Loading...
HomeMy WebLinkAboutPlanning Commission 2019-04-23 Agenda Packet AGENDA SAN RAFAEL PLANNING COMMISSION REGULAR MEETING TUESDAY, April 23, 2019, 7:00 P.M. COUNCIL CHAMBERS, CITY HALL, 1400 FIFTH AVENUE SAN RAFAEL, CALIFORNIA • Sign interpreters and assistive listening devices may be requested by calling 415/485-3085 (voice) or 415/ 485-3198 (TDD) at least 72 hours in advance. Copies of documents are available in accessible formats upon request. • Public transportation to City Hall is available through Golden Gate Transit, Line 20 or 23. Paratransit is ava ilable by calling Whistlestop Wheels at 415/454-0964. • To allow individuals with environmental illness or multiple chemical sensitivity to attend the meeting/hearing, individuals a re requested to refrain from wearing scented products. Any records relating to an agenda item, received by a majority or more of the Agency Board less than 72 hours before the meeting, shall be available for inspection in the Community Development Department, Third Floor, 1400 Fifth Avenue, and placed with other agenda-related materials on the table in front of the Council Chamber prior to the meeting. THE PLANNING COMMISSION WILL TAKE UP NO NEW BUSINESS AFTER 11:00 P .M. AT REGULARLY SCHEDULED MEETINGS. THIS SHALL BE INTERPRETED TO MEAN THAT NO AGENDA ITEM OR OTHER BUSINESS WILL BE DISCUSSED OR ACTED UPON AFTER THE AGENDA ITEM UNDER CONSIDERATION AT 11:00 P.M. THE COMMISSION MAY SUSPEND THIS RULE TO DISCUSS AND/OR ACT UPON ANY ADDITIONAL AGENDA ITEM(S) DEEMED APPROPRIATE BY A UNANIMOUS VOTE OF THE MEMBERS PRESENT.APPEAL RIGHTS: ANY PERSON MAY FILE AN APPEAL OF THE PLANNING COMMISSION'S ACTION ON AGENDA ITEMS WITHIN FIVE BUSINESS DAYS (NORMALLY 5:00 P.M. ON THE FOLLOWING TUESDAY) AND WITHIN 10 CALENDAR DAYS OF AN ACTION ON A SUBDIVISION. AN APPEAL LETTER SHALL BE FILED WITH THE CITY CLERK, ALONG WITH AN APPEAL FEE OF $350 (FOR NON- APPLICANTS) OR A $4,476 DEPOSIT (FOR APPLICANTS) MADE PAYABLE TO THE CITY OF SAN RAFAEL, AND SHALL SET FORTH THE BASIS FOR AP PEAL. THERE IS A $50.00 ADDITIONAL CHARGE FOR REQUEST FOR CONTINUATION OF AN APPEAL BY APPELLANT. CALL TO ORDER PLEDGE OF ALLEGIANCE RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES URGENT COMMUNICATION Anyone with an urgent communication on a topic not on the agenda may address the Commission at this time. Please notify the Community Development Director in advance. CONSENT CALENDAR 1. Minutes, 3/26/19 2. 1200 Irwin St. (“Dominican Townhomes”) – Appeal of Planning staff’s December 7, 2018 denial without prejudice of an Environmental and Design Review Permit (ED17-073) proposing to legalize and modify miscellaneous design changes incorporated into an existing approved, constructed and occupied 15-unit multifamily residential development; APN: 011-013-05; Multifamily Residential – Medium Density (MR2) District; 524 Mission Street, LLC, owner; Casey Clements for Thompson Development, Inc., applicant and appellant; File No.: AP18-004 and ED17- 073. Project Planner: Steve Stafford ***THIS IS A CONTINUATION OF THE PLANNING COMMISSION HEARING HELD ON MARCH 12, 2019*** PUBLIC HEARING 3. 1201 Fifth Ave - Request for Use Permit and Environmental and Design Review for a new 54 -foot high, 140- room hotel building with parking and other associated guest amenities located on a 28,719 square foot lot; APN: 011-212-03; Fifth/Mission Residential/Office (5/M R/O) District; 1201 5th LLC, owners/applicant; File No(s).: UP18-045/ED18-106. Project Planner: Alicia Giudice 4. General Plan 2040 and Downtown Precise Plan. The City of San Rafael (City) will prepare an Environmental Impact Report (EIR) for the San Rafael General Plan 2040 and Downtown Precise Plan (proposed project) and will hold a public meeting to receive comments on the scope of the EIR, as detailed below. Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15206, the proposed project is considered a project of statewide, regional, or areawide significance. The City, acting as the Lead Agency, determined that the proposed project could result in potentially significant environmental impacts and an EIR is required. The City will prepare a Programmatic-Level EIR to address the potential environmental impacts associated with the project at a programmatic level consistent with CEQA Guidelines Section 15168. The program -level EIR will evaluate the project for potential impacts on the environment and analyze the proposed policies to determine the potential environmental consequences of future change. An evaluation of project alternatives that could reduce significant impacts will also be included. Project Planner: Barry Miller DISCUSSION 5. Update on General Plan 2040 DIRECTOR’S REPORT COMMISSION COMMUNICATION ADJOURNMENT I. Next Meeting: May 14, 2019 II. II. I, Anne Derrick, hereby certify that on Friday, April 19, 2019, I posted a notice of the April 23, 2019 Planning Commission meeting on the City of San Rafael Agenda Board. In the Council Chambers of the City of San Rafael, March 26, 2019 Regular Meeting San Rafael Design Review Board Minutes For a complete video of this meeting, go to http://www.cityofsanrafael.org/meetings. CALL TO ORDER Present: Jack Robertson Barrett Schaefer Aldo Mercado Berenice Davidson Mark Lubamersky Jeff Schoppert Absent: Sarah Loughran Also Present: Raffi Boloyan, Planning Manager Caron Parker, Associate Planner PLEDGE OF ALLEGIANCE RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES URGENT COMMUNICATION CONSENT CALENDAR 1. Minutes, March 12, 2019 Jack Robertson moved and Mark Lubamersky seconded to approve Minutes as presented. The vote is as follows: (Note: Commissioner Schaefer arrived at 7:10 pm was not present to vote on the Minutes) AYES: Jack Robertson, Aldo Mercado, Berenice Davidson, Mark Lubamersky, Jeff Schoppert NOES: None ABSTAIN: None ABSENT: Barrett Schaefer, Sarah Loughran PUBLIC HEARING 2. 4000 Civic Center – Request for Use Permit Amendment to UP03-028 to allow a reduction in the parking requirement and allow the conversion of 38,190 sq.ft. of existing office space to medical office use. No change in building square footage or number of parking stalls is proposed. APN: 180-124-13 and 180-124-16; Office (O) Zoning District; Theresa Krueger, PSAI Realty, Applicant; SFF MEC LLC, Owner; UP18-038. Project Planner: Caron Parker Staff Report Barrett Schaefer moved and Berenice Davidson seconded to adopt Resolution approving the project with conditions. The vote is as follows: AYES: Jack Robertson, Barrett Schaefer, Aldo Mercado, Berenice Davidson, Mark Lubamersky, Jeff Schoppert NOES: None ABSTAIN: None ABSENT: Sarah Loughran DIRECTOR’S REPORT COMMISSION COMMUNICATION ADJOURNMENT ___________________________________ ANNE DERRICK, Administrative Assistant III APPROVED THIS _____DAY OF_______, 2019 _____________________________________ Jeff Schoppert, Vice-Chair Community Development Department – Planning Division Meeting Date: April 23, 2019 Agenda Item: Case Numbers: AP18-004; ED17-073 Project Planner: Steve Stafford – (415) 458-5048 REPORT TO PLANNING COMMISSION SUBJECT: 1200 Irwin St. (“Dominican Townhomes”) – Appeal of Planning staff’s December 7, 2018 denial without prejudice of an Environmental and Design Review Permit (ED17-073) proposing to legalize and modify miscellaneous design changes incorporated into an existing approved, constructed and occupied 15-unit multifamily residential development; APN: 011-013-05; Multifamily Residential – Medium Density (MR2) District Zone; Casey Clements for Thompson Development, Inc., applicant and appellant; 524 Mission Street, LLC, owner; File No.: AP18-004 and ED17-073. ***Continued from the March 12, 2019 Planning Commission Hearing*** EXECUTIVE SUMMARY On March 12, 2019, the Planning Commission (Commission) reviewed an appeal of staff’s denial to legalize design changes to an existing approved, constructed and occupied 15-unit, multifamily residential development located at 1200 Irwin St. (‘Dominican Townhomes’). At their hearing, the Commission elected to continue their review to allow the owner/applicant/appellant and staff an opportunity to work towards resolution on four (4) outstanding issues, including trash enclosure, wainscot building base, driveway and motor court paving, and entry trellis structures. Staff and the owner/applicant/appellant have agreed to resolutions on each of these outstanding issues and staff now supports granting the appeal and overturning the staff denial of the proposed design changes, as revised. The attached resolution (Exhibit 2) includes conditions of approval (see Conditions No. 2 and 4) with milestones or deadlines in which the owner/applicant/appellant must obtain building permit issuance for all design changes and bring the site into compliance. RECOMMENDATION It is recommended that the Planning Commission adopt the attached draft Resolution, granting the appeal (AP18-004) and overturning the December 7, 2018 staff denial of an Environmental and Design Review Permit (ED17-073) proposing to legalize miscellaneous design changes incorporated into an existing approved, constructed and occupied 15-unit multifamily residential development, located at 1200 Irwin St. (Exhibit 1). BACKGROUND The project was approved in 2007 and the entitlements were extended through several time extensions. Design changes were requested by the owner/applicant in 2015 and approved by staff with the recommendation of the Design Review Board (Board) in order to help make the project more efficient to construct. In 2016, building and grading permits were issued for the project. During construction of the project, staff notified the owner/applicant that additional design changes were incorporated without approval and inconsistent with the building permit. In 2017, construction of the project was completed with the ‘as-built’ design changes and the owner/applicant submitted an Environmental and Design Review Permit (ED17-073) to legalize these additional design changes. Dominican University of California REPORT TO PLANNING COMMISSION - Case No: AP18-004; ED17-073 Page 2 (Dominican University) subsequently leased the project and a TCO (Temporary Conditional Occupancy) was quickly issued to allow occupancy for the Fall 2017 academic term. In October 2017, staff referred the ‘as-built’ design changes to the Board for review. At that meeting, the Board continued their review though indicated that they generally did not support legalizing the additional design changes because it did not meet the original design quality of the project. After more than one (1) year of inaction by the owner/applicant, staff scheduled the project to return to the Board for follow-up review and recommendations. In December 2018, the Board determined the applicant’s efforts to resolve the outstanding design issues lacked sincerity to address the lack of design quality and unanimously (5-0 vote) recommended denial of the project. Staff subsequently denied the proposed legalization of these ‘as- built’ design changes, without prejudice, based on the recommendation of the Board. The owner/applicant subsequently appealed staff’s denial of the proposed design changes to the Planning Commission (Commission), citing the project “substantially conforms to the design intent” of the approved design. On March 12, 2019, the Commission continued their review of the appeal to allow the owner/applicant/appellant and staff an opportunity to work towards resolution on the four (4) outstanding issues, including trash enclosure, wainscot building base, driveway and motor court paving, and entry trellis structures. Staff and the owner/applicant/appellant have agreed to resolutions on each of these outstanding issues. ANALYSIS Commission’s Continued Review of Appeal On March 12, 2019, the Commission reviewed an appeal of the staff denial to legalize design changes to an existing approved, constructed and occupied 15-unit, multifamily residential development located at the subject site (‘Dominican Townhomes’). At their hearing, the Commission unanimously elected to continue their review to allow the owner/applicant/appellant and staff an opportunity to work towards resolution on four (4) outstanding issues, including trash enclosure, wainscot building base, driveway and motor court paving, and entry trellis structures. Staff and the owner/applicant/appellant have agreed to resolutions on each of these outstanding issues and staff now supports granting the appeal and overturning the staff denial of the proposed design changes, as revised: Trash Enclosure The approved project design included three (3) required ‘guest’ parallel parking spaces located along the north property line, where the driveway entrance and the motor court areas meet. The owner/applicant/appellant originally proposed to legalize the conversion of one (1) of these three (3) existing ‘guest’ parking spaces to a trash enclosure providing common refuse collection service. The site currently relies on an unscreened dumpster for trash pick -up. The owner/applicant/appellant proposed a trash enclosure structure, 112 sq. ft. (8’ x 14’) in area, comprised of 6’-tall wood ‘privacy’ fencing to match the design of the adjacent rear fence. Planning staff, with the recommendation of the Board, supported the elimination of the guest parking space, subject to the design of the trash enclosure matching the same high-quality exterior finishes (color and materials) as the residential buildings on the site (stucco and/or shingle siding painted to match with composition fiberglass roof shingles). Staff Response. The owner/applicant/appellant has coordinated with the collection service provider, Marin Sanitary Service, and determined a communal debris bin is unnecessary for the site. The current debris bin will be removed in lieu of individual carts (landfill, recycling and composting) for each of the 15 units. Tenants of each unit will be responsible for storing their carts in their garages and transporting their carts to and from the Irwin St. curb face for service on their scheduled service day. REPORT TO PLANNING COMMISSION - Case No: AP18-004; ED17-073 Page 3 Wainscoting of Building Base The approved project design included textured cement plaster or “dash finish” stucco wainscot along the base of each building with scored into 2’ x 4’ sections and separated from the fiber cement shingles by a beveled wood transition band. The owner/applicant/appellant originally proposed to legalize the installation of 2’ x 4’ HardiePanel fiber cement siding panels in stucco pattern with each panel framed in wood 2” x 2” trim. Planning staff, with the recommendation of the Board, required stucco texturing of the building base and the elimination of the wood trim framing. More importantly, staff and the Board required appropriate ‘build up’ of the building base prior to stucco skim coating. Staff Response. The owner/applicant/appellant has provided a resubmittal package, dated March 22, 2019 (Exhibit 3), which includes a typical detail, showing the proposed build up of the building base and stucco skim coating. In addition, the owner/applicant/appellant has also created a large mockup of the proposed wainscot treatment along the Green Way frontage to assist the Commission and staff get a better sense of how the wainscot improvements will look like (see Exhibit 3, Exhibit D). These are not consistent; the typical detail shows an additional ½” buildup of the wainscot base. The owner/applicant/appellant has indicated that buildup of the wainscot base will result in water intrusion behind the stucco layer and a waterproofing maintenance issue in the future. Under these circumstances, staff has agreed to accept the stucco skim coating (Dryvit “Stone Gray” with a “Quarzputz” finish) without the additional buildup of the wainscot building base. Driveway/Motor Court Paving The approved project design included colored and textured paving for the entire driveway and throughout a bulk of the interior motor court area. The owner/applicant/appellant proposed to reduce the paving retreatment to a small portion (approx. 20’ x 25’ in size). Planning staff, with the recommendation of the Board, required a greater extent of colored and textured pavement treatment throughout the driveway and motor court. Staff Response. The owner/applicant/appellant has agreed to the satisfaction of staff to extend the colored and textured pavement treatment the full length of the driveway (approx. 20’ x 70’ in size). The driveway is proposed to be converted to a herringbone-stamped pattern, painted red, with stacked brick borders. The interior motor court area would remain ‘as is’ and would be legalized a standard asphalt paving. Entry Trellises The approved project design included freestanding wood trellises, approx.25 sq. ft. (5’ x 5’) in size and painted dark green in color, located on the staircases at the upper landings to the unit entrances. The owner/applicant/appellant proposed to reduce the size of the trellis structures to approx..10 sq. ft. (2’ x 5’) in size and relocate these directly to the face of the building above the unit entrances. Staff, with the recommendation of the Board, required the freestanding trellis structures to be constructed as approved. Staff Response. The owner/applicant/appellant has agreed to the satisfaction of staff to construct freestanding trellis structures located on the staircases at the upper landings to the unit entrances. The trellis structures are proposed to slightly larger (25 sq. ft. +) in size and constructed with the same high- quality details and dark green color as originally approved. These trellis structures are important to help reduce the perceived visual bulk/mass of the project. NEIGHBORHOOD MEETING / CORRESPONDENCE Though the Commission continued their review of the appeal to a date certain, staff updated the existing notice boards located at the Mission Ave., Grand Ave. and Green Way frontages with the new hearing date, a minimum of 15 calendar days prior to this hearing. At the time of printing staff’s report, no comments have been received as a result of th e updated notice boards. REPORT TO PLANNING COMMISSION - Case No: AP18-004; ED17-073 Page 4 OPTIONS The Planning Commission has the following options: 1. Adopt the resolution granting the appeal (AP18-004) and overturning Planning staff’s December 7, 2018 denial of an Environmental and Design Review Permit (ED17-073) with the revisions, as agreed upon (staff’s recommendation). 2. Deny the appeal and uphold staff’s denial of the project and the Board’s recommendation, without prejudice, and direct staff to return with a revised resolution, 3. Continue the matter to allow the owner/applicant/appellant and/or staff to address any comments or concerns of the Planning Commission. EXHIBITS 1. Vicinity/Location Map 2. Draft Resolution, Granting the Appeal and Overturning Staff’s Denial Without Prejudice 3. Owner’s/Applicant’s/Appellant’s 3/22/19 Resubmittal Package with Exhibits cc. Casey Clements – Thompson Development, Inc.; 250 Bel Marin Keys, Bldg. A; Novato, CA 94949 524 Mission Street. LLC – 250 Bel Marin Keys, Bldg. A; Novato, CA 94949 Exhibit 2 File Nos. AP18-004 & ED17-073 1 RESOLUTION NO. 19- RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION GRANTING AN APPEAL (AP18-004) AND OVERTURNING THE DECEMBER 7, 2018 STAFF DENIAL OF AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED17-073) PROPOSING TO LEGALIZE AND MODIFY MISCELLANEOUS DESIGN CHANGES INCORPORATED INTO AN EXISTING APPROVED, CONSTRUCTED AND OCCUPIED 15-UNIT MULTIFAMILY RESIDENTIAL DEVELOPMENT (“DOMINICAN TOWNHOMES”), LOCATED AT 1200 IRWIN ST. (APN: 011-013-05) WHEREAS, on July 16, 2007, the City Council conditionally approved the redevelopment of 1200 Irwin St., through the following actions: • Rezoning (ZC06-002) the site from MR2.5 to MR2 to allow for higher density proposed by the project; and • Environmental and Design Review Permit (ED06-024) and Tentative Map (TS06-001) to demolish the existing residences, which have been determined to be ‘cultural resources’ under CEQA, and to construct 15, ‘carriage house’ attached townhome condominium units (13 ‘market-rate’ units and 2 ‘affordable’ units at low-income housing levels) within three buildings and associated parking and landscape improvements; and WHEREAS, the State legislature subsequently approved a series of one- and two-year automatic time extensions on all subdivision map approvals for which the City also automatically extends all Planning approvals related to the State-approved map extensions, for which the project approvals were set to expire on July 16, 2016; and WHEREAS, in 2015, the site and these entitlements came under new ownership, who remains the current owner of the site; and WHEREAS, on July 7, 2015, Planning staff, with the recommendation of the Board, approved certain design changes (Environmental and Design Review Permit ED15-017) requested by the new owner in order to make the project easier to construct and more cost- effective; and WHEREAS, on July 18, 2016, a building permit was issued for the construction of the new 15-unit townhome. The project was subsequently constructed and during construction, City building inspectors informed the contractor/owner of inconsistencies with building materials and other exterior design features that were not in accordance with the approved building permit plans, and approved Design Review; and WHEREAS, in August 2017, the construction was completed, and the owner/contractor requested a temporary occupancy, while seeking to finalize their request to legalize the design changes and their need to meet lease obligations with Dominican University who had leased the units for as independent student housing; and WHEREAS, on September 5, 2017, the owner/applicant submitted an application for an Environmental and Design Review Permit (ED17-073) to request legalization of the additional changes to the project design that were installed during construction without the required prior approval from the City, including 1) Deviations from the approved exterior colors and materials; 2) Deviations to the approved finishes of the driveway and motor court; 3) Deviations to the approved design, size and location of wood trellis features; and 4) Conversion of one (1) Exhibit 2 File Nos. AP18-004 & ED17-073 2 required and approved guest parking space to a common trash enclosure; and WHEREAS, on October 17, 2017, the San Rafael Design Review Board (Board) (Commissioner Paul as Planning Commission Liaison) held a duly-noticed public hearing on Environmental and Design Review Permit ED17-073, accepting all oral and written public testimony and the written report of Planning staff, and continued their review to a date uncertain to allow staff to work with the applicant to help meet the original design quality of the project. Specifically, the Board provided the following recommendations: • The project should incorporate the approved colors and materials; • The design quality of the wainscot needs to be improved, including building-up the thickness so that it projects further out from the exterior wall plane the same as shingle façade, greater texturing and elimination of the trim boarding; • The asphalt driveway entry and motor court should be stamped and colored as approved; • The entry trellises to individual units need to be constructed as approved; • The project shall include a new trash enclosure which should match the approved colors and materials of the buildings; and • The site lighting needs follow-up from staff to either reduce the lighting levels and/or shield the light fixtures; and WHEREAS, on October 1, 2018, after a year of inactivity and at the urging of Community Development Department staff, the applicant resubmitted the project for re-review by the Board; and WHEREAS, on December 4, 2018, the Board held a duly-noticed public hearing to continue their review on resubmitted Environmental and Design Review Permit (ED17-073), accepting all oral and written public testimony and the written report of Planning staff, and unanimously (5-0 vote; Commissioner Schaeffer as PC Liaison) recommended denial of the proposed design changes, without prejudice, due to the inadequacy of the resubmittal in responding to the Board’s prior recommendations of wanting to preserve the project’s original approved high-quality design; and WHEREAS, on December 4, 2018, the Board also reviewed a request for continuance from the owner/applicant, citing a scheduling conflict and illness, for which the Board recommended denial of the design changes proposed by Environmental and Design Review Permit ED17-073, without prejudice, and without acting on the request for continuance; and WHEREAS, on December 7, 2018, staff administratively denied Environmental and Design Review Permit (ED17-073), without prejudice, denying the application based on the recommendation of the Board that the design