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HomeMy WebLinkAboutCD New 120-Residential Unit Mixed-Use Building - 703-723 Third Street____________________________________________________________________________________ FOR CITY CLERK ONLY Council Meeting: 10/07/2019 Disposition: Resolution 14729 Agenda Item No: 5.a Meeting Date: October 7, 2019 SAN RAFAEL CITY COUNCIL AGENDA REPORT Department: COMMUNITY DEVELOPMENT Prepared by: Paul Jensen (SS) Community Development Director City Manager Approval: ______________ TOPIC: NEW 120-RESIDENTIAL UNIT MIXED-USE BUILDING – 703-723 THIRD ST. SUBJECT: USE PERMIT (UP18-008), ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED18- 018) AND LOT CONSOLIDATION (LLA18-001) APPLICATIONS TO ALLOW THE CONSTRUCTION OF A NEW, 120-RESIDENTIAL UNIT MIXED-USE BUILDING WITH REQUESTED DENSITY AND HEIGHT BONUSES AND A SETBACK WAIVER ON TWO DOWNTOWN PARCELS, LOCATED AT 703-723 THIRD STREET/898 LINCOLN AVENUE. (APNS: 011-278-01 & -02) RECOMMENDATION: Adopt a resolution conditionally approving the Use Permit, the Environmental and Design Review Permit and Lot Consolidation to allow the construction of a new, 120-unit, mixed-use building with requested density and height bonuses and a setback waiver. EXECUTIVE SUMMARY: The project proposes the development of a new, 120-unit, mixed-use building with 121 garage parking spaces (109 mechanical parking lifts) and 969 sq. ft. of ground-floor commercial space on two Downtown parcels. The project includes a request for a 75-unit density bonus (166 percent density bonus), a 19- foot height bonus and a 5-foot front setback waiver. The project is required to provide 20 percent affordability, or 9 below-market-rate (BMR) rental units (5 units at very low-income household level and 4 units at low-income household level). At the request of the Planning Commission, the project additionally proposes 3 BMR units at the moderate-income household level for a 10-year term. Under the State Density Bonus law, projects that provide certain affordability levels are eligible for up to a 35-percent density bonus and up to three concession/waivers. Projects seeking a density bonus that is more than the 35-percent State bonus density cap require the approval of the City Council. This project seeks greater density and height (and a waiver of the required front setback) than allowed automatically by the State Density Bonus law; though, under the City’s density bonus regulations, the City Council has the discretion to allow these ‘major’ concessions if a financial pro forma is submitted for the project that demonstrates the requested concessions result in “identifiable, financially sufficient and actual cost reductions” to the project (SRMC 14.16.030.H.3.b). The applicant has submitted a financial pro forma for the project and the City has completed a peer review by a third party economist (Libby Seifel, Seifel Consulting). The purpose of the peer review was to assess whether the number of units and building SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2 height (and setback waiver) requested are necessary to make the project financially feasible. Seifel Consulting has: a) confirmed that the assumptions, methodologies and financial information are sound; and b) concluded that the financial pro forma demonstrates that the proposed density and height is needed to make the project financially feasible. Both the Design Review Board (Board) and Planning Commission reviewed the project over five (5) separate public meetings/hearings and recommend approval of the project inclusive of the requested bonuses and waiver, subject to conditions. Overall, staff is supportive of the addition of housing in this part of Downtown and the project would provide much needed housing near services and transit. Housing supply is a major issue, not only in San Rafael, but throughout the region and state. Housing at this location presents the most ideal condition in San Rafael, given the site’s proximity to transit, downtown services, and other modes of transportation. The project presents an opportunity to be a catalyst for bringing additional mixed-use housing projects into downtown and near transit. Staff supports the proposed six-story scale of the project, primarily based on the scale of the neighboring BioMarin campus, which is 48-to-67 feet in height and includes a height bonus. In accordance with the Commission’s request, the project has voluntarily increased its affordability as much as the financial pro forma will allow before the project becomes financially infeasible to construct, which has been confirmed by the City’s third party economist. Although the City has not yet experienced mechanical parking lifts in any recent projects in the Downtown area, these lifts are trending in development projects in other Bay Area communities and provide more efficient use of land. The mechanical parking lifts were recommended in the Downtown Parking & Wayfinding Study (2018) and are now permitted per the City’s municipal code. BACKGROUND: On June 20, 2017, the Design Review Board (Board) provided