable resources.
_ Trees. Plant new and retain
trees to maximize energy conservation and carbon
Nc:w Mixed (ise
J 7()O F nurth SlrI?1:'1
27
NO.
Consi<;tent
SAN
FOURTH
UP14-020
See discussion of LU-2 above. The site is an in-fill urban property that is s.erved and j!>
within the water diSHict olanned sefV icc
Consistent
See discussion ofLU-2 above. The site is
have reviewed the
Consistent
The mixed use is
and determined that there is
consistent with this
the San Rafael Sanitation District and
to ~I.:rvc the addition of this.
rp"ni-.-"d to with new that
for alternative fuel vehicles.
L.on.usrem, with conditions
The will be reQuired lD with the b'Teen LJUIlUlIlo; which would
1"1lrtlllllL' consistent
v.ould remove 9 mature syciimore trees located on the propert)' to accommodate the
The is a dO\\'TI!own infill and not to tree
rlf'v~l(mm~nt in hillside areas only. Five (5) new street trees would be
street tree olanting program. The environmental benefit" of the in·fill mixed
and water etncicnl features should off-se1loss of the
File ri. A....-i.L.#.l.-vvu I...lL-':..'
Title: ,"~VU.~l.I.;l~""'iJlv~ 1 eLL/H.:::
PROJECT RAFAEt
FOrRTHSTRE.ET
UP14~020
G MIXED USE DEVELOP.ME~T PROJECT
ClJLTURE AND ARTS
resources.
.. information and direclion to nr,rm"rtv
I>
owncr~ in order to make them aware ofthc~c
resources.
measures to preserve and protecl
resources.
CA-15a. Archeological Resources Ordinance.
Continue to implemem the
Re"ources Ordinance.
SAFETY ELEMENT
Seismic
,Vew ,l1ixed Cse Deve/uDmen!
lIOn Fourth Streel
28
FILE's:
mature trees.
Con'ii~tent
rhe oroiect would the affordable which reduce commute and ('(m<YF"d,
Con,~istent with conditions
While this site has been disturbed in the past, there that an
accidental of remains of cultural or may occur during site
standard conditions of anproval would be recommended to address this. in the
Consistent witlr conditions
A gcothechnica! ha~ been for the site
8,2014, which would be utilized to prepare construction
, There are no unusual site conditions that would the nrl'm{)~l'tl
further evaluation.
l-'iie:#-£ • .>."_J'A' ",vV' ~ "--'II
I lLle: y ...... U.Vl1,4J ,. .LUi L-\.1L.H "HIli
Exhibil: JA
any
Exhibit 1. Attachment A
TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE MIXED USE DEVELOPMENT PROJECT -1700 FOURTH STREET (APN: 011-192-07)
PROJECT FILE NO.'s: ED14-068 & UP14-020
c onsnuct all new buildings to resist stresses produced by
earthquakes. T he minimum level of seismic d esign sha ll be
in accordance with the most recently adopted building
code as required by State law .
8--13. Potential Hazardous Soils Conditions. Where
development is proposed on sites with known previous
contamination, sites filled prior to 1974 or sites that were
historically auto service, industrial or other land u,ses that
may have involved hazardous materials, evaluate such
sites for the presence of toxic or hazardous materials. The
requirements for site--specific investigation are contained
in the Geotechnical Review Matrix .
8--14 . Hazardous Materials Storage, Use and Disposal.
Enforce regulations regarding proper'storage, use and
disposal of hazardous materials to prevent leakage,
potential explosions, fires, or the escape of harmful gases,
and to prevent individually innocuous materials from
combining to form hazardous substances, especially at the
time of disposal.
S·17. Flood Protection of New Development. Design
new development within the bay mud areas to minimum
floor elevation that provides protection from potential
impacts of flooding during the "1 OO·year" flood. The final
floor elevation (elevation of the first floor at completio n of
c onstruction) shall account for the ultimate settlement of
the site due to consolidation of the bay mud from existing
and ne w loads, taking into account soils conditions and the
type of structure proposed. Design for settlement over a
5 0-year period is typically considered sufficient.
8--25. Regional Water Quality Control Board
(RWQCB) Requirements. Continue to work through the
New Mixed Use Development
1700 Fourth Street
Page 29
See S·5 above
Consistent
A Phase II site investigation was conducted by Will Bono Environmental Services in F ebruary o f2006, for
presence of hazardous materials including su bsurface testing and no contamination has been found.
COllsistent
No hazardous materials are proposed to be used, stored or disposed of at this site as part of the new mixed·
use building. This proposed project would not impact th at pemlit and no further permitting or evaluation is
necessary.
Consiste1l1
The subject site is not located in the 100·year tlood zone and would be required to be constructed in
accordance with Chapter 18 of the City's Municipal Code .