changes did not meet the design quality of the approved project and finding project was inconsistent with the applicable General Plan policies, residential design guidelines, and review criteria for Environmental and Design Review Permits: and WHEREAS, on December 14, 2018, the owner/applicant filed an appeal of staff’s denial of the design changes proposed by Environmental and Design Review Permit (ED17-073), citing the project “substantially conforms to the design intent” of the approved design; and WHEREAS, on March 12, 2019, the San Rafael Planning Commission (Planning Commission) held a duly noticed appeal hearing to consider the Appeal (AP18-004), accepted and considered all oral and written public testimony and the written report of Planning staff. On Exhibit 2 File Nos. AP18-004 & ED17-073 3 a motion made by Commission Robertson and seconded by Commissioner Lubamersky, the Commission unanimously continued their review to a date certain to allow the owner/applicant/appellant and staff a final opportunity to work towards resolution on four (4) outstanding issues, including: 1) trash enclosure; 2) wainscot building base; 3) driveway and motor court paving; and 4) entry trellis structures; and WHEREAS, the owner/applicant/appellant and staff have met and agreed to resolutions on each of these outstanding issues and staff now supports granting the appeal and overturning staff’s denial of Environmental and Design Review Permit (ED17-073), with the revisions now proposed by the owner/applicant/appellant; and WHEREAS, on April 23, 2019, the Planning Commission continued their appeal hearing to consider the Appeal (AP18-004), accepted and considered all oral and written public testimony and the written report of Planning staff; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based is the Community Development Department; and NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission hereby grants the Appeal (AP18-004) and overturns the December 7, 2018 staff decision denying, without prejudice, the design changes requested by Environmental and Design Review Permit (ED17- 073). The Planning Commission finds and determines that, since the owner/applicant/appellant and staff have agreed to resolutions on each of the four (4) outstanding issues and staff now supports granting the appeal, the design changes with the agreed upon revisions “substantially conforms to the design intent” of the approved project design. The Commission further finds and determines that the design changes with the agreed upon revisions (in bold) meets the design quality of the approved project, as recommended by the Board: Trash Enclosure The approved project design included three (3) required ‘guest’ parallel parking spaces located along the north property line, where the driveway entrance and the motor court areas meet. The owner/applicant/appellant originally proposed to legalize the conversion of one (1) of these three (3) existing ‘guest’ parking spaces to a trash enclosure providing common refuse collection service. The site currently relies on an unscreened dumpster for trash pick-up. The owner/applicant/appellant proposed a trash enclosure structure, 112 sq. ft. (8’ x 14’) in area, comprised of 6’-tall wood ‘privacy’ fencing to match the design of the adjacent rear fence. Planning staff, with the recommendation of the Board, supported the elimination of the guest parking space, subject to the design of the trash enclosure matching the same high-quality exterior finishes (color and materials) as the residential buildings on the site (stucco and/or shingle siding painted to match with composition fiberglass roof shingles). The Planning Commission finds that the owner/applicant/appellant has coordinated with the collection service provider, Marin Sanitary Service, and determined a communal debris bin is unnecessary for the site. The current debris bin will be removed in lieu of individual carts (landfill, recycling and composting) for each of the 15 units. Tenants of each unit will be responsible for storing their carts in their garages and transporting their carts to and from the Irwin St. curb face for service on their scheduled service day. Wainscoting of Building Base The approved project design included textured cement plaster or “dash finish” stucco wainscot along the base of each building with scored into 2’ x 4’ sections and separated Exhibit 2 File Nos. AP18-004 & ED17-073 4 from the fiber cement shingles by a beveled wood transition band. The owner/applicant/appellant originally proposed to legalize the installation of 2’ x 4’ HardiePanel fiber cement siding panels in stucco pattern with each panel framed in wood 2” x 2” trim. Planning staff, with the recommendation of the Board, required stucco texturing of the building base and the elimination of the wood trim framing. More importantly, staff and the Board required appropriate ‘build up’ of the building base prior to stucco skim coating. The Planning Commission finds that that the owner/applicant/appellant has agreed to the satisfaction of staff to skim coat stucco treatment (Dryvit “Stone Gray” with a “Quarzputz” finish) without buildup of the wainscot building base. The resubmittals include a typical detail of the proposed improvements to the building wainscoting, which include both a buildup of the building base so that the stucco projects, at least, to the same the exterior wall plane as the fiber cement shingle siding. The owner/applicant/appellant has also created a large mockup of the proposed wainscot treatment along the Green Way frontage to assist the Commission and staff get a better sense of how the wainscot improvements will look like. These are not consistent; the typical detail shows an additional ½” buildup of the wainscot base. The owner/applicant/appellant has indicated that buildup of the wainscot base will result in water intrusion behind the stucco layer and create a waterproofing maintenance issue in the future. Under these circumstances, staff has agreed to accept the stucco skim coating without the additional buildup of the wainscot building base Driveway/Motor Court Paving The approved project design included colored and textured paving for the entire driveway and throughout a bulk of the interior motor court area. The owner/applicant/appellant proposed to reduce the paving retreatment to a small portion (approx. 20’ x 25’ in size). Planning staff, with the recommendation of the Board, required a greater extent of colored and textured pavement treatment throughout the driveway and motor court. The Planning Commission finds that the owner/applicant/appellant has agreed to the satisfaction of staff to extend the colored and textured pavement treatment the full length of the driveway (approx. 20’ x 70’ in size). The driveway is proposed to be converted to a herringbone-stamped pattern, painted red, with stacked brick borders. The interior motor court area would remain ‘as is’ and would be legalized a standard asphalt paving. Entry Trellises The approved project design included freestanding wood trellises, approx.25 sq. ft. (5’ x 5’) in size and painted dark green in color, located on the staircases at the upper landings to the unit entrances. The owner/applicant/appellant proposed to reduce the size of the trellis structures to approx..10 sq. ft. (2’ x 5’) in size and relocate these directly to the face of the building above the unit entrances. Staff, with the recommendation of the Board, required the freestanding trellis structures to be constructed as approved. The Planning Commission finds that the owner/applicant/appellant has agreed to the satisfaction of staff to construct freestanding trellis structures located on the staircases at the upper landings to the unit entrances. The trellis structures are proposed to slightly larger (25 sq. ft. +) in size and constructed with the same high-quality details and dark Exhibit 2 File Nos. AP18-004 & ED17-073 5 green color as originally approved. These trellis structures are important to help reduce the perceived visual bulk/mass of the project BE IT FURTHER RESOLVED, that the Planning Commission grants the appeal (AP18- 004) and overturns the December 7, 2018 staff denial of Environmental and Design Review Permit (ED17-073), proposing miscellaneous design changes with revisions as agreed upon by the owner/applicant/appellant and staff, based on the following findings: Environmental and Design Review Permit (ED17-073) Findings A. The design changes to the approved project, as revised, are in accordance with the City of San Rafael General Plan 2020, the objectives of the Zoning Ordinance, and the purposes of Chapter 25 of the Zoning Ordinance (Environmental and Design Review Permits), in that; 1. The project will be consistent with Community Design Policies CD-3 (Neighborhoods), CD-11a (Compatibility of Building Patterns; Multifamily Design Guidelines) and CD-19 (Lighting) of the General Plan, in that; a) The proposed design changes will respect the context of the existing neighborhood in the vicinity, which includes an assortment of residential structures with high-quality site and building design; b) The proposed design changes are compatible with the neighborhood building patterns in the vicinity, which include detailed texturing of exterior building materials; and c) At the October 17, 2017 Board meeting on the project, public comments were made that the site lighting needed refinement to reduce off-site glare, which the Board incorporated as a recommendation. The project approval includes a lighting review period, to commence once the building permit is finaled. This allows staff to make further refinements in the site lighting levels and/or require shields on light fixtures within 90 days of building permit final; and 2. The project will be consistent with the objectives of Title 14 of the San Rafael Municipal Code (the Zoning Ordinance), in that: As discussed in Finding #A1 above, the project will implement, support and promote, generally, all applicable goals and policies of the San Rafael General Plan 2020 that are intended to protect the public health, safety and welfare; As discussed in Finding #A1 above, the project will be particularly consistent with all applicable Community Design Policies of the General Plan; and As discussed in Finding #A1 above, the project will promote design quality in all aspects of development; 3. The project will be consistent with the specific purposes of Chapter 25 (Environmental and Design Review Permits) of the Zoning Ordinance, in that: the project will promote design excellence. The owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (stucco skim- coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures); and; Exhibit 2 File Nos. AP18-004 & ED17-073 6 B. The design changes to the approved project, as revised, are consistent with all applicable site, architecture and landscaping design review criteria and guidelines for the Multifamily Residential – Medium Density (MR2) District in which the site is located, in that; 1. As discussed above. the revised design changes will be consistent with design- related General Plan policies, including, but not limited to: a) Community Design Policy CD-3 (Neighborhoods); b) CD-11 (Multifamily Residential Guidelines); and c) CD-19 (Lighting); and 2. The proposed design changes will be consistent with San Rafael Design Guidelines, in that; a) Lighting sources should be shielded to prevent glare and illumination beyond the boundaries of the property. At the October 17, 2017 Board meeting on the project, public comments were made that the site lighting needed refinement to reduce off-site glare, which the Board incorporated as a recommendation. The project approval includes a lighting review period, to commence once the building permit is finaled. This allows staff to make further refinements in the site lighting levels and/or require shields on light fixtures within 90 days of building permit final; b) Additions and alterations to a residential building should relate to the original building design, including materials, and the quality of materials and detailing should be consistent with or better than the original design. The The owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (stucco skim-coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures); and 3. The proposed design changes, as revised, will be consistent with the site and architectural review criteria for Environmental and Design Review Permits, in that; a) There should be a harmonious relationship within the development, between all structures on the site and there should be consistent organization of materials and a balanced relationship of design elements. The owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (stucco skim-coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures; b) Design elements and approaches are encouraged to create interest in the building elevations. Equal attention to design of all facades. High-quality building materials are required. The owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (stucco skim-coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures); Exhibit 2 File Nos. AP18-004 & ED17-073 7 c) Lighting sources should be shielded to prevent glare and illumination beyond the boundaries of the property. At the October 17, 2017 Board meeting on the project, public comments were made that the site lighting needed refinement to reduce off-site glare, which the Board incorporated as a recommendation. The original project approvals included a lighting review period, to commence once the building permit is finaled. This allows staff to make further refinements in the site lighting levels and/or require shields on light fixtures within 90 days of building permit final; and d) Additions and alterations to a residential building should relate to the original building design, including materials, and the quality of materials and detailing should be consistent with or better than the original design. The project has been previously reviewed by the Board during two (2) separate, noticed meetings and, on December 4, 2018, the Board recommended denial of the project, finding the proposed design changes did not adequately meet the same design quality as the approved project design; and Lighting sources should be shielded to prevent glare and illumination beyond the boundaries of the property. At the October 17, 2017 Board meeting on the project, public comments were made that the site lighting needed refinement to reduce off-site glare, which the Board incorporated as a recommendation. The original project approvals included a lighting review period, to commence once the building permit is finaled. This allows staff to make further refinements in the site lighting levels and/or require shields on light fixtures within 90 days of building permit final. The original building permit for the project has not been finaled. Staff is unable to final the building permit for the project, or require modifications to reduce the off -site glare on the site, until the project is constructed consistent with the approved design; and Additions and alterations to a residential building should relate to the original building design, including materials, and the quality of materials and detailing should be consistent with or better than the original design. The owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (stucco skim-coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures); and C. The design changes to the approved project, as revised, will minimize potential adverse environmental impacts; in that; the owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (stucco skim-coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures); and D. The design changes to the approved project, as revised, will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity, in that: in that:; The owner/applicant/appellant has agreed to the satisfaction of staff to improve the design quality of the communal sanitary service area (eliminate), the wainscot base of the residential buildings (build up and stucco skim-coat), the asphalt driveway/interior motor court (colored and stamped texturing) and the unit entries (construct freestanding trellis structures). Exhibit 2 File Nos. AP18-004 & ED17-073 8 California Environmental Quality Act (CEQA) Findings The minor alteration of existing private and public structures and facilities, involving negligible or no expansion of use beyond that existing at the time of the lead agencies determination, including interior or exterior alternations such as those proposed by the project and revised after agreement by the owner/applicant/appellant and staff, are categorically exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15301 (a) (Class 1: Existing Facilities) of the CEQA Guidelines. BE IT FURTHER RESOLVED, that the Planning Commission hereby approves Environmental and Design Review Permit (ED17-073) and the revised design changes, as agreed upon by the owner/applicant/appellant and staff, subject to the following conditions of approval: Environmental and Design Review Permit (ED17-073) Conditions of Approval General and On-Going Community Development Department, Planning Division 1. The building techniques, colors, materials, elevations and appearance of the project, as presented to the Planning Commission at their April 23, 2019 hearing, stamped “approved” and on file with the Community Development Department, Planning Division, shall be the same as required for issuance of all building permits, subject to these conditions. Minor modifications or revisions to the project shall be subject to review and approval of the Community Development Department, Planning Division. Further modifications deemed not minor by the Community Development Director shall require review and approval by the original decision-making body, the Planning Commission, and may require review and recommendation by the City’s Design Review Board. 2. This Environmental and Design Review Permit approval requires the following improvements to be made within the timelines specified below a. Within 30 days of this approval, or May 23, 2019, submit a building permit application, with plans and details to the Community Development Department – Building Division, that illustrates the following modifications to be made to the building i. Remove the current unscreened communal debris bin to be removed and the ‘guest’ parking space to be made available for vehicular parking It will be the responsibility of the tenants of the individual units to manage their sanitary service needs and requirements by obtaining individual carts (landfill, recycling and composting), storing their carts in their garages and transporting their carts to and from the Irwin St. curb face for service on their scheduled service day. ii. Texture the building base of each residential building on the site with a skim coat of stucco in dark gray integral color (Dryvit “Stone Gray” with a “Quarzputz” finish). iii. Replace the current asphalt driveway along the full length of the driveway (approx. 20’ x 70’ in size) with a herringbone-stamped pattern texturing, Exhibit 2 File Nos. AP18-004 & ED17-073 9 painted red, with stacked brick borders. The interior motor court area may remain ‘as is’ as standard asphalt paving. Construct freestanding trellis structures located on the staircases at the upper landings to the unit entrances. b. Within 45 days of building permit submittal, the applicant/owner shall satisfy all plan check and submittal requirements and pay for and obtain the building permit for the work notes above in 2.a . c. Within 45 days of the building permit issuance, the applicant shall install the improvements/modifications listed above in 2.a. 3. All construction activities shall comply with the City’s adopted noise limits at all times All construction activities shall occur Mondays – Fridays, 7 a.m. – 6 p.m. and Saturdays, 9 a.m. – 6 p.m. Any work on Sundays and federally-recognized holidays is strictly prohibited. 4. This Environmental and Design Review Permit shall run with the land and shall remain valid regardless of any change of ownership of the project site, subject to these conditions, provided that a building permit is issued and construction commenced and completed within 4 months (120 days) of approval, or August 23, 2019. 5. Failure to obtain a building permit and construct the required improvements within the time frames listed above will result in the expiration of this Environmental and Design Review Permit and the matter will be the property owner will face penalties and administrative hearing to obtain punitive damages and order to complete the work Prior to Issuance of Grading/Building Permits Community Development Department, Planning Division 6. The project sponsor, or its successor, shall pay all outstanding balances of fees due the City in the review, approval and/or issuance of Planning and/or Building Permits for entitlements on the project site. Community Development Department, Building Division 7. The design and construction of all site alterations shall comply with the current editions of the California Building Code, Plumbing Code, Electrical Code, California Mechanical Code, California Fire Code, California Energy Code, Title 24 California Energy Efficiency Standards, California Green Building Standards Code and City of San Rafael Ordinances and Amendments San Rafael Fire Department, Fire Prevention Bureau 8. The design and construction of all site alterations shall comply with the current editions of the California Fire Code and City of San Rafael Ordinances and Amendments. Prior to Final Occupancy Community Development Department, Planning Division 9. Final inspection of the project by the Community Development Department, Planning Division, is required. The applicant shall contact the Planning Division to request a final inspection upon completion of the project. The final inspection shall require a minimum of 48-hour advance notice. Exhibit 2 File Nos. AP18-004 & ED17-073 10 Department of Public Works 10. The project sponsor, or its successor, shall resolve all outstanding permitting issues with the Department of Public Works prior to final occupancy. After Occupancy Community Development Department, Planning Division 11. Following the issuance of a Certificate of Occupancy, all new exterior lighting shall be subject to a 90-day lighting level review period by the City to ensure that all lighting sources provide safety for the building occupants while not creating a glare or hazard on adjacent streets or be annoying to adjacent residents. During this lighting review period, the City may require adjustments in the direction or intensity of the lighting, if necessary. All exterior lighting shall include a master photoelectric cell with an automatic timer system, where the intensity of illumination shall be turned off during daylight. The foregoing Resolution was adopted at the regular City of San Rafael Planning Commission meeting held on the 23rd day of April 2019. Moved by Commissioner and seconded by Commissioner AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: SAN RAFAEL PLANNING COMMISSION ATTEST: BY: Paul A. Jensen, Secretary Sarah Loughran, Chair Community Development Department – Planning Division Meeting Date: April 23, 2019 Agenda Item: 3 Case Numbers: UP18-045/ED18-106 Project Planner: Ali Giudice 415-485-3092 REPORT TO PLANNING COMMISSION SUBJECT: 1201 Fifth Avenue (AC Marriot Hotel) – Request for a Use Permit and Environmental and Design Review Permit to allow demolition of an existing building located on a 28,719 square foot lot and construction of a new 54-foot tall, 140-room hotel building; APNS: 011-212-03; Fifth/Mission Residential/Office District (5/M R/O) Zoning District; 1201 Fifth Avenue, LLC, Owner /Applicant; Downtown Neighborhood. EXECUTIVE SUMMARY The City has received an application for a Conditional Use Permit and Environmental and Design Review for a hotel project for the property at 1201 Fifth Ave. The project site is currently developed with a 10,600square foot building and associated parking. The project involves the demolition of the existing building and construction of a 54 feet tall, 140-room hotel building and associated parking and landscape improvements. The project site has a land use designation of Fifth Avenue/Mission Residential/Office (5/M R/O) on the General Plan 2020 Land Use Map and hotels are an allowable use within this designation. The General Plan supports the development of hotels in the downtown district through General Plan Policies NH- 18a, LU-20a. and LU-12 which support development of Hotel projects with an allowed base height of 54 feet because of the identifiable economic benefits of this type of use. The General Plan recognizes the enormous task of having to balance competing concerns and