conceptual review comments on the project. At that time, the project proposed 138 units above 143 garage parking spaces (135 mechanical ‘jig saw’ parking lifts) Comments provided by the Board included: elimination of upper floor projections over the public sidewalk along all three frontages and the need for a higher-quality ‘gateway’ design, ground-floor commercial space and step-back of the upper stories. At staff’s recommendation, on July 25, 2017, conceptual review was completed by the Planning Commission (Commission). The Commission’s conceptual comments reflected those by the Board with the following additional comments; the: 1) building height is acceptable subject to step-back of the upper two floors; 2) higher density is acceptable with increased affordability; 3) introduction of automated parking lifts is acceptable; 4) setback waiver may be supported with improvements to the ‘pedestrian experience’; 5) greater articulation (vertical and horizontal) is required on all elevations; and 6) driveway along the Tamalpais Ave. frontage should be minimized or eliminated. On February 26, 2019, the Planning Commission held a study session to provide preliminary feedback on revisions to the project and staff’s draft environmental (CEQA) findings. At that time, the proposed density was reduced to the current 120 units and the on-site parking was reduced to the current 121 garage spaces (109 mechanical parking lifts) while the height remained at 73’. The Commission indicated its general support for the revised project, subject to the project providing a greater number of affordable units, and for staff’s determination that the project is exempt from CEQA, pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). On May 7, 2019, the Board reviewed the revised site and building design and unanimously recommended approval with enhanced “Gateway Corner” (Third Street and Tamalpais Avenue) façade treatments (unique materials and colors). SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3 On August 27, 2019, the Commission reviewed the revised project with greater affordability (a total of 12 affordable or BMR units; 9 required BMR units (5 units at the very low-income level and 4 units at the low-income level) and 3 additional BMR units in the moderate-income level for a 10-year term) and recommended approval (5-2 vote; Lubamersky and Schaeffer ‘no’) with the requested density and height bonuses and the setback waiver. The staff report to, and video streaming of the August 27, 2019 Planning Commission hearing can be accessed on our website. In addition, all Planning Commission meeting videos and related documents are available on our website. ANALYSIS: San Rafael General Plan 2020 Consistency The project has been reviewed for consistency with the San Rafael General Plan 2020. A complete analysis of the applicable goals and polices of all elements of the General Plan is attached as Exhibit 3 (General Plan Consistency Table) to the August 27, 2019 staff report to the Planning Commission. Although the proposed density and building height of the project exceed the standards established by the General Land Use Element Policies LU-8 (Density of Residential Development) and LU-12 (Building Heights)/LU-13 (Height Bonuses), staff finds that there are adequate justifications to support these deviations, including: 1) requesting concessions/waiver under the State Density Bonus law allows the City to consider the deviations through a financial pro forma as it demonstrates that the number of units proposed and the height are needed to make the housing project economically viable; 2) the project does not utilize the 1.5 FAR allowed for non-residential intensity on the site, but instead provides additional residential density; 3) the FEMA flood zone requirements to raise the building site and plate height needed to support stacked parking cause the need to increase the height above the height limit; and 4) the Downtown Station Area plan recommendation to allow higher density in these locations. The project site is the most appropriate site for housing in Downtown San Rafael due to its direct and immediate proximity to the SMART station, Bettini Transit Center, U.S. Hwy. 101, and Downtown as a whole. As such, the western half of the project site (898 Lincoln Ave) is listed as an underutilized mixed- use site in Appendix B of the General Plan, and as a Housing Opportunity site per Housing Policy H-14 (Adequate Sites) which requires the City to maintain enough supply of land for multi-family housing. Housing Policy H-15 (Infill Near Transit) further encourages higher densities adjacent to a transit hub, focusing on the priority development are around the Downtown SMART station. The project also would be in accordance with Housing Policy H-18 (Inclusionary Housing Requirements) by providing a minimum of 20 percent affordable housing units. Overall, the project would be consistent with most of the applicable San Rafael General Plan 2020 policies. Zoning Ordinance Consistency The project has been reviewed for consistency with the San