Consisteltt witll CQIlditi011
This project has been reviewed by the City's Public Works Department whichjmplements the Stormwater
File #:'ED14-068 & UP14-020
Title: General Plan 2020 Consistency Table
Exhibit: I A
S-26. Fire and Police Services. Maintain cost-
effective fire protection, and services.
Minimi7e increases in service needs from new
continued fire mevention and
NOISE ELEMENT
1
1\-1. I\oisc on ~ew
in new from excessive noise
noise standards in land use decisions. the I.and Use
Standards Exhibit 3 ) to the siting of
noise environments. These standards
of a based on nnise
exceeds the standards. in Exhibit 3 J ,
shall be reauired to identifv noise
should
i",n'wt~ from outside noise sources.
:'oJ-s. TratIlc 'IIoisc from :\few Minimize
of increased off-site traffic caused
storrndrain system. A standard condition
to submit a Storm Water Pollution Prevention Plan (SWI'PP) for review and
Rafael Public Works Department prior to the issuance of
Consistent witlt conditions
The fire codes and include and security
the property and residents.
Consistent Witll c(mdition
Exhibit 31 Df the General Plan 2020 illustrate!> the land use ",ell"..,"''' . . standllrcls for locatmg ne\\'
J""lnrllnf'.lnl In environments. The land u"e (-~tp'mM for the u~e would be residential.
New uses in this category are o.-VUUH1VJ in environments that exhibit between 60 a d 75
(dH). The would be designed so thatthe interior lcvds of the units would be con"islcnt with the
noise attenuation standards
Consi .. tenl
See'\' -I above
described bv Stale Administrative Code standards, Title
as would generate additional trips within the intensity and
Where the exterior I is 65 dl3 or",. __ no --I _ • ..-.... under the Geneml Plan 2020. No undue additional traffic noise would be the
A'ew Mixed Use
J700 Fuurth Street
30
Fi1c-#:~n)"v~ \.....I. ;'''-V'':;''V
'I'itlc: '-J ..... U"""~l j 10.11 "':"'V"::"'.I.-!
Exhlbit: Ji\
Exhibit 1, Atta~hment A
TABLE ANALYZING PROJECT CO~SISTENCY WITH SAN RAFAEL GENERAL PLAN 2020
G SQUARE :vaXED USE DEVELOP:.vIE~T PROJECT -1700 FOURTH STREET (API\": 011-192-07)
PROJECT FILE NO,'s: ED14-068 & LP14-020
: a residential building or outdoor use area and a plan,
program, or project increases traffic noise levels by more
than Lon 3 dB, reasonable noise mitigation measures shall
be included in the plan, program or project.
AIR AND WATER QUALITY ELEMENT
I AW-t. State and Federal Standards. Continue to comply
, and strive to exceed state and federal standards for air
quality for the benefit ofthe 13a)' Area.
A W-2. Land Lse Compatibility. To ensure excellent air
quality. promote land usc compatibility for new
development by llsing buffering techniques such as
landscaping, setbacks and screening in areas where
diITerentland uses abut one another.
AW-7. Local, State and Federal Standards. Continue to
comply with local, state and federal standards for water
quality.
:\'ew ;'vfixed [/se Development
17()() F()urrh Street
/'aKe 31
---... _-----
proposed levt:! of development.
Com;i:,'tent with condition
Due to the nature of the proposed mixed use development, the project would not generate any air quality
impacts and would be consistent with the Bay Area Air Quality District requirements Traffic assllciated
with the facility was evaluated and found to be less than the historical levels oftraflic Ii-om the site and
wlluld therefore be within the thresholds e~lablished for air quality impacts. Furthermore, the proposed
development is within the additional development assumed under the General Plan 2020 and therefore
cumulative impacts have been analyzed and found to be acceptable.
Consistent
This mixed-usc development is ~ituated in the Downtown area and abut~ many other similar mixed use
buildings. The proposed land usc from this project is compatible with surrounding land uses.
Consistent with conditioll
The project would he required to comply I.'.ith the City's Stonnwater PDllution Prevention standards which
are derived from the Regional \\-'atcr Quality Board. The proposed drainage plan is designed to be
consistent with the storm water pollution standards by treating stormwater runoff on-site in landscape areas
or through an on-site filtration area before it enters into the stonn drain system.
filet': ED14-068 & UP14-020
Titk: G~ncml Plan 2020 Consistcncv Table
Exhibit: .L1
i
A W-8. Reduce Pollution from Orban Runoff. Address
..