under General Plan NH-17 identifies economic and housing development as high priorities to the health of Downtown. The applicant has provided an economic impact analysis (Exhibit 7) by the Marin Economic Forum. This report concludes that the project will result in over $1 million in tax revenue as well as other direct, indirect and induced economic benefits to the downtown and to the city as whole. The Design Review Board (Board) evaluated the design of the hotel project siting appropriateness and compatibility with the downtown, and ultimately voted unanimously (5-0) to recommend approval of the project design to the Planning Commission with conditions of approval. The project was also reviewed by the Citizens Advisory Committee. The Committee submitted a letter showing support for this project (see Exhibit 10) Staff has evaluated the proposed project and supporting documents; General Plan policies and Zoning regulations; technical reports, including traffic and parking study; and recommendations made by the Design Review Board and Citizens Advisory Committee. Based on this evaluation, staff recommends approval of this project. REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 2 RECOMMENDATION 1. It is recommended that the Planning Commission Adopt a Resolution conditionally approving a Use Permit to allow hotel within the 5/M R/O zoning district and approving a parking modification to allow valet parking with a reduction in the overall parking requirement and conditionally approving Environmental and Design Review for a hotel building. PROPERTY FACTS Address/Location: 1201 Fifth Ave. Parcel Number(s): 011-212-03 Property Size: 28,719 square feet Neighborhood: Downtown Site Characteristics General Plan Designation Zoning Designation Existing Land-Use Project Site: Fifth/Mission Residential/Office 5/M R/O District Vacant office building North: Fifth/Mission Residential/Office 5/M R/O District Office/Financial Services South: Fourth Street Retail Core 4SRC District Residential/Retail East: Fifth/Mission Residential/Office 5/M R/O District Office/Financial Services West: Fifth/Mission Residential/Office 5/M R/O District Public Parking Site Description/Setting: The project site is located at 1201 Fifth Ave. in Downtown San Rafael. The property is a 28,719 square foot (0.65 acres) lot currently developed with a one-story vacant 10,600 square-foot office building, surface parking lot and associated landscaping including mature redwood trees located along the southwesterly corner of the property. The property has frontage on Fifth Ave. and on B St. The original building design featured a drive through banking window, thus requiring a second access/exit driveway. As such, vehicular access driveways are currently located on both B St. and Fifth Ave. Pedestrian access to the existing building is currently on the Fifth Ave. frontage near the corner of Fifth and B. The property has a slope of approximately 6% sloping from Fifth Avenue downward toward Fourth St. (to the south). The majority of the site is covered with either the building footprint or paved portions of the parking lot. Landscape islands provide the only source of unpaved space. The site is located within 500 feet of City Hall (including Police Department and temporary Fire Station 51 facilities). To the west of the project site is a City Parking Lot and beyond that, the future City of San Rafael Downtown Public Safety building (currently under construction). The project site is located within the City of San Rafael’s downtown and approximately ½ a mile of the City’s multi-modal (the San Rafael Transit Center and the Downtown SMART Commuter Rail Station) transit center. Uses surrounding the site include a variety of office, retail, and food service uses as well as City facilities mentioned above. PROJECT DESCRIPTION The applicant is requesting Environmental and Design Review and a Conditional Use Permit for a new 140-room hotel project as follows: • Environmental and Design Review is required for new construction of non-residential projects. The project qualifies as a “major project” due to the size of the building (exceeds 40% of the existing building) and therefore requires Planning Commission consideration. REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 3 • Conditional Use Permit is required to allow a hotel in the 5/M R/O zoning district. One element of the use permit review is evaluation of the parking proposed for the project based on review of a parking study. In addition, the applicant requests parking modification to allow tandem parking and a valet program. Both the hotel project and the parking proposal requires Planning Commission consideration. The proposal includes a building that is 54-foot tall and 107,490 square feet in floor area (includes garage). The proposed building is a L- shaped building with the legs of the “L” bordering Fifth Ave. and B St. The first level of the building is primarily glass. A concrete base is introduced along B St. to fill in where the lot slopes. Materials used for the upper levels is a mix of a warm colored brick wall with glass panels for the guest rooms as well as at the base of the building along Fifth Ave. and B St. At the corner of Fifth and B, the first floor is setback creating a covered entry. Parking would be provided within 2 parking decks. Access to these parking decks would be from B Street (lower parking area) and from 5th Avenue (upper parking area). Landscape plans show removal of 8 on-site trees and 1 street tree; and installation of 8 new street trees (Chinese Pistache). A full set of plans/drawings are on file with the Community Development Department. ANALYSIS San Rafael General Plan 2020 Consistency: The site is designated as “Fifth Avenue Mission Residential/Office (5/M R/O)” on the General Plan 2020 Land Use Map and hotels are an allowable use within this designation. Design policies relevant to the downtown are included in the General Plan 2020. A full list of General Plan Polic es can be found in the General Plan and an evaluation of the projects consistency with applicable General Plan policies is included in a General Plan Consistency Table (Exhibit 6). The following is list of relevant policies for the Planning Commission to consider: NH-18a. Hotel/Cineplex Support the development of a hotel within the downtown district. The project is a hotel project proposed within the downtown district. The General Plan supports the development of hotels in the downtown district because it has been identified as a use that can enhance the retail, restaurant and entertainment venues by increasing the potential pedestrian population within the downtown areas. As such, the project is consistent with Land Use Policy NH-18a. LU-12. Building Heights - Height limits in the Downtown San Rafael area are varied. The maximum height limit for this property is 42 ft with an allowable height bonus of 12 feet with use permit approval. However, hotels are allowed a height limit of 54-ft by right. Hotels are also allowed an additional 12 feet of height with a height bonus request, however, the applicant is not requesting a height bonus at this time. As such, the project is consistent with Land Use Policy LU-12. LU-14. Land Use Compatibility - Design new development in mixed residential and commercial areas to minimize potential nuisance effects and to enhance their surroundings. The project was reviewed by the Design Review Board. The Board unanimously (5-0) recommended Planning Commission approval (see Design Review Board Section). LU-20a. Hotel Zoning & NH-16. Economic Success - General Plan Policy LU-20a recognizes hotels as “..a desired land use because they are a low traffic-generator and a high tax-generator, and because they have identifiable benefits to the neighborhood such as job training programs.” REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 4 General Plan Policy NH-16 calls for expansion of “..Downtown’s economic success and increase opportunities for retail, office and residential development.” The 140-room hotel is expected to have an 85% occupancy rate. This could potentially add an additional 119 people to the downtown area. Hotel occupants are anticipated to frequent existing and future businesses in the Downtown and help achieve the City’s goal of ‘alive-after-five’ by providing an opportunity to activate the Downtown in the evenings and on weekends. NH-17. Competing Concerns. - The General Plan recognizes the enormous task of having to balance competing concerns related to factors such as design, environmental changes, housing, and economics. The General Plan identifies economic and housing development as high priorities to the health of Downtown. The applicant has provided an economic impact analysis (Exhibit 7) by the Marin Economic Forum that summarizes the direct, indirect and induced economic benefits that the project brings to the downtown and to the city as whole. The project is expected to have the following economic impacts: Business revenues projected during construction - Approximately $23 million in revenue generated as a direct result of hotel construction, and an additional $11.1 million in revenue that will benefit related business industries, supporting over 193 jobs during construction of the project. Fees and taxes collected during construction:- The project is expected to generate over $1.1 million in one-time fees and $1.4 million in taxes during construction. Business revenues projected during operations: - Business revenues of $12.3 million will be generated in the first year of hotel operations, while approximately $6 million will be generated by related business industries during that same time period. Over $95 million is expected to be generated for years 2-5 from the hotel and related industries, supporting the creation of 107 jobs to operate the hotel. Tax revenues projected during operations:- Operation of the hotel is expected to generate over $10.5 million in hotel room sales in year 1 and increase incrementally as room rates rise (by approximately 1.88%/yr.) for years 2-5. This results in over $1 million in transient occupancy taxes for year one, rising about 2% per year for years 2-5. An additional $2.3 million is expected from state and local tax receipts in the first year and incrementally increasing for years 2-5. CD-5. Views. - Respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael’s church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. The project is a 54 foot tall structure that is designed as a L-shaped building. Parking is located within two levels of parking: one is below grade and the other is located in the rear of the property where it is less visible from the street. Views of Mt. Tamalpais from Fifth Ave. and B St. right- of-way near the project site are limited due to existing development. Beyond the adjacent streets, the tip of Mt. Tam is directly visible from spot locations along B street uphill from the project site and from Mission Ave. near its intersection with B St.. Otherwise views to Mt. Tam are obscured from B St. and from Mission due to the existing tree canopy during the spring and summer. REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 5 As noted above under Policy NH-17, the General Plan recognizes the difficulty in balancing competing concerns. In this case, the Planning Commission must find the right balance between the need to address view protection outlined in Policy CD-5 with the clear economic benefits of the project. The General Plan address this by identifying economic and housing development as high priorities to the health of Downtown. Because this is a hotel project that has a positive economic benefit (Exhibit 7) and is identified as a desirable use (LU-20a) staff supports the proposed use and recommends Planning Commission approval despite minor loss of views of Mt. Tamalpais. Zoning Ordinance Consistency: The site is located within the 5/M R/O zoning district. Hotels are allowable uses with prior conditional use permit review and approval by the Planning Commission. In addition, the applicant is requesting review of a parking modification Environmental and Design Review is also required for this project because it would involve demolition of an existing building, substantial grading to accommodate the below grade parking deck and construction of a new hotel building. In addition to compliance with the General Plan Policies noted above, the applicant will need to demonstrate compliance with the San Rafael Design Guidelines for nonresidential development and the Good Design Criteria for development in the downtown. Development Standards Setbacks The property is located in the 5/M R/O zoning district which does not have minimum setback requirements. FAR The project is a hotel project and is not subject to FAR requirements, per General Plan Land Use Policy LU-20. Building height As mentioned above height limits in the Downtown San Rafael area are varied and range from 30-66 feet with the exception that the property located on the corner of 4th and A, which has a maximum height of 102 feet Hotels are recognized as a positive contribution to the downtown and thus are allowed a base height limit of 54 feet. An additional 12 feet of height could be allowed with a request for a height bonus, however, the applicant is not requesting a height bonus at this time. Parking In January 2018, the City Council received a Downtown Parking and Wayfinding report which outlined parking capacity in the downtown. This report concluded that even during times of highest use, the Downtown as a whole has more than enough parking to accommodate demand. The report included a number of implementation measures geared toward reducing the base parking obligation for new development. In addition, the report recommends additional allowances for tandem parking and other forms of innovative parking solutions. A parking study is required for hotel projects that include food service or meeting facilities. The ultimate parking requirement is determined by Use Permit (see table 14.18.040). The applicant has submitted a parking study that identifies a total of 86 parking spaces as the base parking obligation based on parking ratios contained in SRMC Chapter 14.18 with additional reductions available for nonresidential uses located in the downtown zoning districts. The parking obligation is based on provisions recently adopted by the City Council based on recommendations contained in the Downtown Parking and Wayfinding study prepared in 2018 and constitute the base parking obligation for the use. The parking obligation and available reductions include the following: REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 6 • Allows a “0” parking requirement for the first 1.0 FAR for non-residential uses in the downtown zoning district. This was previously available within a small portion of the downtown. In November 2018, the City Council expanded the boundaries to encompass the entirety of the downtown zoning district boundaries. • For all non-residential uses in the downtown, a 20% parking reduction is allowed by right without use permit. • An additional parking reduction is allowed for projects that accommodate more than the standard bicycle parking requirement (section 14.18.090). This project requires 4 short-term parking spaces and 4 long term parking spaces. The applicant is proposing a total of 12 bicycle spaces. A condition of project approval will require the applicant to provide 6 additional bicycle parking spaces (a total of 18)to compensate for the reduction on overall parking modification. As mentioned above, the parking requirement is determined by use permit and can include innovated parking solutions as part of a parking modification request. The applicant proposes to provide a total of 76 vehicle parking spaces to include tandem parking and valet services for all room guests. Tandem parking is allowed in the downtown, provided that the tandem spaces are assigned to the same unit or tenant. Valet service allows for unique parking like the proposed tandem configuration, which are commonly used by Marriott (see Exhibit 4). Valet parking pairs well with tandem parking given the availability of a parking attendant to provide access to vehicles at all times. A condition of approval requires the applicant to provide a Parking Demand Management Plan that clearly describes the proposed transportation and parking solutions, including the proposed valet service, taxis or ridesharing and loading/unloading. This plan will have measurable implementation strategies and regular reporting on the effectiveness. Site and Use Regulations The project is required to comply with the following site and use regulations contained in Chapter 14.16 of the Zoning Ordinance: • 14.16.243 - Mechanical equipment screening. Ground-mounted or rooftop mechanical equipment placed on the rooftop shall be adequately screened from public view. The applicant will be required to demonstrate that all ground mounted and rooftop mounted equipment is screened prior to issuance of a building permit. • 14.16.025 - Refuse enclosure requirement Projects are required to provide a suitable area for collection of garbage and recyclable materials. Refuse storage areas shall be adequately screened from view. The applicant proposes garbage and recyclable storage/collection area on the west side of the property within the existing building footprint. The garbage/recycling area will be secured by three double doors. The Design Review Board recommended that the location of the enclosure be moved back off the street to provide better screening. This requirement has been added as a condition of approval. • 14.16.227 - Light and glare. Projects are required to incorporate colors, materials and lighting designed to avoid creating undue off-site light and glare impacts. The project is expected to comply with the following standards ✓ Glossy finishes and reflective glass such as glazed or mirrored surfaces are discouraged, and prohibited where it would create an adverse impact The primary building material proposed for this project includes a brick panelized system, the use of glazing for at the base of the building (on the north side and east side), and glazing as a full length corner feature at REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 7 the northeast corner of the building (5th and B). Because the glazing material is oriented toward the north and northeast, reflectivity is not a concern. ✓ Lighting fixtures shall be appropriately designed and/or shielded to conceal light sources from view off-site and avoid spillover onto adjacent properties. The project includes one pole mounted light fixture and several low-profile light bollards within the parking lot area and downcast lights within the entry canopy. A condition of project approval will require the submittal of spec sheets and a 90-day post installation review ✓ The foot-candle intensity of lighting should be the minimum amount necessary to provide a sense of security at building entryways, walkways and parking lots. In general terms, acceptable lighting levels would provide one (1) foot-candle ground level overlap at doorways, one-half (½) foot-candle overlap at walkways and parking lots and fall below one (1) foot- candle at the property line. A photometric diagram will be required as part of the building permit submittal. DESIGN REVIEW BOARD RECOMMENDATION The hotel project received Conceptual Design Review on July 17, 2018 (picture at right). Commissioner Schoppert served as PC liaison. The Design Review Board had the following concerns about this proposed design: A. The Board felt that the design was too contemporary and too “stark” for this location and needed to be softened through architecture and materials and colors. B. Board recommended a revised design that: • Considers existing architecture of surrounding development and incorporate elements of existing buildings; • Incorporate more architectural articulation; • Provides more pedestrian oriented approach; • Incorporate upper level building step back; • Include street trees with the formal landscape plan. Concept Design NOT accepted by the Design Review Board REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 8 The applicant modified the design approach and presented the changes to the Design Review Board on March 5, 2019 (Commissioner Mercado as PC liaison). The overall response by the majority of the Design Review Board to this proposed design approach was very positive. The Board supported the project and noted that the project design greatly improved from its original submittal. The Board felt the project was appropriate in design and incorporated elements that reflected development within the downtown. However, the Board continued a recommendation (5-0) asking that the project be brought back on consensus with additional changes, which included terracing of the concrete wall located along 5th avenue and adding additional changes to the end elements of the building. The modified design was presented to the Board on March 19, 2019 (Commissioner Mercado as PC liaison). The Board voted unanimously (5-0) recommending Planning Commission approval with the following directives: • Continue to pursue rideshare loading on 5th Avenue or on B Street. While there may be an interest in allowing for rideshare/passenger loading along one of these streets, the final decision will involve multiple departments and is not within the control of the applicant. However, the applicant has committed to work with the City on a solution. • The applicant was encouraged to explore swapping the locations of the loading area and trash enclosure on the site next to kitchen, to move trash back behind the loading and take it out of public view. The applicant’s plans were not modified to reflect this change. ENVIRONMENTAL DETERMINATION Staff conducted a “preliminary review” of the project application, plans and supportive studies and reports and determined that the application is defined as a “project” under CEQA, pursuant to CEQA Guidelines Section 15060. A project is exempt from CEQA if it qualifies for a Categorical Exemption under Article 19, Section 15300. Given the project location, scope and use, staff recommends that the project qualifies for an exemption under CEQA Guidelines Section 15332. Section 15332 exempts “infill development projects” that meet the following conditions: a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c. The project site has no value as habitat for endangered, rare or threatened species. d. Approval of the project would not result in any significant effects related to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services. REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 9 NEIGHBORHOOD MEETING / CORRESPONDENCE Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the subject site and the Downtown Business Improvement District, and all other interested parties, 15 calendar days prior to the date of all meetings, including this hearing. Public notice was also posted on the subject site 15 calendar days prior to the date of all meetings, including this hearing. Copies of all written public correspondence on the proposed project received to date are attached to this report as Exhibit 10. In summary, the public comments express concerns about the following topics: • Loss of views for individual units As mentioned above General Plan Policy CD-5 identifies consideration and protection of public views to certain features, which include public views to Mt. Tam. The General Plan does not call out protection of private views from individual residences. Views of Mt. Tamalpais from Fifth Ave. and B St. right-of-way near the project site are limited due to existing development. Beyond the adjacent streets, the tip of Mt. Tam is directly visible from spot locations along B street uphill from the project site and from Mission Ave. near its intersection with B St. Otherwise views to Mt. Tam are obscured from B St. and from Mission due to the existing tree canopy during the spring and summer. As noted above under Policy NH-17, the General Plan recognizes the difficulty in balancing competing concerns. In this case, the Planning Commission must find the right balance between the need to address view protection outlined in Policy CD-5 with the clear economic benefits of the project. While the project may result in minor loss of views from certain spot locations from B Street and from Mission, the General Plan identifies economic and housing development as high priorities to the health of Downtown. For that reason staff supports the proposed use and recommends Planning Commission approval despite minor loss of public views to Mt. Tamalpais. • Impacts on privacy of the south-facing residential balconies of the Boyd Court Condominium due to north-facing hotel