Rafael Zoning Ordinance. A complete analysis of the pertinent regulations (requirements, standards and criteria) is attached as Exhibit 4 (Zoning Consistency Table) to the August 27, 2019 report to the Planning Commission. Overall, the project would be consistent with all applicable regulations of the Zoning Ordinance, except for the proposed project density, height and front setback (for which the applicant has requested concessions to these standards under the State Density Bonus law). Residential Density and Bonus Request SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4 The project site contains a total lot area of 27,367 sq. ft (0.63 acres). Under the 2/3 MUE zoning, the project site allows a maximum density of one unit per 600 sq. ft. of lot area, which translates to a maximum allowed development of 45 units on the site. The State Density Bonus law allows an additional 35 percent (16 units) for a total of 61 units. As noted above, the applicant has requested a 75-unit density bonus above the base density, for a total of 120 units, which translates to a 166 percent density bonus. The project is required to provide 20-percent affordability or 9 below-market-rate (BMR) units (5 units at very low-income household levels and 4 units at low-income household levels). At the February 26, 2019 study session, the Planning Commission requested the project consider boosting the affordability component to off-set the additional density bonus concession. The project has since voluntarily increased the proposed affordability, from nine (9) Below-Market-Rate (BMR) units (five units at very low-income household levels and four units at low-income household levels) to a total of 12 BMR/inclusionary units (5 units at very low-income household levels and 4 units at low-income household levels plus 3 units at the moderate-income household levels, with the latter being fixed for a term of 10 years). The State Density Bonus law provides for automatic density bonuses up to 35 percent for projects that meet certain affordability amounts. The City is not required to grant a density bonus of more than 35 percent, but it may under State law (Government Code § 65915(n)), which states: “If permitted by local ordinance, nothing in this section shall be construed to prohibit a city … from granting a density bonus greater than what is described in this section.” Pursuant to SRMC Section 14.16.030.H.2, the City may grant density bonuses in excess of 35 percent, if it can be demonstrated, through the submittal of a financial pro forma, that the concession is necessary to achieve the required affordability and make the project financially feasible (Government Code § 65915(k)(3)). Further, as stated above, a project seeking a density bonus that is more than the 35-percent State density bonus cap requires the approval of the City Council. The applicant has requested, as one of three concessions under the State Density Bonus law, a 59- unit density bonus above the automatic 16-unit density bonus eligible to the project for complying with the City’s 20-percent affordable housing requirement. To support their density bonus concession, the project sponsor has submitted a financial pro forma in compliance with Government Code, § 65915(k)(3). As noted above, the City has hired an independent third party economist, Seifel Consulting, to review the financial pro forma and confirm the methodologies, assumptions and conclusions. Seifel Consulting has concluded that the pro forma does use sound assumptions, methodologies and financial information, and that the pro forma demonstrates the number of residential units proposed, with the density bonus, is necessary to make the project financially feasible. The financial pro forma evaluates the Base Case scenario (61 units, which includes the 35-percent density bonus) as well as the Proposed Project scenario (120 units). The actual financial pro forma and specific numbers contained in the pro forma are proprietary information and the City is not allowed to release those for public review. However, the City’s consulting economist has reviewed all the information and prepared an analysis that provides the conclusions of their review, which is attached as Exhibit 6 (Pro Forma Review and Financial Feasibility Analysis) to the August 27, 2019 Planning Commission staff report. In summary, the review finds: • The Base Case scenario (61 units, which includes the 35-percent density bonus) is not financially feasible. Based on the development costs, revenues and return metrics, the developer margin would be negative, meaning the development costs would exceed the revenues, and thus make the project not feasible to build. The review also concludes that even with potential savings on construction costs through value engineering, the Base Case scenario is not feasible as the return margin would still be negative. SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5 • The Proposed Project scenario (120 units, including a 59-unit bonus above the state density bonus) does yield a positive margin of return. However, that return