..
ncccs:.ary
limit disturbance to natural walef bodies and
Vel~eIi:l.ri(m to absorb and filter
pesnclQes and orner
Vcw iv!ixr:d U\"r: J)eve{opment
1700 Fourth Sireet
Page 32
Con,~i.'iitent
See A W -7 above.
would imnl~m~nl
WITH SAN RAFAEL GENERAL
-1700 FOURTH
4-068 & U P14-020
Pile #: ,L..,vt' '--f--VVV ~ 'L.IA I.,·····~,
'Title: General PlaD ..... v"-v _vU .. )t • .,"'lvW .... <t
Exhibit: 1A
TO:
Exhibil2
Comments: l700
SAN RAFAEL,
RAFFI BOLOYAN
PLANNING MANAGER
OF PUBLIC
DATE: November 18,2014
14-106
FROM: KEVIN MCGOWAN FILE NO: 13.02.19
ASSISTANT WORKS DIRECTOR/CITY
Building -Kraig
The Planning Commission met on this particular issue several weeks ago
to public work involvement
1. Entry gate position
Background:
The original plan for this shows an entry gate to the
property line. applicant has stated that the gate will
patrons the to park. The gate is to
be utilized by building tenants.
Project Planner)
that several issues
area located on the
the daytime to allow
would only
If a vehicle out of their vehicle to enter a lo access the gate
at night, their the sidewalk and would vehicular path of
travel on G which is a concern. DPW the gate be
moved back from the line to allow for a vehicle to pull roadway and not
block the sidewalk when the was opened. The Planning was concerned that
this 20 feet of space would attract homeJess and would be an area that is unsafe for tenants
and the general publ
In a meeting with the applicant the Planning Commission
that all tenants would have an device similar to a
gate so that the tenants would nol have to out of their
the gate and the Plann Comm ission' s coneem
the gate on the propcl1y line is ac(~el)laO
Allow the gate to be pJaced on the propel1y line is acceptable in this case.
be closed at night and tenants shall not be required to have an
gate and not block the sidewalk or G vehicles while the gate opens.
2. StructtJral intrusions into the road right way
The plan submitted shows small
These decks are not
of Pubhc Works
protruding into the road right of way by
are not considered livable
Exhlbil2
may only
to open the
4
Review Comments: 1700 41h
3.
mlDlmum 13
that decks do not ,\\/I"I'""n
req ues t is "" " ,.""y".,',
The intrusion of
vehicular travel.
space is
Since this is not livable space (not
vehicular travel this
which is ,"At',.,.,",,,,,,...
Based on
II
Commercial
Total J4
The
Concept A
This alternative is
exits onto
ConceptB C
This
ConceptG B
This alternative
of the narrow driveway.
Concept D
Department of Public Works
Exhibit 2
LD14-106
sidewalk, The sidewalk is greater than 5 feet wide such
which conflict with vehicle travel.
public for a private USe{. There are other
intrusions into the road right-of-way such that this
is not to block or obstruct
not conflict with travel or
the use of a revocable
IS the
an entrance to the parking area off G Street
comm had concerns about an exit onto Fourth
in limiting the exits and entrances from this
were interested in other configurations of
on this request, the applicant submitted
Public reviewed each of these and
plan for the It contains j 4 parking spaces but
3
G Street and has only 11 parking spaces
the Municipal Code. This entrance and
24 feet onto G Street showing that
same space. If a vehicle entering the
111 with other. One of these
onto G street which has active traffic as well as
would a conflict point
City of San Rafae1
PC Meeting December 9. 2Q14
E)(hlbll2
Exhibl12
Review Comments: 1700 4lh 106
This option the retail first story space. The shown that
11 spaces are available with this option;' , with further reconfiguration of the
Lobby, Storage, an additional 2 spaces are a total of 13
option is noted to undesirable for the applicant since reconfiguration
may needed. parking 7,8,9 back Ollt
drive aisle, which is not
DPW
Department of
Tn an effort to assist with parking DPW also developed an alternative,
which i.s and provides 14 parking with a but nan'ower retail
When this option was presented to the developer by planning the developer
this option will not work with the level
Concept A as submitted does allow the required number of however,
onto FOUlih which is generally not suppOticd by the
Concept B C as submitted
required number parking spaces.
based on 14.18.040 B of the
vehicular circulation but not allow for the
option would require a parking modification
Code.
AT\,..,,,,,,,t G B is not on installation of a let point utilizing a
width two way driveway cannot be SupPo11ed by staff
Concept D & DPW does provide the necessary parking may not be as
conducive to the applicant's needs and, therefore, is currently not recommended.
The demand parking in the West End San Rafael has been growing over the years
and popularity shops in this area. on code
compliance, Concept A meets cond itions.
B C provides circulation within the parking area but does not meet the
requirement parking for patrons utilizing the retail space. Other business in
area similar situations in that they not have parking for their such that
approving Concept B C may be considered fair and equitable with other businesses in the
area.
Alternative: Based on
projecl has
the
fact t.hat parking in this area of the IS 1I1
ability to parking to meet
tizing A.
the parking for the
is commensurate with other in the area and appears to provide
internal circulation the parking area. applicant shall a
ulodificatioll in compliance with the Municipal Code procedures if this concept pursued.
Works 3 of} City Rafael
PC Meellng December g, 2014
Exhibil2