room windows. The project is subject to Environmental and Design Review. Privacy is not identified as a criteria for evaluating a commercial project. Nonetheless, staff investigated this concern and concludes that the balconies are currently directly visible from public vantage points and from the Umpqua Bank parking lot area at 1200 Fifth Avenue see picture at right. Therefore, the project will not result in impact on private outdoor balconies. • Glare/reflectivity of glass at the northeast corner of the building A full-length glass feature is located at the northeast corner of the building. The sun generally angles from a south with the most extreme angle occurring during the winter months (see picture below). Because the glass feature is located on the northeast corner of the building, the glass is not expected to result in excessive glare. Other materials include the use of concrete and brick panels. These materials are not considered to be reflective. Therefore, staff concludes that the project will not use materials that will result in excessive glare or reflectivity. REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 10 Source: https://en.wikipedia.org/wiki/Sun_path#Effect_of_the_Earth's_axial_tilt • Glare from lights Zoning Code Section 14.16.227 deals with potential impacts from lighting by requiring lighting fixtures to be appropriately designed and/or shielded to conceal light sources from view off-site and avoid spillover onto adjacent properties. The project includes one pole-mounted light fixture and several low- profile light bollards within the parking lot area and downcast lights within the entry canopy. A condition of project approval will require the submittal of spec sheets and a 90-day post installation review. In addition, the project will be required to comply with lighting intensity limits established by section 14.16.227 • Increase in traffic A traffic study was prepared by W -trans and reviewed by the City’s traffic engineer. The study evaluates traffic using trip generation rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual – 10th Edition. The study concludes that the study intersection currently operates at a Level of Service A and will continue to operate at a Level of Service A with the proposed project. Therefore, the project will not result in a significant effect related to traffic. • Potential for parking impacts The project proposes to provide 76 parking spaces A parking study was prepared which identifies 86 parking spaces as the required parking for the project. The applicant is requesting modifications to allow tandem parking as part of a valet parking program. In January 2018, the City Council received a Downtown Parking and Wayfinding report which outlined parking capacity in the downtown. This report concluded that even during times of highest use, the Downtown as a whole has more than enough parking to accommodate demand. The report included a number of implementation measures geared toward reducing the parking obligation for new development. These measures include allowing for tandem parking and other forms of innovative parking solutions. As mentioned above, the applicant is proposing tandem parking, and bicycle parking in excess of the bicycle parking required for the project. Additional bicycle parking will be required as a condition of approval. As noted in the General Plan Consistency Analysis section above, the General Plan recognizes the enormous task of having to balance competing concerns related to factors such as design, environmental changes, housing, and economics (GP Policy NH-17). The General Plan identifies economic and housing development as high priorities to the health of Downtown. An economic impact analysis prepared by the Marin Economic South North REPORT TO PLANNING COMMISSION - Case No: UP18-045/ED18-106 Page 11 Forum (Exhibit 7) concludes that the project will result in direct, indirect and induced economic benefits the downtown and to the city as whole. Finally, a condition of project approval require that the applicant submit a Parking Demand Management Plan that clearly describes the proposed transportation and parking solutions, including the proposed valet service, taxis or ridesharing and loading/unloading. This plan will have measurable implementation strategies and require regular reporting on the effectiveness. • Fit and compatibility with the 5/M R/O district As summarized in the Analysis section above, the General Plan supports the development of hotels in the downtown district through Policies NH-18a, LU-20a, and LU-12. The site is located within the 5/M R/O zoning district and is located within the boundaries of the downtown zoning districts. Hotels are allowable uses with prior conditional use permit review and approval by the Planning Commission. The Design Review Board voted unanimously (5-0) recommending Planning Commission approval noting that project was appropriate in design and incorporated elements that reflected development within the downtown. Therefore, staff concludes that the project is compatible with the 5/M R/O district. OPTIONS The Planning Commission has the following options: 1. Approve the applicants as presented (staff recommendation) 2. Approve the application with certain modifications, changes or additional conditions of approval. 3. Continue the applications to allow the applicant to address any of the Commission’s comments or concerns 4. Deny the project and direct staff to return with a revised Resolution of denial EXHIBITS 1. Vicinity/Location Map 2. Draft Resolution 3. Letters from applicant, dated December 19, 2013 and February 4, 2019 4. Letter from Mathew DeBold, AC Hotels, dated March 4, 2019 5. Traffic and Parking Study 6. GP Consistency Table 7. Economic Brief, prepared by Marin Economic Forum, dated February 2019 8. Public Correspondence Plans – 11x17 sets have been distributed to the Planning Commission only 4/18/2019 City of San Rafael gis.city.local/sanrafael/fusion/widgets/Print/printpage_ms.php?mapfile=C%3A%2FOSGeo4W%2Ftmp%2Fsess_5cb8b43b3cb92%2FSanRafael.map&mapname=SanRafael&centerxy=5976499.814559+…1/1 Legend Bay Waters Bay Waters Parcels Parcels ROW ROW Other Easements EASEMENTS MMWD Easements EASEMENTS Boat Docks Boat Docks Buildings Buildings OneWayArrows One Way Arrows Medians Medians Street Centerline Street Centerline Street Names Street Names Label SITUS San Rafael Sphere of Influence San Rafael Sphere of Influence San Rafael City Limit City Limit Line Query Results Results While we strive to produce maps with good accuracy and with current accompanying data, the accuracy of the information herein cannot be guaranteed. This map was prepared using programetric computer aided drafting techniques, and it does not represent legal boundary survey data. City of San Rafael RESOLUTION NO. 19- RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION APPROVING A USE PERMIT AND ENVIRONMENTAL AND DESIGN REVIEW FOR A NEW 54-FOOT TALL, 140-UNIT HOTEL PROJECT LOCATED AT 1201 FIFTH AVENUE APN:011-212-03 WHEREAS, the City of San Rafael has received an application for Use Permit and Environmental and Design Review for a 54-foot tall, 140-room hotel building at 1201 Fifth Avenue in the downtown 5/M R/O Zoning District; and WHEREAS, on March 5, 2019 and on March 19, 2019, the City of San Rafael Design Review Board reviewed the project and on a unanimous vote of 5-0 recommended Planning Commission approval of the project; and WHEREAS, on April 23, 2019, the San Rafael Planning Commission held a duly noticed public hearing on the proposed Use Permit (UP18-045) and Environmental and Design Review Permit (ED18- 106), accepting all oral and written public testimony and the written report of the Community Development Department staff. WHEREAS, upon review of the application, the Planning Commission finds that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines because it involves an infill development project that meets the following criteria: a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c. The project site has no value as habitat for endangered, rare or threatened species. d. Approval of the project would not result in any significant effects related to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services. NOW THEREFORE BE IT RESOLVED, the Planning Commission makes the following findings relating to the Use Permit (UP18-045) and Environmental and Design Review (ED18-106): Use Permit Findings (UP18-045) A. That the proposed use is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of the district in which the site is located: The site is designated as “Fifth Avenue Mission Residential/Office (5/M R/O)” on the General Plan 2020 Land Use Map and hotels are an allowable use within this designation. In addition, the project is consistent with the General Plan and specifically with the following General Plan Policies: NH-18a Hotel/Cineplex. Through this policy, the General Plan supports the development of hotels in the downtown district because it has been identified as a use that can enhance the retail, restaurant and entertainment venues by increasing the potential pedestrian population within the downtown areas. As such, the project is consistent with Land Use Policy NH-18a. - 2 - LU-12. Building Heights – LU-12 establishes height limits in the Downtown San Rafael area are varied. Hotels are allowed a height limit of 54-ft by right with an additional 12 feet with request for a height bonus. The project consists of a hotel with a height of 54 feet. No additional height bonus is requested by the applicant. As such, the project is consistent with Land Use Policy LU- 12. LU-14. Land Use Compatibility calls for designs that minimize potential nuisance effects and enhance their surroundings. The Board reviewed the proposed design and on March 19, 2019 voted unanimously (5-0) recommending Planning Commission approval LU-20a. Hotel Zoning & NH-16. Economic Success - General Plan Policy LU-20a recognizes hotels as “..a desired land use because they are a low traffic-generator and a high tax-generator, and because they have identifiable benefits to the neighborhood such as job training programs.” General Plan Policy NH-16 calls for expansion of “..Downtown’s economic success and increase opportunities for retail, office and residential development.” The 140-room hotel is expected to have an 85% occupancy rate. This could potentially add an additional 119 people to the downtown area. Hotel occupants are anticipated to frequent existing and future businesses in the Downtown and help achieve the City’s goal of ‘alive-after-five’ by providing an opportunity to activate the Downtown in the evenings and on weekends. B. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city: The project has been reviewed by appropriate city departments, including the Building Division, the Fire Department, Department of Public Works, and San Rafael Sanitation District. A building permit is required for this project. As conditioned, the project will be required to comply with Building Code and Fire Code requirements prior to construction. In addition, the applicant will be required to comply with Department of Public Works and San Rafael Sanitation District conditions of approval. C. That the proposed use complies with each of the applicable provisions of the zoning ordinance: The project is a 54-foot tall, 140 room hotel project which does not have minimum setback or maximum floor area requirements. The project complies with the maximum height for a hotel , which is 54 feet. With incorporation of appropriate conditions of approval, the project will comply with the following site and use regulations contained in Chapter 14.16 of the Zoning Ordinance: 14.16.243 - Mechanical equipment screening. Ground-mounted or rooftop mechanical equipment placed on the rooftop shall be adequately screened from public view. The applicant will be required to demonstrate that all ground-mounted and rooftop mounted equipment is screened prior to issuance of a building permit. 14.16.025 - Refuse enclosure requirement Projects are required to provide a suitable area for collection of garbage and recyclable materials. Refuse storage areas shall be adequately screened from view. The applicant proposes garbage and - 3 - recyclable storage/collection area on the west side of the property within the existing building footprint. Three double doors will secure the garbage/recycling area. In accordance with Design Review Board recommendations that the location of the enclosure shall be moved back off the street to provide better screening. This requirement has been added as a condition of approval. 14.16.227 - Light and glare. Projects are required to incorporate colors, materials and lighting designed to avoid creating undue off-site light and glare impacts. Proposed building material include a brick panelized system, the use of glazing for at the base of the building (on the north side and east side) and glazing as a full- length corner feature at the northeast corner of the building (5th and B). Because the glazing material is oriented toward the north and northeast, reflectivity is not a concern. The project includes one pole mounted light fixture and several low-profile light bollards within the parking lot area and downcast lights within the entry canopy. A condition of project approval will require the submittal of spec sheets and a 90-day post installation review. In addition, the project will be required to demonstrate maximum intensity levels established by the Zoning Ordinance through submittal of a photometric diagram will be required as part of the building permit submittal. Environmental and Design Review Findings (ED19-106) A. That the project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter: The project site has a land use designation of Fifth Avenue/Mission Residential/Office (5/M R/O) on the General Plan 2020 Land Use Map and is within the 5/M R/O Downtown Zoning District. Hotels are an allowable use within this zoning district with prior Conditional Use Permit approval by the Planning Commission. The General Plan supports the development of hotels in the downtown district through the following policies: • General Plan Policy NH-18a. Hotel/Cineplex, identifies hotels as a use that can enhance the retail, restaurant and entertainment venues by increasing the potential pedestrian population within the downtown areas; • General Plan Policy LU-20a recognizes hotels as “.a desired land use because they are a low traffic-generator and a high tax-generator, and because they have identifiable benefits to the neighborhood such as job training programs;” and • General Plan Policy LU-12 allows hotels a height of 54 feet with an additional height bonus of 12 feet (if requested), which is not requested in this particular case. Recognizing the enormous task of having to balance competing concerns related to factors such as design, environmental changes, housing, and economics. General Plan NH-17 identifies economic and housing development as high priorities to the health of Downtown. The applicant has provided an economic impact analysis (Exhibit 7) by the Marin Economic Forum. This report supports the assumption made under General Plan Policy LU20a by concluding that the project will result in over $1 million in tax revenue as well as other direct, indirect and induced economic benefits to the downtown and to the city as whole. The Design Review Board (Board) evaluated the design of the hotel project on July 17, 2018 as part of Conceptual Design Review and on March 5, 2019 and March 19, 2019 as part of a formal - 4 - design review. The Board found that the project was appropriate in design and incorporated elements that reflected development within the downtown, and ultimately unanimously (5 -0) recommended approval of the project design to the Planning Commission. B. That the project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located: The Design Review Board (Board) evaluated the design of the hotel project on July 17, 2018 , as part of conceptual design review and on March 5, 2019 and March 19, 2019 as part of a formal design review. The Board found that the project was appropriate in design and incorporated elements that reflected development within the downtown, and ultimately unanimously (5 -0) recommended approval of the project design to the Planning Commission. C. That the project design minimizes adverse environmental impacts: The project is exempt under CEQA Guidelines Section 15332 as an “infill development projects” for the following reasons: a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c. The project site has no value as habitat for endangered, rare or threatened species. d. Approval of the project would not result in any significant effects related to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services. To support the above conclusions, the applicant has provided a traffic study, noise study, and greenhouse gas assessment. Standard conditions of approval require the applicant to comply with MCSTOPP requirements for stormwater and erosion control. The project has been routed to the appropriate departments and appropriate conditions of approval have been incorporated. D. That the project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity , given that the project has been reviewed by the appropriate agencies and appropriate conditions of approval have been incorporated accordingly. BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Rafael approves the Use Permit and Environmental and Design Review Permit subject to the following conditions: Conditional Use Permit Conditions of Approval (UP18-045) 1. This Use Permit approves a 54-foot tall, 140-room hotel project with associated parking, access and landscape improvements at 1201 Fifth Avenue and within the 5/M R/O downtown zoning district. The building techniques, materials, elevations, appearance of the project, as presented for approval on plans approved on April 23, 2018, shall be the same as required for issuance of a Building Permit except as modified by these conditions of approval. - 5 - 2. This Use Permit shall run with the land. This Use Permit shall become null and void if not vested within one (2) years from the date of approval, or no later than April 23, 2022, unless a time extension is granted before that date. Vesting shall include issuance of necessary building permits or commencement of business operations. 3. Building Permit plans shall demonstrate compliance with standard conditions required by Building Official Memorandum, dated June 25, 2018. 4. As part of the ongoing operation of the project, the applicant shall implement a valet parking program as part of the tandem parking approval. 5. Prior to Issuance of Building Permits, the applicant shall pay all outstanding Planning Division application processing fees. 6. Prior to Issuance of Building Permits, the applicant shall be all development impact fees required for this project, including those fees mentioned herein and other fees required by ordinance (ie affordable housing in-lieu fee, etc.). 7. Prior to Issuance of Building Permits, the applicant shall submit plans that show the required bicycle parking space (4 long term and 4 short term) plus additional required parking spaces (10 short term or long term) to compensate for the reduction in vehicle spaces. 8. The applicant shall comply with all applicable requirements of the San Rafael Municipal Code and of the implementing zone classification of 5/M R/O Downtown Zoning District. 9. Minor modifications or revisions to the project shall be subject to review and approval of the Community Development Department, Planning Division. Modifications deemed not minor by the Community Development Director shall require review and approval by the original decision- making body. 10. The project shall comply with the City construction operation limits as follows: a. Construction hours shall be limited to i. Weekdays between 7:00am and 6:00pm ii. Saturdays between 9:00am and 6:00pm iii. Sundays and holidays NO construction permitted. b. Minimize concrete saw use within 50 feet of residences to the south as feasible. c. Prohibit all unnecessary idling of internal combustion engines. d. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. Air compressors and pneumatic equipment should be equipped with mufflers, and impact tools should be equipped with shrouds or shields. e. Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors as feasible. If they must be located near receptors, adequate muffling (with enclosures where feasible and appropriate) shall be used reduce noise levels at the adjacent sensitive receptors. Any enclosure openings or venting shall face away from sensitive receptors. f. Control noise from construction workers’ radios to a point where they are not audible at existing residences bordering the project site. g. Notify all adjacent noise sensitive land uses of the construction schedule in writing. - 6 - h. Designate a "disturbance coordinator" who would be responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g., bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include in it the notice sent to neighbors regarding the construction schedule. 11. Building Permit plans shall demonstrate compliance with standard conditions outlined in Fire Department Memorandum, dated December 24, 2018 12. Prior to Issuance of Building Permit, the applicant shall submit plans and documents demonstrating compliance with all requirement of the San Rafael Sanitation District Memorandum, dated January 7, 2019. 13. Prior to Issuance of Building Permit, the applicant shall demonstrate compliance with the following Department of Public Works requirements: a. The applicant shall submit a Parking Demand Management (PDM) Plan that clearly describes the proposed transportation and parking solutions, including the proposed valet service, taxis or ridesharing and loading/unloading. This plan shall include measurable impl ementation strategies and shall commit to annual reporting on the effectiveness. b. In the event the parking strategy proposed as part of the PDM is ineffective, the applicant will be required to provide a parking solution which may include one or more of the following: i. Additional bicycle parking ii. Off-site parking solutions iii. Vanpool/Transportation services iv. Other parking solution found suitable by the Department of Public Works. 14. Due to the extent and scope of the project, third party inspection may be required on behalf of the City and funded by the developer on a deposit basis. Environmental and Design Review Conditions of Approval (ED18-106) 1. This Environmental and Design Review approves a 54-foot tall, 140-room hotel project with associated parking, access and landscape improvements at 1201 Fifth Avenue and within the 5/M R/O downtown zoning district. The building techniques, materials, elevations, appearance of the project, as presented for approval on plans approved on April 23, 2018, shall be the same as required for issuance of a Building Permit except as modified by these conditions of approval. 2. This Design Review Permit (ED18-108) shall be valid for two years from approval or until April 23, 2019, and shall be null and void if a building permit is not issued or a time extension granted prior to the expiration date. 3. Pursuant to SRMC section 14.18.170 Lights provided to illuminate any parking facility or paved area shall be designed to reflect away from residential use and motorists. It is the intent to maintain light standards in a low-profile design, as well as to be compatible to the architectural design and landscape plan. Light fixtures (e.g., pole and wall-mount) should be selected and spaced to minimize conflicts with tree placement and growth. - 7 - 4. The project is subject to a 90-post installation lighting inspection to evaluate the need for adjustment and assure compliance with SRMC Section 14.16.227. 5. Prior to issuance of a building permit, the applicant demonstrate compliance with Marin Municipal Water District water conservation measures. 6. Prior to Issuance of Building Permits, the plans shall be revised to show the location of the garbage enclosure be moved back further off the street to provide better screening. 7. Prior to Issuance of Building Permits the applicant shall submit updated plans that show all mechanical equipment (including rooftop equipment) shall be adequately screened from public view. 8. Prior to Installation of signs for this project, the applicant shall apply for sign review of the proposed signage. 9. Prior to Issuance of Building Permit, the plans shall be revised to show the following: a. provide clear parking and driveway dimensions called out as required by DPW memorandum dated April 9, 2019. Parking dimensions shall comply with Municipal Code Section 14.18. b. The structural columns shall not be located in the required maneuvering area. When parking spaces are located adjacent to columns, do not block the end of the space where turning movements are initiated. c. Show the accessible parking on the plan. d. Show the accessible path of travel for these spaces, as well as from the public Right-of-Way. Structural columns and drive aisles shall not conflict with the pedestrian areas. e. Show turning movements on the plan, in particular for entering and exiting restricted parking spaces, in addition to the aisles where they do not meet City standard. f. The loading area on 5th Avenue shall be revised to standard sidewalk, curb and gutter. g. Queuing for loading/unloading and other services shall not back up onto the City streets. 10. Site runoff shall not be increased. Show the proposed drainage system on the plan, including drainage management areas and treatment area sizing. 11. Prior to Issuance of Building Permit, the applicant shall submit the stormwater control plan, which includes a written document, in addition to the erosion control plan shown on the plan set. A stormwater facility maintenance agreement shall be required. More specific information is available from MCSTOPPP, hosted on the Marin County Website. See tools and guidance, and post construction requirements at http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/new-and- redevelopment-projects 12. Prior to Issuance of Building Permit, the applicant shall show installation of a new catch basin that utilizes gravity flow to the creek. The drainage shall be coordinated with the Department of Public Works. 13. Prior to Issuance of Building Permits, provide a grading plan, with cut and fill amounts. For projects with 50 cubic yards or more of earthwork, a grading permit shall be required from the Department of Public Works, located at 111 Morphew St. 14. Frontage improvements shall be required for the site. Prior to Issuance of a Building Permit the applicant shall provide improvement plans that include the following: a. Full sidewalk, curb and gutter. b. Curb ramps for the intersection of 5th Avenue and B Street c. Resurfacing of the intersection and fronting roadway. d. New signals and lighting may be required, including detection and pedestrian push buttons. e. Conduit along the project frontage may be required for the City’s future use. f. Details of this shall be coordinated with the City Traffic Engineer. - 8 - 15. Prior to commencing work within the right-of-way, the applicant shall obtain an encroachment permit is required for any work within the Right-of-Way, from the Department of Public Works located at 111 Morphew St. 16. Fifth Avenue is currently a moratorium street. Full width resurfacing shall be required. 17. Prior to Issuance of Building Permit, the applicant shall update the traffic study as follows: a. On page 1, the traffic impact study states the project will generate 55 trips during the morning peak hour and 45 during the evening peak hour. The total number of trips after accounting for existing uses should also be stated in the executive summary. b. In Table 7 on page 11, the gross trip generation was used, instead of the net new number of trips. The trip distribution table should show the net new trips. c. The minimum required bicycle parking shall be calculated using 5% of the total required vehicle spaces. d. A construction vehicle impact fee shall be required at the time of building permit issuance; which is calculated at 1% of the valuation, with the first $10,000 of valuation exempt. 18. Archeological Features: In the event that any archaeological features, such as concentrations of artifacts or culturally modified soil deposits including trash pits older than fifty years of age, are discovered at any time during grading, scraping, or excavation within the property, all work shall be halted in the vicinity of the find, the Planning Division shall be notified, and a qualified archaeologist shall be contacted immediately to make an evaluation. If warranted by the concentration of artifacts or soils deposits, an archaeologist shall monitor further work in the discovery area. 19. If human remains are encountered during grading and construction, all work shall stop in the immediate vicinity of the discovered remains and the County Coroner and a qualified archaeologist shall be notified immediately so that an evaluation can be performed. The Coroner shall contact the Native American Heritage Commission, if the remains are deemed to be Native American and prehistoric, so the “most likely descendant” can be designated. The foregoing Resolution was adopted at the regular City of San Raf ael Planning Commission meeting held on the 23rd day of April, 2019. The Planning Commission’s Action is final unless it is appealed to the City Council within five (5) working days pursuant to San Rafael Municipal Code Section 14.28.030 - Filing and time limit of appeals. Moved by Commissioner _____________ and seconded by Commissioner ________________. AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS SAN RAFAEL PLANNING COMMISSION ATTEST: BY: Paul A Jensen, Secretary Sarah Loughran, Chair ATTACHMENT: - 9 - Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-1 LAND USE ELEMENT Policy LU-9 Intensity of Nonresidential Development and Policy LU-20 Hotels, Motels, and Inns. Commercial areas have been assigned floor area ratios (FARs) to identify appropriate intensities. The project site has a 1.75 FAR. However, pursuant to General Plan Policy LU-20, hotels are not subject to FAR requirements. Consistent The proposed project is a hotel and therefore is not limited by FAR requirements. Policy LU-12. Building Heights and Policy LU-13 Height Bonus. Height limits in the Downtown San Rafael area are varied. The maximum height limit for this property is 42 feet. Hotel projects are allowed a maximum height of 54 feet with an allowable height bonus of 12 feet with Use Permit approval. Consistent The maximum height limit for this property is 42 feet with an allowable height bonus of 12 feet with use permit approval. However, hotels are allowed a height limit of 54-feet. Hotels are also allowed an additional 12 feet of height with a height bonus request, however, the applicant is not takin advantage of a height bonus at this time. As such, the project is consistent with Land Use Policy LU-12. Policy LU-14. Land Use Compatibility. Design new development in mixed residential and commercial areas to minimize pote ntial nuisance effects and to enhance their surroundings. Consistent The proposed project is a modern L- shaped building with the legs of the “L” bordering Fifth Avenue and B Street. The first level of the building is primarily glass. A concrete base is introduced along B Street to fill in where the lot slopes. This concrete base is stepped down to create 4-foot high terraces. Landscaping is introduced within these terraces to soften the appearance of the wall. Materials used for the upper levels is a mix of a warm colored brick wall with glass panels for the guest rooms as well as at the base of the building along Fifth Ave. and B Street. At the corner of Fifth and B, the first floor is setback creating a covered entry. The design approach and materials used are compatible with neighboring development. The Design Review Board evaluated the proposed design and recommended approval of the project. LU-20a. Hotel Zoning. Maintain zoning ordinance regulations allowing height bonus and exemption from FARs for hotels. Consistent The project consists of a 140-room hotel project on a 28,719. There are no limits on FAR for this project because it is a hotel project. The project complies with maximum height limit of 54 feet and no height bonus is being requested at this time. Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-2 Policy LU-23. Land Use Map and Categories. Land use categories are generalized groupings of land uses and titles that define a predominant land use type. The zoning code implements the land use categories by identifying the type of use that can be permitted within a district and other applicable development standards. Some listed uses are conditional uses in the zoning ordinance and may be allowed only in limited areas or under limited circumstances. Consistent, The project site is has a land use designation of Fifth/Mission Residential/Office (5/M R/O). This land use category is aligned with the 5/M R/O zoning district, which allows a mix of commercial and residential uses. Hotels are one of the uses allowable within this district with prior use permit approval by the Planning Commission. Because the project is a hotel, it is not subject to FAR standards as noted in General Plan Policy LU-20 above. HOUSING ELEMENT Policy H-9. Funding for Affordable Housing. Seek proactive and creative ways to lower housing costs for lower income households and people living with special needs. Continue to use local, state and federal assistance to achieve housing goals and to increase ongoing local resources to provide for affordable housing. Consistent The project will be required to contribute to the City’s affordable housing obligations as outlined in SRMC Table 14.16.030-3. Hotel projects are obligated to 0.0075 affordable housing units per 1,000 square feet of hotel space plus 0.0225 per 1000 square feet of restaurant/bar, retail and/or meeting facilities associated with the hotel. The applicant would be obligated to either provide the affordable housing on site or pay an in-lieu fee (currently 343,969.47) multiplied by the total number of required affordable housing unit (estimated to be 1.674). The applicant’s total obligation will be calculated at the time the applicant submits for a building permit. Program H-9c. In-Lieu Fees for Affordable Housing. Dedicate in-lieu fees for affordable housing, including rehabilitation, acquisition and design support for second units and infill housing. Consistent As stated under response to Policy H-9, the applicant’s total obligation will be calculated as part of the formal use permit application analysis. NEIGHBORHOOD ELEMENT NH-15. Downtown Vision. Continue to implement Our Vision of Downtown San Rafael. NH-16. Economic Success. Substantially expand Downtown’s economic success and increase opportunities for retail, office and residential development. Consistent General Plan Policy LU-20a recognizes hotels as “..a desired land use because they are a low traffic-generator and a high tax-generator, and because they have identifiable benefits to the neighborhood such as job training programs.” General Plan Policy NH-16 calls for expansion of “..Downtown’s economic success and increase opportunities for retail, Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-3 NH-17. Competing Concerns. In reviewing and making decisions on projects, there are competing economic, housing, environmental and design concerns that must be balanced. No one factor should dominate; however, economic and housing development are high priorities to the health of Downtown NH-18. Economic Center. Strengthen Downtown’s position as a major business, financial and office center for the city and the county by maintaining a diversified economic base reflecting a mutually supportive combination of retail, office, service and government uses. NH-18a. Hotel/Cineplex. Support the development of a hotel to sustain the office market and a Cineplex to enhance the retail, restaurant and entertainment offerings in Downtown. office and residential development.” The 140 room hotel is expected to have an 85% occupancy rate. This could potentially add an additional 119 people to the downtown area. Hotel occupants are anticipated to frequent existing and future businesses in the Downtown and help achieve the City’s goal of ‘alive-after-five’ by providing an opportunity to activate the Downtown in the evenings and on weekends. NH-17. Competing Concerns. The General Plan recognizes the enormous task of having to balance competing concerns related to factors such as design, environmental changes, housing, and economics. The General Plan identifies economic and housing development as high priorities to the health of Downtown. The applicant has provided an economic brief that summarizes the direct, indirect and induced economic benefits that the project brings to the downtown and to the city as whole. The project is expec ted to have the following beneficial impacts: NH-29. Downtown Design. New and remodeled buildings must contribute to Downtown’s hometown feel. NH-29a. Implement Downtown Design Guidelines. Implement the Downtown Design Guidelines through the design review process. Generally Consistent The proposed building is a L- shaped building with the legs of the “L” bordering Fifth Avenue and B Street. The first level of the building is primarily glass. A concrete base is introduced along B Street to fill in where the lot slopes. Materials used for the upper levels is a mix of a warm colored brick wall with glass panels for the guest rooms as well as at the base of the building along Fifth Ave. and B Street. At the corner of Fifth and B, the first floor is setback creating a covered entry. The proposed design adopts warm colors and materials from the surrounding development. This is in contrast with the original more modern submittal which was rejected by the Design Review Board. The more recent proposed design received an affirmative recommendation from the Design Review Board on March 19, 2019. NH-31. Ground Floor Designed for Pedestrians. Ensure that all buildings, regardless of height, are comfortable for people at the street level. This includes: ● Relating wall and window heights to the height of people, Generally Consistent The project proposes a design that features glazing at the first level. This is a 15-foot high element that provides a pedestrian scale along Fifth Avenue and B Street. Along B Street where the building slopes in a southerly direction the project building features a concrete terraced Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-4 ● Use of architectural elements to create visual interest, ● Adding landscaping and insets and alcoves for pedestrian interest, and, Stepping upper stories back as building height increases. landscape wall. The upper story is not stepped back, however a roof overhang is treated with wood-grain metal material provided variation in the upper level. The Design Review Board reviewed this project and recommended approval of the proposed project. NH-32. Historic Character. Recognize and use the unique character of Downtown’s many attractive, well-liked, historic buildings. Encourage new development on sites in the Downtown area to be compatible with nearby historic buildings, the historic Downtown street pattern, and the area’s historic, pedestrian-oriented character. Policy NH-45. Fifth/Mission Residential/Office District Design Considerations. d. Fifth/Mission pedestrian character. Enhance the pedestrian character by preserving mature landscaping, planting more street trees and by enhancing views down the cross streets. In addition, establish a strong visual and pedestrian access connection on B Street from Boyd Park to Albert Park, and stronger connections between the Fifth/Mission District and surrounding neighborhoods. Consistent The project is located on the edge of downtown which contains a eclectic collection of buildings and architectural styles. As mentioned above, materials used for the upper levels is a mix of a warm colored brick wall with glass panels for the guest rooms as well as at the base of the building along Fifth Ave. and B Street. At the corner of Fifth and B, the first floor is setback creating a clear pedestrian entry. The proposed design adopts warm colors and materials from the surrounding development. The project proposes to remove existing street trees along Fifth Avenue and B Street. However, these trees will be replaced with Chines Pistache. Two additional trees will be installed along B street. On March 19, 2019, the Design Review Board evaluated the project an determined that the project adopted colors, materials, and design elements of the surrounding nearby buildings. Therefore, the project is deemed to contribute to the existing nearby street pattern and is consistent with this policy COMMUNITY DESIGN ELEMENT Program CD-10a. Nonresidential Design Guidelines - Visual Compatibility. Ensure that new structures are visually compatible with the neighb orhood and encourage neighborhood gathering places. Guidelines may address screening of service functions, materials and detailing, screening of roof equipment, lighting, landscaping, outdoor café seating and pedestrian amenities. Consistent The project would be consistent with Nonresidential Guidelines that address requirements for screening of service function areas, materials and detailing, screening of roof equipment, lighting, landscaping, pedestrian amenities, etc. Please see Exhibit 13 (Table San Rafael Design Guidelines) for a detailed discussion of Nonresidential Guidelines. The project received an affirmative recommendation from the Design Review Board. Policy CD-15. Participation in Project Review. Consistent Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-5 Provide for public involvement in the review of new development, renovations, and public projects with the following: a) design guidelines and other information relevant to the project as described in the Community Design Element that would be used by residents, designers, project developers, City staff, and City decision makers; b) distribution of the procedures of the development process that include the following: submittal information, timelines for public review, and public notice requirements; c) standardized thresholds that state when design review of projects is required (e.g. residential conversions, second-story additions); and d) effective public participation in the review process. Program CD-15a. Notification and Information about Development Projects. Continue to enhance San Rafael’s public notification and neighborhood meeting process to encourage early participation in the review of projects. Create succinct and understandable written handouts to guide property owners, designers, residents and business owners through the City submittal, review and approval processes. Continue notifying neighborhood and homeowner associations about proposed projects in nearby nonresidential areas. Evaluate the adequacy of notification procedures and enhance as needed. For example, consider requiring notification of non-owner occupants and requiring large on-site visible notice of projects under review. When the planning applications for this project were filed, copies of plans were made available to all surrounding neighborhood and special interest groups. Notices of public meetings were mailed to all property owners, occupants and neighborhood groups and interested parties within 300 feet of the project site informing them of the proposed project prior to the Design Review Board meeting. In addition, the site was posted with notice of all public meetings on this proposed project. Comments have been received and considered by the staff and copies of all written correspondence received to regarding this project have been included for the Commission’s review. Policy CD-18. Landscaping. Recognize the unique contribution provided by landscaping, and make it a significant component of all site design. Generally Consistent The project is generally consistent with the City’s minimum requirements for landscaping in that the project plans show replacement of street trees and installation of additional street trees along B Street. Policy CD-19. Lighting. Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare. Generally Consistent The applicant proposes to install one pole mounted light and light bollards within the interior of the property. The applicant will be required to submit specifications for all proposed light fixtures prior to receiving building permit approval. All light fixtures will be required to comply the City’s standard requirements that fixtures be directed downward and not result in excessive off-site glare. All light fixtures are subject to Section 14.16.227, which includes a 90-day post installation inspection. Policy CD-20. Commercial Signage. Generally Consistent Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-6 Provide sign regulations and guidelines that allow adequate visual identification necessary for successful commercial uses, while also taking into consideration the visual impact along any given roadway. The applicant will be required to comply with the City’s sign ordinance in terms of size and installation requirements. The project plans identify two wall signs being proposed. However, more details will be required as part of a sign review prior to installation of signs. Policy CD-21. Parking Lot Landscaping. Provide parking lot landscaping to control heat build-up from pavement, reduce air pollution, provide shade cover for vehicles and soften the appearance of the parking lot. Emphasize the use of trees, and limit the height of shrub plantings so as to avoid creating security problems. Generally Consistent The project includes two parking decks: one is located below grade, thus will be covered; the other will be located at ground level but overlapping the lower level parking. While the applicant proposes shrubs and ground cover within the upper garage, trees are not provided within the parking lot. However, the applicant proposes to replace street trees to be removed as a result of construction work and two additional trees will be installed along B street. ECONOMIC VITALITY Policy EV-2. Seek, Retain, and Promote Businesses that Enhance San Rafael. Recruit and retain businesses that contribute to our economic vitality, thus helping to provide needed local goods, services and employment, and enhance the City’s physical environment. Consistent The proposed project would bring a new business to the City thus contributing to the City’s economic vitality. The project would result in the redevelopment of a vacant property, which would enhance the physical environment of the area. In addition, hotel projects are considered a desirable use because they are considered a high tax generator and a minimal impact on traffic. Policy EV-7. Environmentally-Friendly Business Practices. Promote environmentally friendly business practices that reduce the need for nonrenewable resources. Consistent The project will be required to comply with Mandatory and Tier 1 measures of the City of San Rafael Cal Green. These measures include implementation of on-site water management, energy conservation, use of recycled content etc. Policy EV-8. Diversity of our Economic Base. Keep San Rafael a full- service city by retaining and supporting a broad and healthy range of businesses. Consistent The range of existing businesses in San Rafael is fairly broad and generally healthy. The proposed project will add a visitor accommodations that will contribute to the downtown population. Hotel occupants are anticipated to frequent existing and future businesses in the Downtown and help achieve the City’s goal of ‘alive-after-five’ by providing an opportunity to activate the Downtown in the evenings and on weekends. Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-7 Policy EV-13. Business Areas. Promote San Rafael’s economy and the strengths and benefits of all of its business areas. Pursue actions that revitalize and sustain San Rafael’s business areas. Consistent The project would be generally consistent with the intent of EV-13 in that it is a hotel project, which is considered a desirable project due to its economic benefit in the form of tax generation and contributions to the downtown businesses. INFRASTRUCTURE ELEMENT Policy I-7. Landscape Maintenance. Provide for low maintenance entryway landscaping. Give priority to maintenance of landscaping along the City’s most heavily traveled roadways and gateways as shown on Exhibits 17 (San Rafael Community Design) and Exhibit 18 (Central San Rafael Community Design). Consistent The final landscape plan would be required to comply with water conservation requirements of the the Marin Municipal Water District (MMWD). SAFETY ELEMENT S-4. Geotechnical Review. Continue to require geotechnical investigations for development proposals as set forth in the City's Geotechnical Review Matrix (Appendix F). Such studies should determine the actual extent of geotechnical hazards, optimum design for structures, the advisability of special structural requirements, and the feasibility and desirability of a proposed facility in a specified location. Consistent A geotechnical report is typically required as part of the building permit submittal. S-5. Minimize Potential Effects of Geological Hazards. Development proposed within areas of potential geological hazards shall not be endangered by, nor contribute to, the hazardous conditions on the site or on adjoining properties. Development in areas subject to soils and geologic hazards shall incorporate adequate mitigation measures. The City will only approve new development in areas of identified hazard if such hazard can be appropriately mitigated. Consistent See discussion under Policy S-4, above. S-6. Seismic Safety of New Buildings. Design and construct all new buildings to resist stresses produced by earthquakes. The minimum level of seismic design shall be in accordance with the most recently adopted building code as required by State law. Consistent The proposed project will require design measures per recommendatio ns from a qualified structural engineer as part of the Building Permit submittal. Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-8 Policy S-18 Storm Drainage Improvements. Require new development to improve local storm drainage facilities to accommodate site runoff anticipated from a “100-year” storm. Consistent Standard conditions of approval require compliance with storm drain requirements. Policy S-25. Regional Water Quality Control Board (RWQCB) Requirements. Continue to work through the Marin County Stormwater Pollution Prevention Program to implem ent appropriate Watershed Management plans as dictated in the RWQCB general National Pollutant Discharge Elimination System permit for Marin County and the local stormwater plan. Consistent See Policy S-18 above. NOISE ELEMENT • Policy N-3. Planning and Design of New Development. Encourage new development to be planned and designed to minimize noise impacts from outside noise sources. Consistent with mitigation measures/conditions This study was completed to assess construction-related noise that would occur for an 18-month time frame, during the prescribed hours for construction established by the Municipal Code. The City of San Rafael’s threshold for construction noise is 90 dBA measured from any point outside the construction property plane. The noise study concludes that the project will not result in a significant impact related to noise. Policy N-4. Noise from New Nonresidential Development. Design nonresidential development to minimize noise impacts on neighboring uses. a. Performance Standards for Uses Affecting Residential Districts. New nonresidential development shall not increase noise levels in a residential district by more than Ldn 3 dB, or create noise impacts that would increase noise levels to more than Ldn 60 dB at the property lin e of the noise receiving use, whichever is the more restrictive standard. b. Performance Standards for Uses Affecting Nonresidential and Mixed Use Districts. New nonresidential projects shall not increase noise levels in a nonresidential or mixed-use district by more than Ldn 5 dB, or create noise impacts that would increase noise levels to more than Ldn 65 dB (Office, Retail) or Ldn 70 dB (Industrial), at the property line of the noise receiving use, whichever is the more restrictive standard. c. Waiver. These standards may be waived if, as determined by an acoustical study, there are mitigating circumstances (such as higher existing noise levels), and no uses would be adversely affected. N/A Exhibit 6 REVIEW OF GENERAL PLAN 2020 GOALS AND POLICIES 1201 Fifth Avenue Project Consistency with San Rafael General Plan 2020 Policies 3-9 CONSERVATION Policy CON-16. Landscape with Native Plant Species. Encourage landscaping with native and compatible non-native plant species, especially drought-resistant species. Consistent The applicant will be required to comply with MMWD water conservation Ordinance. Policy CON-19. Energy Resources. Support the development of renewable and/or efficient generating resources to reduce the County’s reliance on non-renewable energy supplies. Consistent The project will need to demonstrate compliance with the City of San Rafael/Calgreen requirements. Policy CON-20. Water Conservation. Encourage water-conserving practices in businesses, homes and institutions and increase the use of recycled water. Consistent The project will need to demonstrate compliance with the City of San Rafael/Calgreen requirements and compliance with water conservation measures required by MMWD. Policy CON-21. Waste Reduction/Recycling. Encourage waste reduction practices. Encourage recycling through provision of recycling containers, and developing and promoting both existing and new pr ograms. Consistent Marin Sanitary Service (MSS) would provide solid waste disposal for the project. The MSS offers recycling programs for their residential and commercial accounts and operates a Resource Recovery and Recycling Center. Policy CON-22. Resource Efficiency in Site Development. Encourage site planning and development practices that reduce energy demand, support transportation alternatives and incorporate resource- and energy- efficient infrastructure. Consistent The project will need to demonstrate compliance with the City of San Rafael/Calgreen requirements and compliance with water conservation measures required by MMWD. In addition, the project proposes a total of 12 bicycle parking spaces and conditions of approval require an additional 6 spaces. 1 140-Room Hotel in San Rafael, California An Economic Brief for Monahan Parker Inc. February 2019 2 Executive Summary A proposed hotel is set for San Rafael, California at the corner of 5th and B streets. This report estimates the potential economic impacts to San Rafael as a result of this hotel being built and operated based on assumptions from the developer on construction budget, operational data on revenues and occupancy, and current tax rates. This hotel would have 140 potential rooms for overnight guests all year round. The hotel is set to have on-site food and beverage, as well as other retails sales. Hotel visitors not only pay for their hotel room and some meals on the restaurant site, they also spend money throughout San Rafael otherwise. The city of San Rafael receives a portion of the transient occupancy tax (TOT) and sales tax revenues that flow from these sales. Jobs and business incomes are supported and increased once operations begin; this hotel’s construction also provides positive economic benefits to San Rafael while building takes place. Once complete, the property improvements increase property tax revenues for the city annually. Construction impacts:  The hotel is estimated to cost $23 million to construct, and have fees associated of approximately $1.1 million;  These costs and fees generate an additional $11.1 million in local business revenues and support over 193 jobs during construction, including 118 full-time equivalent jobs associated with the hotel construction alone; and  Over $2,578,000 in one-time fees and taxes after construction is complete, where the change property taxes (including the increase in the parcel’s value due to the hotel’s Once construction is completed and guests begin to arrive, the hotel’s business operations generate:  The total sales of $12,358,750 have economic impacts on other businesses and employees in San Rafael in year 1 begin the economic impacts for San Rafael’s economy; o Another $6 million in business revenues for hundreds of businesses throughout San Rafael; o Supporting over 99 jobs throughout in year one, with approximately 75 workers at the hotel and associated spaces; and o $2.309 million in state and local tax revenues generated, including sales taxes on site and throughout the city of an additional $329,700 in year 1, $1.086 million in TOT revenues and over $578,000 in new property tax revenues after the hotel’s operations in year 1 ($330,000 of that amount is from the hotel parcel due to the construction improvements as an ongoing benefit to the city). o The impacts are ongoing, such that the effects in years 2 through 5 grow due to hotel revenue growth such that over five years after operations begin:  Business revenues throughout San Rafael rise by $95,358,000;  Total jobs supported on-site and at employers throughout San Rafael is 107 workers; and  State and local tax revenues are over $11,985,000, with over $5.65 million in new TOT, $1.71 million of new sales tax revenue (for which San Rafael gets some proportion); and augmented property tax revenues of $2.97 million of which the hotel contributes over $1.68 million new property tax revenues. The following figures provide a detailed comparison of each phase and set of impacts. 3 $- $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000 $30,000,000 $35,000,000 $40,000,000 Construction: Business Revenues while Building Construction Spending Additional Impacts $- $20,000,000 $40,000,000 $60,000,000 $80,000,000 $100,000,000 $120,000,000 Year 1 Five-Year Total Operations: Business Revenues Year 1 and Five-Year Cumulative Effects Hotel Operations Additional Impacts 0 20 40 60 80 100 120 140 160 180 200 Construction: Number of Jobs Supported Construction Spending Additional Impacts 0 20 40 60 80 100 120 Operations: Number of Jobs Supported Hotel Operations Additional Impacts $0 $500,000 $1,000,000 $1,500,000 $2,000,000 $2,500,000 $3,000,000 Construction: Tax Revenues while Building One-time City Fees Other Taxes and Fees Personal Income Property Taxes Sales Taxes Employment Taxes $0 $2,000,000 $4,000,000 $6,000,000 $8,000,000 $10,000,000 $12,000,000 $14,000,000 Year 1 Five-Year Total Operations: Additional Tax Revenues Year 1 and Five-Year Cumulative Effects Other Taxes and Fees TOT Revenues Personal Income Property Taxes - Hotel Property Taxes Sales Taxes (including on-site spending) Employment Taxes 4 Introduction This report examines the economic impacts of a proposed 140-room hotel in San Rafael, California. This study was commissioned by Monahan Pacific and this proposed hotel is moving through the city’s planning as of February 2019. This report estimates the hotel’s potential economic impacts to San Rafael. The economic impacts come in two stages:  Stage 1: Construction costs of $23 million in hard costs and $1.1 million in city fees; and  Stage 2: Operations, including hotel room purchases and associated visitor spending if $12,358,750 in year one and then growth of revenues annually. Basic Ideas: Economic Impacts There are broader economic effects of building and operating the hotel on San Rafael’s economy including more supported jobs, new annual business revenues and new tax receipts. Economic impacts come in three “flavors” starting the same way ripples come from throwing a rock into a still pond; the rock illustrates the hotel’s construction and operations, rippling out into the broader economy as additional economic impacts. Figure 1 shows the multiplier effect of these rounds of new spending in theory. Direct effects come from the hotel construction and daily operations. Indirect effects come from vendor relationships that become broader spending. For example, during construction there will be materials and food trucks and purchases made by the developer and on-site workers. The businesses paid from those transactions are indirectly affected by the hotel’s construction. Once operating, the hotel may purchase cleaning services from a third-party company for sheets, linens and other laundry needs. This vendor spending supports some portion of the cleaning company and its employees as indirect revenues, wages and supported jobs. This indirect spending leads to induced effects, including the cleaning company’s employees spending their wages on groceries, medical visits, restaurant meals, and various other industries that have nothing to do with the hotel’s operations. Let’s look first at the construction spending and then hotel operations. The direct economic impacts are estimated data provided by the developer based on budgets and operations estimates as of February 2019. The broader impacts use the IMPLAN® model1 for San Rafael. 1 See http://www.implan.com for more information on the IMPLAN® model; we use the model for San Rafael’s zip codes. Total Economic Impacts Induced Impacts Indirect Impacts Direct Impacts Figure 1: Economic Impacts 5 Estimated Economic Impacts: Construction Spending Any commercial real estate construction has a period of time where the economic impacts are due to building the hotel facility before daily operations begin. The estimated budget is:  HOTEL = $23 million construction cost for 140 rooms, with $1.1 million in city fees. The HOTEL has more land improvements and thus a larger assessed property value after construction; the augmented property tax revenue is shown in the operations estimates. The IMPLAN® model has estimates of full-time equivalent employment levels on-site and also the taxes and business revenues supported by construction spending. Figures 2 through 4 provide the estimated economic effects. A glossary in the Appendix provides more explanations of some of the major industries affected below. Figure 2: Employment Impacts, Hotel Construction, Full-Time Equivalents Supported Industry Direct Indirect Induced Totals Hotel Construction 118.4 3.6 1.8 123.8 Wholesale trade 0.0 3.6 1.7 5.3 Health and personal care stores 0.0 3.3 1.4 4.7 Miscellaneous store retailers 0.0 3.1 1.3 4.4 Building material and garden equipment and supplies stores 0.0 2.8 1.3 4.1 Internet retailers 0.0 2.3 1.1 3.4 Electronics and appliance stores 0.0 2.2 1.1 3.3 Real estate 0.0 1.9 1.0 2.9 Architectural, engineering, and related services 0.0 1.8 0.9 2.7 Retail - Sporting goods, hobby, musical instrument and book stores 0.0 1.3 0.9 2.2 All Others 0.0 14.2 22.9 37.1 Totals 118.4 40.1 35.4 193.9 Figure 3: Business Revenue Effects Annually, Hotel Construction, 2019 Dollars Industry Direct Indirect Induced Totals Hotel Construction $23,000,000 $930,100 $890,000 $24,820,100 Wholesale trade $0 $407,500 $299,800 $707,300 Rental Income for Property Owners $0 $403,700 $293,500 $697,200 Real estate agencies $0 $373,400 $202,100 $575,500 Building material and garden equipment and supplies stores $0 $300,100 $190,900 $491,000 Health and personal care stores $0 $289,200 $164,100 $453,300 Internet retailers $0 $232,900 $116,400 $349,300 Architectural, engineering, and related services $0 $217,300 $116,100 $333,400 Truck transportation $0 $200,400 $112,200 $312,600 Retail - Miscellaneous store retailers $0 $192,100 $109,800 $301,900 All Others $0 $2,185,900 $2,892,800 $5,078,700 Totals $23,000,000 $5,732,600 $5,387,700 $34,120,300 Figure 4: State and Local Tax Receipts, Hotel Construction, 2019 Dollars Tax Totals Employment Taxes $ 57,800 Sales Taxes $ 325,100 Property Taxes $ 379,800 Personal Income $ 510,700 Other Taxes and Fees $ 205,200 One-time City Fees $1,100,000 Total State and Local taxes $2,578,600 6 The construction impacts last over the time of construction, where new property tax revenue (from land improvements) connect construction impacts to operational impacts. Estimated Economic Impacts: Hotel Operations For the hotel, there is an estimated 85 percent occupancy daily with 140 rooms offered 365 nights a year. The average daily rate (ADR) is $250 in year 1 of operations. The ADR is estimated to rise at two percent per year for years 2 through 5. Overnight stays are just the beginning of revenue generation. There are also on-site food and beverage and other sales while guests are on property. Those additional revenues are estimated to be $1,500,000 in year 1 and rising at 1.5 percent per year years 2 through 5. To summarize:  Hotel room sales = $10,858,750 in year 1 based on occupancy and ADR;  F&B and other sales = $1,500,000 in year 1; and  Annual totals = $12,358,750, rising at a weighted average of 1.88 percent for years 2 through 5. Because the hotel room and food, beverage and other sales are taxable in their own ways (transient occupancy tax for hotel stays and sales tax of other sales), there are city and county benefits from this hotel space in terms of public revenue. Property taxes rise due to the construction improvements specific to the hotel parcel to a total of $330,000 paid annually by the land owner; other property tax revenues increase due to the economic activity annually generated by the hotel’s operations, hiring and broader economic impacts ($248,300). While this additional tax revenue did not come from operations, these additional revenues are annual, ongoing additions to public revenue generated from this project. Further, due to enhanced incomes throughout San Rafael and Marin County, there are other sales tax increases and property tax increases through further retail sales and land/home transactions respectively.  Property tax increase specific to the property estimated to be $330,000 in year 1 (which is $290,400 based on hotel improvements), with one percent escalation for each of years 2 through 5;  Sales taxes increase by $135,000 in year 1 based on hotel operations, rising at 1.5 percent per year (following on-site retail sales) for years 2 through 5; and  TOT taxes rise for San Rafael by $1,085,875 in year 1 and rise 2 percent per year (following hotel room sales escalation in price) in years 2 through 5. Visitor spending beyond the hotel space has only an “induced” impact, as there are no ripple effects otherwise. Those additional spending levels are estimated in the IMPLAN® model results in Figures 5 through 7. Second, we assume that the occupancy rates and revenue levels hold at the current levels in a competitive, regional marketplace. From this activity, additional economic impacts come to the city economy. Also, we assume the current tax rates hold over the next five years, as does the occupancy rate of 85 percent. Using the IMPLAN® model, Figures 5 through 7 show the estimated economic impacts from hotel operations. These figures also provide an estimate of the five-year, cumulative effect of hotel operations, as each year builds on the next for the San Rafael economy. 7 Figure 5: Employment Impacts, Hotel Operations, Year 1 and Five-Year Impacts, 2019 Dollars, Full-Time Equivalents Supported Industry Direct Indirect Induced Hotel Year 1 Five Year Cumulative Hotel Operations 58.5 1.2 0.6 60.4 65.1 All other food and drinking places 16.5 0.8 0.6 17.9 19.2 Real estate agencies 0.0 0.7 0.5 1.2 1.2 Full-service restaurants 0.0 0.6 0.5 1.1 1.1 Wholesale trade 0.0 0.5 0.4 1.0 1.0 Limited-service restaurants 0.0 0.5 0.4 0.9 0.9 Advertising, public relations, and related services 0.0 0.5 0.4 0.8 0.8 Management of companies and enterprises 0.0 0.4 0.3 0.8 0.8 Services to buildings 0.0 0.4 0.3 0.7 0.7 Maintenance and repair construction 0.0 0.4 0.3 0.7 0.7 All Others 0.0 6.2 8.0 14.2 15.4 Totals 75.0 12.1 12.4 99.5 107.2 Figure 6: Business Revenue Effects Annually, Operations, Year 1 and Five-Year Impacts, 2019 Dollars Industry Direct Indirect Induced Hotel Year 1 Five-Year Cumulative Hotel Operations $10,858,700 $ 267,900 $ 476,600 $11,603,200 $60,238,500 All other food and drinking places $ 1,500,000 $ 261,600 $ 163,300 $ 1,924,900 $ 9,993,500 Rental Income for Property Owners $ - $ 220,500 $ 158,700 $ 379,200 $ 1,968,600 Real estate agencies $ - $ 158,600 $ 109,600 $ 268,200 $ 1,392,000 Wholesale trade $ - $ 154,100 $ 103,200 $ 257,300 $ 1,335,500 Management of companies and enterprises $ - $ 132,200 $ 88,600 $ 220,800 $ 1,146,400 Advertising and related services $ - $ 113,200 $ 62,800 $ 176,000 $ 913,700 Insurance carriers $ - $ 108,300 $ 62,700 $ 171,000 $ 887,700 Maintenance and repair construction $ - $ 94,900 $ 61,200 $ 156,100 $ 810,200 Cable and other subscription programming $ - $ 83,600 $ 60,200 $ 143,800 $ 746,700 All Others $ - $1,507,300 $1,560,300 $ 3,067,600 $15,926,000 Totals $12,358,700 $3,102,200 $2,907,200 $18,368,100 $95,358,800 Figure 7: State/Local Tax Receipts Annually, Operations, Year 1 and Five-Year Impacts, 2019 Dollars Tax Hotel Year 1 Five-Year Cumulative Employment Taxes $23,600 $ 122,600 Sales Taxes (including on-site spending) $329,700 $ 1,711,600 Property Taxes $248,300 $ 1,289,200 Property Taxes - Hotel $330,000 $ 1,683,300 Personal Income $183,700 $ 953,900 TOT Revenues $1,085,900 $ 5,651,100 Other Taxes and Fees $108,700 $ 564,200 Total State and Local taxes $2,309,900 $11,985,200 8 Conclusions The construction spending and day-to-day operations after construction and occupancy for the proposed hotel in San Rafael, California has the following, summary economic impacts on the city’s economy. Summary Economic Impacts Construction impacts:  The hotel is estimated to cost $23 million to construct, and have fees associated of approximately $1.1 million; o This spending generates an additional $11.1 million in local business revenues and support over 193 jobs during construction, including 118 full-time equivalent jobs associated with the hotel construction alone; and o Over $2,578,000 in one-time fees and various taxes are generated during construction, where the change in property tax revenue (including the increase in the parcel’s value due to the hotel’s assessed value) is ongoing for the city economy. Operational impacts: Once construction is completed and guests begin to arrive, the hotel’s business operations generate:  The overnight stays are estimated to provide revenue of $10,858,750 in year 1;  The food and beverage and other sales at the hotel provide another $1,500,000 in year 1;  The total sales of $12,358,750 have economic impacts on other businesses and employees in San Rafael in year 1 begin the economic impacts for San Rafael’s economy; o Another $6 million in business revenues for hundreds of businesses throughout San Rafael; o Supporting over 99 jobs throughout in year one, with approximately 75 workers at the hotel and associated spaces; and o $2.309 million in state and local tax revenues generated, including sales taxes on site and throughout the city of an additional $329,700 in year 1, $1.086 million in TOT revenues and over $578,000 in new property tax revenues after the hotel’s operations in year 1 ($330,000 of that amount is from the hotel parcel due to the construction improvements as an ongoing benefit to the city). o The impacts are ongoing, such that the effects in years 2 through 5 grow due to hotel revenue growth such that over five years after operations begin:  Business revenues throughout San Rafael rise by $95,358,000;  Total jobs supported on-site and at employers throughout San Rafael is 107 workers; and  State and local tax revenues are over $11,985,000, with over $5.65 million in new TOT, $1.71 million of new sales tax revenue (for which San Rafael gets some proportion); and augmented property tax revenues of $2.97 million of which the hotel contributes over $1.68 million new property tax revenues. 9 References and Glossary Data on the hotel’s construction budget and hotel operations data were provided by Monahan Pacific. Tax rates are as of February 1, 2019. The following definitions pertain to line items referenced here. Many of these definitions come from the US Bureau of Labor Statistics. Please see www.bls.gov for further details.  All other food and drinking places: All additional restaurants not captured in limited- or full-service restaurants, including food trucks.  Full-service restaurants: Establishments primarily engaged in providing food service to patrons wh o order and are served while seated, and pay after eating. These establishments may sell alcoholic beverages, provide take-out services, operate a bar or present live entertainment, in addition to serving food and beverages.  Insurance carriers: insurance agents and businesses  Limited–service restaurants: any establishments whose patrons generally order or select items and pay before eating. Food and drink may be consumed on premises, taken out, or delivered to customers' locations.  Management consulting services: businesses hired as consultants to help with company operations, decisions, and other aspects of running a business.  Management of companies and enterprises: This sector comprises establishments primarily engaged in managing companies and enterprises and/or holding the securities or financial assets of companies and enterprises, for the purpose of owning a controlling interest in them and/or influencing their management decisions.  Medical offices: health care outside hospitals, based on outpatient general care outside of rehabilitation or skilled nursing and residential health facilities.  Rental Income for Property Owners: The income made by owners of homes they occupy, through rent payments or other savings due to home ownership.  Other financial investment activities: This industry comprises establishments, not classified to any other industry, primarily engaged in providing, on a contract or fee basis, miscellaneous financial investment services, such as trust, fiduciary and custody services, and other investment services.  Internet Retailers: These retail businesses do not have a storefront, but are locally headquartered and sell their goods and services through the internet or catalogs.  Wholesale Trade: Businesses that connect goods producers to retailers, classic distribution and wholesale businesses, including Costco. 10 About Marin Economic Forum The Marin Economic forum provides information and opportunities to collaborate for improving Marin County’s economic vitality, while seeking to increase social equity and protect the environment. Please see www.marineconomicforum.org for more information. Mission Statement The Marin Economic forum enables Marin’s economic stakeholders* to collaborate on improving the County’s economic vitality, focusing on Marin’s targeted industries** while enhancing social equity and protecting the environment. Marin Economic Forum is…  Connecting Businesses to partners and solutions;  Educating on the importance of business for Marin County’s future;  Providing data and information to help businesses and local governments; and  Supporting economic development efforts for sustainable growth of local businesses. Strategic Objectives  Attract, retain, and grow businesses and jobs to continually strengthen Marin County’s economy;  Establish periodic forums for the stakeholders to share their visions and goals, to exchange mutually beneficial information and leverage limited resources;  Collect, analyze and disseminate economic data and trends;  Educate Marin County about its economic successes, challenges, and progress;  Improve “economic sustainability” by prescribing economic development that integrates social equity and environmental balance with economic growth; and  Encourage governmental bureaucracy reduction and judicious economic policies to support the local economy and a thriving workforce. The lead author on this work was Robert Eyler, PhD. Robert acts as MEF’s chief economist. Dr. Eyler earned a Ph.D. Economics from UC Davis and holds a BA in economics from CSU, Chico. u 19 1000 Fourth Street. SIc. 290 I San Te1415 w 707 w 7000 I Fax 415-707-70091 D Date: A ~ r \ \ \ $"", ';A 0 t ~ San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 415-485-3085 Attn: Alicia Giudice Senior Planner Dear Planning Commissioner, I am writing in support of the AC Marriot Hotel on the corner of Fifth Avenue & B Street in Downtown San Rafael. I am a resident of San Rafael and I am familiar with the downtown area. I believe both San Rafael and as well as Marin County will benefit financially, economically, and culturally from the new hotel Being a local of resident I know there is a real need for a quality hotel like the one being presented. The project presents a positive influence and development that will increase local revenue. I urge you to please approve this important project. c. ~ ~ <; r~e.ve-Marin County Resident San Rafael / .f--- AHda Giudice ..... "*£4 ... H :z:: ti+£"+*___ w:: From: Sent: To: Subject: DJ Nagle < TuesdaYI March 51 2019 6:37 PM Alicia Giudice Hotel Project at 1201 Fifth Avenue Boyd Court Condominium Owners Association 1115 B Street #400 San Rafael, CA 94901 d March 4, 2019 Alicia Giudice San Rafael Community Development Department, Planning Division City of San Rafael 1400 5th Ave., San Rafael, CA 94901 Dear Ms; Giudice .and members of the~Community PlanhLng Divfsion" My Dq-'Jl~)S Q~,d~,!'Jagl,~_~:lam ttJe ~r~~.!~,~.0fo~_th~ B~arqJ9.~ Tr:~,.~OY9,g9~rt:C,ondom,ini ,utng~~_~rsA~so~iati~~ _ .. :.~" --", ,(BCC~~Ja-nd,~'n~o~~'er ~~T~~'~oyd2~:~rt ' C~~domin 'iurns.'la'~'YV;iti:l;g-~OYO~ on be~alf of 'ou(~b';~rd 'of ' .. , directors and ,the h<?meowners" assod-aiion. We are the condort:liniuni' com'plex located at 1.1:1;3 B Street'-'-the terra cotta-colored building sandwiched between Umpqua Bank to the south and Boyd Park to the north. With only Umpqua Bank in between and a slight difference in elevation, we sit directly in line with, and no more than 100 feet away from, the proposed site for the new 140 room' hotel building at 1201 Fifth Avenue. It is the belief of the BCCOA that permitting this project to move forward would be detrimental to the value and enjoyment of the homes in our community. It would diminish our scenic views as well as our privacy and put further strain on our already existing parking issues. We are a community of 25 units split up between 3 floors, with 10 uni,ts facing north and 15 units overlooking downtown San Rafael. From our decks and windows, we enjoy views of the southern San Rafael hills and Mount Tamalpais. In spring and summer we can spend time on our decks, soaking up the afternoon sun. However, if AC Marriot is allowed to build their hotel at Fifth and B Street, their imposing, 54-foot-tall building-the height of which would significantly exceed its neighbors on every corner--would not only greatly diminish the views of our south-facing homes at Boyd Court, but may also cut out a significant portion of our sunlight. In particular, the hotel's height would severely impact the views and sunlight enjoyed by our second 1 and first floo(homeowners, leaving them living either in the shadows or in the glare of the reflective surface indicated in the current building plans for the hotel. In addition to the loss of sunlight and views, the south-facing residents of our condominium also stand to lose most of their privacy. Since the Umpqua Bank building is short in structure and the new hotel would be much taller, the north-facing guest rooms would have a view directly onto the decks and into the windows of our south-facing units on the third and possibly second floor. Hotel guests would be able to watch us as we spend time on our decks, in our bedrooms, dining areas, kitchens and living rooms. The only alternative for our south-facing residents would be to retreat behind our curtains, again taking away our ability to enjoy the sunshine of warm San Rafael days. Another issue this new hotel would create for Boyd Court homeowners relates to parking. The Boyd Court Condominiums are supported by two covered parking areas which leaves us with less than two spaces per unit. It is only the seven extra spaces of our outdoor guest and overflow parking area-in the lot located on Fifth Avenue between Umpqua and Union Banks--that keeps both our carport and our garage from being overtaxed . As it stands, we have t6 fight to protect these outside spaces. With no way to keep drivers out beyond signa~ethat '21 ,~r.ks our portion o.fthe parking lot,we are reg~larly e~c~~a .ched ~pon_~y ,~ar'mer's . 'M ~aJke1: p~atr9:Q .~~~St ~j~a.ph 'a~I ' padshiong-rs ;:aIld ·:d"elb!ery;drl\f-_eJsJrQJ.rtA.iriJ~j~sj:ast' Cbast PizzerLa..;i~,,S~well,qs __ ~ ___ ~. __ ", ,~,-=_-~~_ . . ~. . ! .' ~ .. . -. ., . _. ,0. , ." • ., ;. " :. ,." .' ::. • _ ~ , • _ i -" .' I .' • downtown vh~jtors looking for unpCJid parkIng. If the new hotel wereJo be built, it would, ,Only ,compound this very r'eaLprobJem. ..:..:::-r .' According to details presented at the previous design review board meeting, the hotel would have a parking garage allowing space for 86 vehicles. With 140 guest rooms and a staff of 3D, this parking structure would provide for only half of the hotel's needs on a busy day, leaving a sizeable number of employees and guests to hunt for parking on city streets and in public lots. With Boyd Court's open guest parking directly across the street from the entry/exit of the hotel's parking lot, it's not a stretch to believe that many would find their way into our lot, taking spaces from our residents who are actually entitled to use them. A closely related issue that we would also ask you to consider concerns the impact of what all these additional cars would have on our already crowded streets. As it is, traffic slows to a crawl during peak times, and although the Smart Train is a welcome improvement, the stoppage of traffic while waiting for trains to pass hasn't helped traffic matters any. The added traffic that comes with a large hotel would make driving in downtown San Rafael during rush hour a chore like no other. 2 f---- As our final point, we would like to refute AC Marriot's claim that short-term housing is necessary in downtown San Rafael. San Rafael is not a tourist destination and as business districts go, we are qU.ite small, catering mostly to small local merchants. Furthermore, we have two fine hotels filling the short-term housing needs that already exist..The Embassy Suites and Four Points San Rafael 'are only two freeway exits from the downtown area and are well served by both Golden Gate Transit and the Smart Train. Patrons of either hotel have no more than a two block walk to the nearest stop to catch what equals a five or so minute ride into town. For guests with cars, the trip is even simpler and quicker. To sum up the concerns of the members of The Boyd Court Condominium Owners Association, we fear that the building of this hotel would diminish the homeowner privacy, sunlight, landscape views and parking privileges that make our condominium' complex such a desirable place to live. We also believe these negative impacts on our quality of life would be detrimental to our property values. All of this for a hotel that would fit poorly into the existing ambiance of the city, would only worsen traffic on our streets and Would serve no need except for one that has already been filled. " The Boyd~dGrt :Cbndominiums h~'y~ JJ~ .. ~'n a'partof the dbwrltown.: San ~Rafaelcom ,munitY-:r9t:.i5 'Y~a'is: Our,." building was orig.inally designed. to .be a five story structure, but d.ue to .the .. concerns oJ the Laurel Heights community, 'we were scaled down ''tc; the three story building we are today. As you mak~"'d 'ecisions about this hotel project, we ask that you gIve us the same consideration accorded to those homeowners so many years ago. Please do not allow this ill-conceived project to move forward. Make the current residents of downtown San Rafael your first priority a'nd preserve the history and aesthetics we have created in our great city. Sincerely, The Boyd Court Condominium Owners Association Board of Directors 3 From: Sent: To: 140 Room at 1201 Avenue 1201 1 radius and many were left unaware. This can't possibly be considered sufficient notice by anyone with common sense. The residents of downtown San Rafael are what give the city its heart. We have a strong voice and deserve to be heard. I ask that you not let the DRB just give this hotel project a pass. Please listen to . the community and make the developer supply answers for all of the board's requests and for those of the San Rafael citizens. Require the developer to scale back the project and make it a better fit for our community. . : Sincerely, Darla Nagle ~ .... .:- 2 March 4, 2019 . To: Alicia Guidice, project planner ' Re: Hotel at 1201 FifthAvenue Dear Alicia, I would like to add my voice to those opposing the construction of a hotel at 1201 Fifth Avenue, on the comer ofB Street and Fifth Avenue. Following are my' concerns: Fit: The project is located in the FifthJMission Residential/Office district. As the name of the district suggests, a residential project would be appropriate as well as needed at this location. A more desirable location for an AC Marribt type hotel would be in the Fourth Street Retail Core district across from the proposed Bio Marin complex, or better yet, close to the freeway. The regulations for the district encourages residential uses and structures no higher that three stories (see text copied from City of San Rafael below in blue, in particular: "Building heights will typically range from one to three (3) stories"). A hotel, and particularly one of this size and height (five to six stories), does not belong in this neighborhood. ~ . ~ '. ;. . . . . ., .. ~"'. '. . ..... ~ ... t .· .•.•... It is further stated that "This area is a desirable location for residential uses because of the convenience of living close to downtown's cultural, entertainment and shopping opportunities." This is nota residential use. Fifth/Mission Residential/Office District (5/M RiO). l. Existing Character. The Fifth/Mission residential/office district is a mixed-use residential and office area between the Fourth Street retail core and nearby residential areas. Many 'cultural and civic uses, such as city hall, the Falkirk Cultural Center and the San Rafael Mission, are in or adjacent to this district. Fifth and Mission Avenues have some of downtown's nicest places because of their beautiful street tree canopies, historic buildings, and Boyd Park. 2. Allowed Uses. The Fifth/Mission district should continue to have residential, office, civic and cultural~ses . The district provides suitable sites for a wide variety of office uses, including medical, bank, professional and administrative offices. These uses are compatible with residential uses, provide a sensitive transition between the core and the neighborhoods, and are better located along Fifth and Mission than on downtown's retail streets. Cultural and educational uses are allowed throughout, and ground floor retail and personal service uses are allowed from "C" Street east, on cross streets between Fourth Street and Fifth Avenue. Linlits on retail uses and drive-up uses protect the livability of the Fifth/Mission district. This area is a to 3. eXlPe(::;teo to I"A1'Y'1 ..... ol:"o Impa(:;t on must enter it ovi"A ..... ri0 to want to are mature trees a on our February 26,2019 Community Development Department Planning Division City of San Rafael 1400 5th Avenue San Rafael, CA 94901 Re ,: Prnject12Dl fifth Avenue Dear Sir or Madam, RECE~VED ~~R 051019 \pU'\NN~NG I am writing to you today to voice my strong opposition to this project as proposed. I a m currently in Arizona -so I will be unable to attend the March 5, 2019 meeting. I am a 20+ year Downtown San Rafael resident homeowner and taxpayer and this project, if approved as proposed will eliminate almost 100% of the quiet enjoyment of my residence. As you are aware, both residential and business areas of Downtown San Rafael are very densely built. We already have significant issues'with traffic and'parking in the Downtown area. sthAvenue paftkular~YI ~s a thoroughfare to the West end and to the San Anselmo and Fairfax communities. I attended the July 17, 2018 meeting on this project and was particularly disturbed by the Applicants responSe 'tQ Committee Members' questions relating to parking issues, most specifically when asked where Hotel Employees would park. I felt is was extremely offensive and thoughtless when the applicant replied that other than a couple of on-site parking spaces for Management, employees wO,Lild park in the neighborhood .. This is very offensive to Downtown residents. ,We all know that this City was built in the no vehicle or one vehicle , per' family era. The majority of us who live in ,the Downtown area are extr~rnely lucky to have one off street;rlarking space or driveway. Therefore, Downtown residents would be expected to compete with hotel employees for parking inour neighborhoops.ltis a'iso very offensive as it IS a known fact that the majorIty of non management hotel workers are low wage food service or housekeeping employees and therefore not likely to utilize or afford paid parking structures within the city. C-urrently, I own and occupy a condominium located at 1115 B' Street, S'an Rafael CA. OUf complex is a 25 unit 90% owner occupied property located less than 100 feet from the proposed project. The impact of this project if approved as proposed will have a very significant negative impact on our residents and our property values. Our complex is sf'Eweted ·at a,muchhigner,efe-v-ation than,theproposed, hotel, the current-desig:n wHi corh'pl€te~y eliminate privacy in 15 of our 25 units. Given the design of this proposal, all North facing guest rooms will have through & through views of all of our units, both bedrooms, living space, private outdoor decks, and kitchens. Our only remaining qr~ClS_ Qf privaccV win be our bathrooms and a portion of our~ining(;lreq!?! I fe.el is thoughtless and unacceptable considering that this building could easily be designed with all guest room windows oriented on the East side facing 1101 5th which is an office building, the South overlooking downtown business and offering spectacular views of th.e hills and Mt. TaJl1~lp ,aisi or the lIVest overlooking the C Street parking str.ucture and the new Public Safety building and not intrude on the solitude or privacy of even one Downtown resident. Additionally, this behemoth of a building will completely eliminate the views of 10 of our units located on the 1st and second floors of our complex and approximately 70% ofthe views from 3rd floor residents. Given the reflective nature of the building materials chosen for this project, any possible remaining views will likely be obstructed by glare. AlliS of our units will also have to endure the "full moon effect" caused be spill light from this building. The parking for our units will also suffer as our entire visitor parking and overflow parking is located directly across the street in the lot between the Umpqua Bank and Union Bank buildings. We already have very serious issues with these parking spaces. They are all clearly marked as restricted with legal towing notices but this still does not deter illegal parking. It is certain that this hotel will exacerbate this problem for us. All of these issues stated in thi's paragraph will also direCily'impactour neighbors anywhere up the hill in a similar fashion. :in oLirUOVIii1tOVVi1. To r1,"'..,,....,·0£> with the of the need for a hotel nY'r'n,... .. ht research indicates·that hotel occupancy has declined since of 2017 in nrr,norrU:l<:: in their current location·s. This hotel as nrr\nl"l,~orl 2018 the cited the needs of Bio urban .hr~n.d1." fit. Jt i.S Jwt a fit in the addition to our but I should consider IJ'" 111"11'\'1 '" r in and the use of their and food service is open to have OJ's on the weekends etc etc.} all free to the In rlt:ltH::ol\J built. Traffic is at its limit, is less than would be an to see the removal of the tree eltminates them. i feei eyesore in lines un B Stre·et and that this if ",nr,rnl,/orl to come. architecture. I would also be avt· ... aY"noll\l for years and years l>ll~~t>l {{~lft~" t s.\.I~Tl\lNt-:.¥il.'f S0 nF:·~jf,:k l .u~2 BOARD OF DIRECTORS William Carney, President . Bob Spofford, Vice President Jerry Belletto, Secretary Greg Brockbank Jim Geraghty Linda M. Jackson Kay Karchevski Kiki La Porta Je sse Madsen Samantha Mericle Sue Spofford 415.457.7656 Design Review Board City of San Rafael 1400 Fifth Avenue San Rafael, CA 94901 RE: Downtown Hotel Proposal Honorable Board Members, March 19, 2019 Following review of the revised hotel drawings online, we offer these suggestions for improving the surrounding pedestrian environment: 1. Add a welcoming entry to the B St~eet lower lobby directly from the sidewalk. The current pedestrian path there appears to be impeded by a column and inaccessible. A door directly from the sidewalk would greatly improve the building's presence on B Street, and more importantly the pedestrian and visual connection to 4th Street. This may involve some minor reworking of the lower lobby, to the benefit of both hotel patrons and the general public. 2. Treat the double-width auto entries (from both B and 5th) as drivew~ys over the sidewalk, rather than as curb cuts. Pedestrians inth~ public right-of-~a:y sh~~ld not be forced to step .down from their_ . relatively safe sidewalk realm into a street;..JeveLulto realm servinga private entity. Special paving treatments should also be considered, to alert both pedestrians 'and drivers to this, shared zone. 3. Move the trash area at the 5th Avenue auto entry away from the public sidewalk by flipping it with the (designated loading zone', placing the trash further inside the building (and right next to the kitchen, a primary generator of the messiest trash). 4. Specify la~ge-scale street trees, preferably deciduous, to soften and humanize the scale of the building in keeping with the rest of the city. Thank you for your consideration. Sincerely, Jerry Belletto, Sustainable San Rafael Board Secretary CC: Raffi Boloyan, Community Development Paul Jensen, Community Development Danielle O'Leary, Economic Development Bill Guerin, Public Works 4, o 0 Q 7, 9 II'lI\ln~II"I\r.i'lO CommuUee ~Oli' IEconomnc 1[]9velltr.blll)ma~ll1l1t cTHnJ(ti Affoll'dab~e 1~llftnn~iirr1l11'il of Saln Rafae~ . lfhfirrdl F~ooli' Conference lHlal~~ 11=>1l:ll1f'llll'mn~ni'l1 11 2tlJl19 Bill Andrew I'lrilri-I-';;;It-!St-! Dirck I-!rllnf"!<'orrll'"lt1' Jonathan Parker 1. Cal~~ fto orrderr: Mr. called the CAC rY'Iootl ... ',.... to order at 7:02 pm. 2. Itl\ll'Illnli".n,U~1I of November 1st limt!:l,J!:lIltnrrilO'\l Notes: ~nr",rl'"l\/c.n with edit to item 5: corrected "" .... e''''' ......... of last . name Andrea de la Fuente. Dowll1town lHlote~ """1""'\1"\",,.,1 for a new hotel located in downtown San '"' ....... ,n"'n The hotel would be under the conference space at the go before the Review Board in ex~)ectea to late this year and with a As an action from the VVl""",'I'lr.,.. the CAC will draft a letter to the the a. in downtown San br;;rralncnsco/~'ilafl1irillPfi:on ~nll1l: The owners had nrOCOr1ltort San Rafael \I\fl'"l,rlnr,n there were still some concerns ron-:::lrnllnn site is not ideal and rc.n,oHcdn!",lnn rO~'f"tCl,rt T-::U/l'"llr-:::lnIU to the ..... "1"',..'1' tY'IOotll"H' room or groups. The will with construction Council ovr\rO(~Clrln for: of an H2/Hiiton hotel would have between rooms. b. MarroD1l ~lDlilJli3lr\~: nrnnc.rt" owner for the center after much interest was shown n1''''', nl"\"''''1 on file with for a situation has existed at this site for a while. Several CAC members SU<JqE~stE!a i"'Il"f"I-:::If"TI\,rOI\/ \fl/nrll'lrln with the owner and other members to n ..... 'I'On·rl~ll\I have a laborer a model that has worked in other communities. c. is still rnn.H.,..,.rt on the .. ,..,..,"' ........... , of the site is under way. The EIR d. Wat~k: The ~CrJIRa·-nrJ("!K Review Board in where the ........ "'."" ..... 1" .... size. The CAC soCAC a ~1~lnnlnrl Commission to be heard at I..JI..."n .... ,y,rc a nrc.~t.:::.r moderate income and affordable '1', .... ' ......... , .... '" mechanisms to increase ...,'\"1""'r ...... ...,I"\'I''I'\I o. [Ecoll1lomoc all1ld Affoll'da[b~e behalf of Director He described the would include 68 for-sale townhome units at about the Tivoli that were ro .... onthJ InC-T...,IIOri that will soon at TKT i. AII1l(njlUlal~ !E~ectDOD1l of Offficelrs: nnfuo.;;nlll~~tlf'\r'C-to the officers elected for a Chair: Bill Vice Chair: Andrea de la Fuente tiecre!tarv: Andrew 1\I:::lII:::l-I-(IP~~P term: Discussion in connection with the election SU~me!stE!d an enhanced role for the Vice Chair V'\l"'\C~'Tlr,n UIJUCll,v on Just Cause Evictions Discussion of new business recruitment materials and h:'Qlnnrtc on the General Downtown Precise and CCAP 2030 thereafter. ~. A,[!JHoa.Uli'll1lme!lI1l1!:: 1\1I==Tlr,rt was at 9:07 pm. submitted Andrew From: Sent: To: Alicia Giudice Mills 11,20195:08 PM Hotel on 5th Avenue we 1 at at May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the d _owntown community. Please support the Downtown Community by approving this important project. Your Sincerely, V Signature: l) vs it Al t-t-AfLt- Business Name: 11W ~flrJP \ May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, fJ i{1 ()._Ji( fj f1 (. Signature:~/!~~ Business Namer✓·; CJ/I 1..,,/0 Joi() Y} Email: May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project Your Sincerely, Signature: Business Name: Email: ~- May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, Mcl-bct Signature: · 0 #' \ \, 0 eel le~ Business Name: 1 q..,-t ~ Email: l '\. l, ,4' l May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, \ (l~ ~ Signature: ~ ~ ~ ~ lu A, M l'Ll/·. __. "_LJ!le... ZN(:__ Business Name: riLffl (V~,.,.. <-Ja--1 o'1 u Email: May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, ~ fr.5 6 /\.\ i1I. TTL/t Signature:?-~ Business Name: JPUH Ubf/1 l,J;'Nl)/)./~ - Date: San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, fl .c. Local Business owner I.rt)'(\ 5~nv·--5; Date: San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, ( I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. 1 o.\ C \ f'J\.o-'f' 0- Lo cal Business owner .--•·' May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, Signature:~~ Business Name: F~r:,.._k/ HCA r Email: May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 415~ Attn: Alicia Giudice Senior Planner Ali cia.gi udi Dear Planning Commissioners} I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, Business Name: l--und7 J /tOf"Ylf_ Email: May 17, 2019 San Rafael Planning Division 1400 Fifth Avenue San Rafael, CA 94901 Attn: Alicia Giudice Senior Planner Dear Planning Commissioners, I am writing in support of the AC Marriot Hotel proposed for Downtown San Rafael. I am a local business owner in the downtown area. I believe the new hotel project will increase the vitality of the downtown area, I believe my business will benefit from the new hotel. The hotel is a great project that will have positive influence in the community and will increase the "Alive After Five" goal to active the downtown community. Please support the Downtown Community by approving this important project. Your Sincerely, \<(.'.)~VL_ ~~'" Signatur~ r '::1 o____ .___ Business Name: :$ y'-\-,-..\ \/2.i\-F~ t-~ Cti tl C6 ... Email: Community Development Department – Planning Division Meeting Date: April 23, 2019 Agenda Item: 4 Case Numbers: IS19-001/P17-007 Project Planner: Barry Miller: (415) 485-3423 REPORT TO PLANNING COMMISSION SUBJECT: San Rafael General Plan 2040 and San Rafael Downtown Precise Plan Scoping Session – Scoping hearing for the Notice of Preparation of an Environmental Impact Report (EIR) to assess the impacts of adopting an updated San Rafael General Plan for Year 2040, and a Precise Plan for Downtown San Rafael. Case Number(s): IS19-001/P17-007 EXECUTIVE SUMMARY The California Environmental Quality Act (CEQA) requires that a “scoping session” be convened prior to the start of an Environmental Impact Report (EIR) to give the public a chance to weigh in on the environmental issues that should be addressed as the EIR is prepared. In this instance, the scoping session will provide an opportunity for the public to speak on issues relevant to the adoption of the General Plan and Downtown Precise Plan, both of which are scheduled for completion in early 2020. Although the plans themselves are not yet written, the scoping session provides a chance to identify issues of importance to the community, which may subsequently be analyzed as the project takes shape. The General Plan is a state-mandated document that includes goals, policies and actions for land use, transportation, housing, safety, noise, open space, conservation, economic development, community design, parks and recreation, environmental justice, and other topics relating to San Rafael’s long-term future. The Downtown Precise Plan is a separate document covering the 265-acre Downtown area. It will provide more focused guidance on many of the topics covered by the General Plan, including regulatory standards. A single EIR will cover both documents. RECOMMENDATION It is recommended that the Planning Commission take the following action: 1. Accept public testimony on the Notice of Preparation (NOP) and scope of issues to be addressed in the EIR. 2. Direct staff to prepare a Draft Environmental Impact Report (DEIR), taking into consideration verbal and written comments received during the scoping period. BACKGROUND A General Plan Update is considered a “project” under the California Environmental Quality Act (CEQA). Likewise, the Downtown Precise Plan will include specific recommendations that may affect the environment and is also considered a “project.” The City of San Rafael is the Lead Agency for both projects, meaning it has the primary responsibility for approving each Plan and implementing each Plan REPORT TO PLANNING COMMISSION – Case No: IS19-001/P17-007 Page 2 after it is adopted. The City has determined that adoption of the plans could result in potentially significant environmental impacts and that an Environmental Impact Report (EIR) is required. A Notice of Preparation (NOP) was issued on March 29, 2019. The NOP is a legally required document that announces the initiation of an EIR process and solicits comments regarding the scope of issues to be addressed. Copies of the NOP were mailed to the State Clearinghouse, responsible and trustee agencies (e.g., agencies that could potentially be affected by the project’s impacts or are responsible for land or services in the project area), and interested parties and groups, In addition, a legal ad was published in the Marin Independent Journal on March 31, 2019 announcing the issuance of the NOP and start of a state-mandated 30-day public comment period. The April 23 Planning Commission meeting provides an opportunity to solicit comments through oral testimony. This supplements the opportunity to submit written comments, which has been provided through a review period ending April 29, 2019. PROJECT DESCRIPTION General Plan 2040 California state law requires every city and county to adopt a general plan to guide land use and development, usually over a 20-year time horizon. The General Plan must be periodically updated in response to new state laws, changing conditions, and emerging issues and opportunities. San Rafael’s existing General Plan was prepared in 1999-2003 and was adopted in 2004, with a horizon year of 2020. Since the horizon year is approaching, the City is updating its plan to extend the planning period to 2040. The San Rafael General Plan 2040 will build off the current General Plan 2020 and provide a framework for land use, transportation, and conservation decisions for the next 20 years. The General Plan Update does not include an update of the Housing Element, except as necessary to ensure that the Element is consistent with the rest of the Plan. The Housing Element is scheduled for an update in 2023, in accordance with a schedule established by the State of California. The new General Plan incorporates regional forecasts for population, households, and employment prepared by the Association of Bay Area Governments / Metropolitan Transportation Commission (ABAG/MTC) as part of long-range regional plans that are mandated by the State under SB 375. These forecasts indicate a net gain of about 2,800 households and 5,600 jobs in San Rafael between 2010 and 2040. This growth can generally be accommodated without significant changes to the existing General Plan Land Use Map. However, changes to the Map may be considered through the Plan update to better achieve local housing and economic development objectives, address natural hazards and climate change issues, and respond to transportation and community service opportunities and constraints. In addition, policies in the existing (2020) General Plan will be updated to respond to SB 379 and AB 1241 (addressing hazard mitigation, climate resilience, and wildfire hazards), SB 743 (addressing the way in transportation impacts are measured), SB 1000 (requiring an environmental justice element) a nd other state laws. The Plan will also be reformatted and reorganized, with several elements combined or reconstituted. Each policy in the existing General Plan is currently being “audited” to determine its continued relevance, and the programs that implement each policy are being updated to make the Plan more relevant and effective. The General Plan covers all land within the City of San Rafael, plus unincorporated areas beyond the city limits that are relevant to its future. The latter areas include unincorporated neighborhoods within the REPORT TO PLANNING COMMISSION – Case No: IS19-001/P17-007 Page 3 sphere of influence (Los Ranchitos, Country Club, Santa Venetia, Bayside Acres, the San Rafael Rock Quarry, etc.) and areas outside the sphere but close to the city, including Marinwood and Lucas Valley. As currently envisioned, the General Plan will include the following Elements: 1. Land Use 2. Community Design and Preservation 3. Neighborhoods 4. Downtown 5. Open Space and Conservation 6. Environmental Hazards 7. Noise 8. Transportation 9. Parks and Recreation 10. Arts and Culture 11. Community Facilities and Infrastructure 12. Housing (not being updated) 13. Economic Vitality 14. Education, Wellness, and Environmental Justice Downtown Precise Plan As noted above, the “project” also includes a Precise Plan for Downtown San Rafael. The Precise Plan is a legal tool for planning an area within a jurisdiction at a higher level of detail than is possible or appropriate in the General Plan. While the General Plan is a broad, aspirational policy plan, the Precise Plan includes zoning-level regulations (development and use standards) and site-specific recommendations, as well as a strong focus on placemaking and design, economic development, historic preservation, and localized transportation and parking issues. The Precise Plan is intended to build on a number of plans that have been prepared for Downtown over the last 26 years, including the Downtown Vision adopted in 1993 and the Station Area Plan adopted in 2012. The Plan will respond to new opportunities created by the presence of SMART rail and market demand for housing, office, hospitality, restaurant, and specialty retail space in the Downtown area. The Plan will also address challenges facing Downtown, including sea level rise and flooding, traffic congestion and parking, homelessness, and the evolving retail market. Preparation of the Precise Plan has been made possible by a grant from the Metropolitan Transportation Commission. The Downtown Plan Area boundary encompasses 265 acres. It extends from the west end of Fourth Street (at the Miracle Mile) on the west to the Montecito Shopping Center on the east, and from north of Mission Street on the north to Albert Park on the south. Program Objectives Both the General Plan and the Downtown Plan are intended to protect sensitive natural resources, minimize environmental impacts, and reduce exposure to hazards. To the extent feasible, General Plan policies will be written to be “self -mitigating” by providing direction that minimizes environmental impacts and conserves natural resources. Nonetheless, the potential for significant impacts may still exist even after such mitigating policies are adopted. The EIR provides a means of disclosing those impacts a nd addressing them proactively as the Plan is implemented. REPORT TO PLANNING COMMISSION – Case No: IS19-001/P17-007 Page 4 Community engagement is essential to both the General Plan and the Downtown Precise Plan. A 24- member Steering Committee (with 22 alternates) has been appointed to guide the planning process and provide feedback on potential goals, policies, and programs. The City is also convening “town hall” and “pop-up” style workshops, attending the regular meetings of established community organizations and neighborhood groups, conducting interviews with stakeholders, and providing outreach to under- represented groups such as youth and non-English speakers (through Spanish language workshops). A robust on-line engagement program also has been created, including a community feedback platform (Neighborland) and a project website. Regular briefings are being provided to City Commissions and the City Council. ENVIRONMENTAL ANALYSIS AND REVIEW Pursuant to Section 15082 of the California Environmental Quality Act (CEQA) Guidelines, a Notice of Preparation (NOP) was published on March 29, 2019. The NOP announced the start of the EIR process and solicited comments from responsible and trustee agencies, utility providers, organizations, environmental groups, and homeowners associations in the San Rafael area. The following environmental factors were listed as potentially affected: • Aesthetics • Agriculture and Forestry Resources • Air Quality • Biological Resources • Cultural Resources/ Tribal Cultural Resources • Energy • Geology and Soils • Greenhouse Gas Emissions Hazards and Hazardous Materials • Hydrology and Water Quality • Land Use and Planning • Mineral Resources • Noise • Population and Housing • Public Services • Parks and Recreation • Transportation • Utilities and Service Systems • Wildfire The City is currently seeking the views of other regulatory agencies, as well as the general public, on how the EIR should address each of these topics. For the regulatory agencies, comments typically relate to topics germane to the agency’s responsibilities (for example, Caltrans typically comments on transportation and the Air District typically comments on air quality). For the general public, a wide variety of environmental issues may be raised. The EIR for the General Plan and Downtown Precise Plan will be a Program EIR. Program EIRs are used to evaluate projects that are implemented through a series of actions over a long time period, rather than the building of a specific project on a specific site. Thus, the EIR will look at the cumulative projected effects of adding a given amount of population, housing, and employment over a 20-year period in a manner consistent with the two proposed plans. It will also evaluate the general effects of implementing the policies and programs in the General Plan and Precise Plan on each of the topic areas listed above. A Program EIR can simplify the process of preparing environmental documents for projects in the future when those projects are consistent with the General Plan and Downtown Plan. Where appropriate, more focused, site-specific environmental studies may be required for such projects as they are proposed. REPORT TO PLANNING COMMISSION – Case No: IS19-001/P17-007 Page 5 NEXT STEPS As noted above, the 30-day public review period for the NOP ends on April 29, 2019. Persons who testify at the April 23 Commission hearing will be encouraged to also submit their comments in writing. Comments should focus on potentially significant environmental effects, ways in which those effects might be minimized, and potential alternatives to the project (alternative growth and development scenarios, etc.). Following the close of the NOP review period, City staff and the EIR consultant (Placeworks) will review comments received and begin preparing the Draft EIR (DEIR). The DEIR will be completed in phases. The first phase consists of documenting the “setting”—or existing conditions---in each topic area for the city as a whole and for the Downtown area. This will be done throughout Spring and Summer 2019. The second phase consists of evaluating the impacts of project alternatives. This may include alternative distributions of growth and development, different transportation projects and strategies, and different policy approaches to particular issues. Completion of the DEIR, including assessment of impacts and identification of mitigation measures, will take place in early 2020. Public hearings before the Planning Commission will take place at that time, concurrently with the hearings on the General Plan and Downtown Precise Plan. A 45-day public review period will be provided, concluding with a hearing before the Planning Commission. Once the review period for the DEIR has ended, responses to comments will be prepared and a Final EIR (FEIR) will be assembled. The Planning Commission will hold another hearing to consider a recommendation for the City Council on the General Plan, the Downtown Precise Plan, and the EIR for both projects. One or more hearings before the City Council will then take place. CORRESPONDENCE As of Wednesday, April 17, 2019 (the time of printing and releasing the staff report), correspondence in response to the NOP included a letter from the Federated Indians of Graton Rancheria requesting consultation as part of the environmental review process. Correspondence received between April 17 and April 23 (the day of the Commission hearing) will be provided during the scoping session. EXHIBITS 1. Notice of Preparation for General Plan/ Downtown Precise Plan EIR, including maps Notice of Preparation Environmental Impact Report City of San Rafael Date: March 29, 2019 To: State Clearinghouse From: Barry Miller, Consulting Project Manager State Responsible Agencies City of San Rafael State Trustee Agencies Community Development Department Other Public Agencies 1400 Fifth Street Interested Organizations San Rafael, CA 94901 Subject: Notice of Preparation (NOP) of the Draft Environmental Impact Report (EIR) for the General Plan 2040 and Downtown Precise Plan Lead Agency: City of San Rafael Community Development Department Project Title: General Plan 2040 and Downtown Precise Plan Project Area: City of San Rafael and unincorporated San Rafael Planning Area Notice is hereby given that the City of San Rafael (City) will prepare an EIR for the San Rafael General Plan 2040 and Downtown Precise Plan (proposed project) and will hold a public meeting to receive comments on the scope of the EIR, as detailed below. Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15206, the proposed project is considered a project of statewide, regional, or areawide significance. The City, acting as the Lead Agency, determined that the proposed project could result in potentially significant environmental impacts and that an EIR is required. The City will prepare an EIR to address the potential environmental impacts associated with the project at a programmatic level consistent with CEQA Guidelines Section 15168. The program-level EIR will evaluate the proposed project for potential impacts on the environment and analyze the proposed policies to determine the potential environmental consequences of future change. An evaluation of project alternatives that could reduce significant impacts will be included in the EIR. The proposed project, its location, and potential environmental effects are described below. The City is requesting comments and guidance on the scope and content of the EIR from interested public agencies, organizations, and individuals. With respect to the views of Responsible and Trustee Agencies as to significant environmental issues, the City needs to know the reasonable alternatives and mitigation measures that are germane to each agency’s statutory responsibilities in connection with the proposed project. Due to the time limits mandated by State law, your response must be sent at the earliest possible date, but no later than the close of the 30-day NOP review period at 5:00 p.m. on Monday, April 29, 2019 If you submit comments on the scope of the EIR, you will automatically be added to the City’s distribution list for future notices and information about the environmental review process for proposed project. If you do not wish to submit comments on the scope of the EIR, but would like to be added to the City’s mailing list, you can submit your contact information, including email address with a request to be added to the mailing list. Please send your written comments to Barry Miller, at the address shown above or email to Barry.Miller@cityofsanrafael.org with “General Plan 2040 and Downtown Precise Plan EIR” as the subject. Public agencies providing comments are asked to include a contact person for the agency. A Scoping Meeting to accept oral comments will be held before the San Rafael Planning Commission on Tuesday April 23, 2019 at 7:00 pm. at City Hall in the Council Chambers (1400 Fifth Street, San Rafael, CA 94901) Notice of Preparation: San Rafael General Plan 2040 and Downtown Precise Plan EIR Page 2 of 3 PROJECT LOCATION, DESCRIPTION, AND OBJECTIVES This section describes the location, project description, and overall objective of the proposed project. A copy of this NOP, information about the project, including relevant documents, information on upcoming meetings, and ways you can provide feedback can be viewed: 1) on line at http://www.sanrafael2040.org, or 2) City Hall (1400 Fifth Avenue - Planning Division counter, 3rd Floor). The Planning Division counter is open Mondays, Tuesdays and Thursdays from 8:30 a.m. to 4:30 p.m. and, Wednesdays and Fridays from 8:30 a.m. to 1:30 p.m. Project Location The project encompasses the San Rafael Planning Area, which includes all land within the city limits, adjacent land in the Sphere of Influence (SOI) boundary, and land beyond the SOI that is commonly perceived as greater San Rafael. Unincorporated areas within the SOI include California Park, Country Club, Bayside Acres, and Los Ranchitos; China Camp State Park; the Santa Venetia area; and the San Rafael Rock Quarry. The Planning Area also includes Marinwood and Lucas Valley (developed and undeveloped portions), although these areas are outside the SOI The Downtown Precise Plan area encompasses 265 acres located in downtown San Rafael. See Figures 1, 2, and 3 for regional and study area maps. Project Description and Objectives Often described as each city’s “constitution,” general plans are required by State law to guide land use and development, typically within a 20-year horizon. General plans must be periodically updated to respond to new state laws, changing conditions, and emerging issues and opportunities. San Rafael’s existing General Plan was prepared in 1999-2003 and was adopted in 2004, with a horizon year of 2020. Since the horizon year is approaching, the City is now updating its plan to extend the planning period to 2040. The San Rafael General Plan 2040 (General Plan 2040) will build off the current General Plan 2020 and provide a framework for land use, transportation, and conservation decisions through the year 2040. The City is also preparing a Downtown Precise Plan (Precise Plan) concurrently with the General Plan 2040. The Precise Plan is being funded by a grant from the Metropolitan Transportation Commission. The intent of the Precise Plan is to facilitate housing production, placemaking, economic vitality, innovative transportation solutions, and community engagement with an emphasis on sustainable, transit-oriented development. Both the proposed General Plan 2040 and the Downtown Precise Plan will direct future growth within the study area and address the city’s vulnerability to environmental challenges such as sea level rise, wildland fires, and other hazards identified in the City’s Local Hazard Mitigation Plan and updated Climate Action Plan. Both plans are intended to respond to local and regional housing needs, foster economic growth and local job creation, enhance civic identity and placemaking, and protect sensitive natural resources. Environmental Review The San Rafael General Plan 2040 and Downtown Precise Plan program EIR will determine whether implementation of the proposed project may result in environmental impacts that require mitigation measures to offset potential impacts. By incorporating implementation provisions (goals, policies, and programs) that focus on reducing environmental impacts, the proposed project can be made largely “self- mitigating,” which reduces the need for separate EIR mitigation measures, improves the efficiency of implementation, and increases the likelihood that development within the study area will be environmentally sustainable. In accordance with CEQA, the cumulative impacts discussion will be based on review of other plans shaping development outside of the study area. CEQA requires that an EIR evaluate alternatives to a project that could reasonably attain the project objectives while reducing any significant impact of the project, as well as considering the “No Project” Alternative (i.e., what could happen if the project were not approved). Notice of Preparation: San Rafael General Plan 2040 and Downtown Precise Plan EIR Page 3 of 3 Environmental Factors Potentially Affected The EIR will address the proposed project’s potential impacts to the following environmental topics: ▪ Aesthetics ▪ Hydrology and Water Quality ▪ Agricultural and Forestry Resources ▪ Land Use and Planning ▪ Air Quality ▪ Mineral Resources ▪ Noise ▪ Biological Resources ▪ Population and Housing ▪ Cultural Resources/Tribal Cultural Resources ▪ Public Services ▪ Energy ▪ Parks and Recreation ▪ Geology and Soils ▪ Transportation ▪ Greenhouse Gas Emissions ▪ Utilities and Service Systems ▪ Hazards and Hazardous Materials ▪ Wildfire Attachments: Figure 1: Regional and Vicinity Map Figure 2: San Rafael Planning Area Map Figure 3: Downtown Precise Plan Map Figure 1Regional and Vicinity Map Source: ESRI, 2017; City of San Rafael, 2019; PlaceWorks, 2019. |ÿ37 %&'(580 |ÿ1 0 2 41 Miles Planning Area Boundary City Limit Downtown Precise Plan Oakland WalnutCreek SanFranciscoBay %&'(580 %&'(880 %&'(680 San Rafael Petaluma Sausalito Hayward SanFrancisco Sonoma Napa Fairfield SanPabloBay Richmond Vallejo Pacific Ocean %&'(80|ÿ1 |ÿ37 City of San Rafael City of Richmond City of Corte Madera (/101 (/101 City ofLarkspur San Pablo Bay San Francisco Bay (/101 City of Mill Valley Lucas Valley Terra Linda Santa Venetia China Camp San Pedro Peninsula East San Rafael/Canal P %&'(580 Source: ESRI, 2017; City of San Rafael, 2019; PlaceWorks, 2019.Figure 2San Rafael Planning Area Boundary Map 0 2 41 Miles (/101 (/101 Planning Area Boundary City Limit Downtown Precise Plan Lucas Valley Terra Linda Santa Venetia China Camp San Pedro Peninsula City of San Rafael East San Rafael/Canal City of RichmondCity ofLarkspur San Pablo Bay Source: ESRI, 2017; City of San Rafael, 2019; PlaceWorks, 2019. Downtown Precise Plan MapFigure 3 Downtown Precise Plan Parks and Open Space Public Facilities 0 0.40.2 Miles (/101 (/101 Boyd Memorial Park Albert Park San Rafa e l C r e e k 4th St 5th St D StE StD StC StB St3rd St 2nd St An d e r s e n D rLincoln AveIrwin StGrand Ave3rd St