does not achieve a high enough margin to be financially feasible according to typical return metrics. The review does conclude that if construction costs are lowered by 15 percent, it would be within the range of development feasibility, consistent with other projects in high demand locations. The additional density requested in the Proposed Project scenario enhances financial feasibility by reducing development costs per housing unit. • Additionally, in response to the Commission’s suggestion during the study session to explore additional affordability, a third scenario was evaluated by the City’s economist, which has been called Alternative 1. This scenario evaluated a 120-unit project, of which 18 units (20-percent of the 59-unit additional density bonus) are BMR units (10 very low-income household levels and 8 low-income household levels). The review concludes that, given the significant reduction in revenues from doubling the number of affordable housing units, the Alternative 1 scenario is also not financially feasible without a significant reduction in construction costs as the return margin would be negative. In addition to the density bonus request, there are other considerations when evaluating this project’s proposed density. • The zoning for this site not only allows for residential density of 1 unit/600 sq. ft, but also allows for a non-residential (commercial) development intensity of up to a 1.5 FAR (Floor Area Ratio). These are different metrics where density factors in the number of allowable residential units (but not unit size), while FAR factors in allowable square footage of non-residential use. For a mixed- use building, residential density and non-residential FAR are factored collectively. Therefore, for this site, the 1.5 FAR would allow up to 41,051 square feet of non-residential building area, which translates to approximately two additional building floors for the building. • Second, although residential density is not regulated by square footage, the proposed project hosts 120 units in approximately 81,442 sq. ft of building area dedicated to residential use, which translates to an average of 678 sq. ft/unit. As an example, a building of the same size could be proposed as: o 45 units in 6 stories, with the average unit being 1,809 sq. ft/unit, o 61 units (State density bonus max) in the same 6 stories, with the average unit being 1,313 sq. ft/unit. Given the need for housing in San Rafael as well as throughout the State, staff would assert that a greater number of smaller units as proposed would be more beneficial to the community. This is an opportunity site, close to transit, in the heart of downtown and is possibly the most appropriate location for higher density housing within the City. The project would also serve as a catalyst for other downtown housing projects. Staff recommends that the Proposed Project scenario, which includes the voluntary increase in BMR/inclusionary units, is appropriate, given: 1) that the project does not utilize most of the non- residential FAR allowance for the site; 2) the smaller size of units, averaging 678 sq. ft./unit; and 3) the project location. Building Height SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 6 The 2/3 MUE (Second/Third Mixed-Use East) District zoning allows a 54-foot height limit with an additional 12-foot height bonus (for a total of 66 ft height limit) for projects that provide the required amount of affordable housing. As designed, the project proposes a building height at 73 feet, which exceeds the height limit by seven feet. The height is measured to the top of the roof deck and the other architectural features on the roof deck (railing, and elevator overruns, trellises) do not count toward the maximum building height. The additional building height results from: • FEMA requirements require the garage level to be a +1 ft. above the current grade.1 • A garage plate height of 22 feet is required to accommodate the mechanical parking lift system. • A plate height of 9.5 feet for the residential levels/floors. Given that the proposed height exceeds the 66-foot height limit, the applicant has requested a major concession under the state density bonus law to request 7 additional feet. Concessions not identified in SRMC section 14.16.030.H.3.a. are considered a major concession and require submittal of a financial pro forma (SRMC section 14.16.030.H.3.b.v),. If approved, the concession counts under the State Density Bonus law. Per SRMC section 14.16.030(b), a major concession requires the submittal of a financial pro forma which demonstrates the concession or incentive is necessary to make the project financially feasible (Government Code, § 65915(k)(3). As noted above, the City hired Seifel Consulting to review the financial pro forma and confirm the methodologies, assumptions and conclusions. In conclusion, the City’s third-party economist has concluded that the pro forma does use sound assumptions, methodologies and financial information, and that the pro forma demonstrates the requested height bonus, like the density bonus, is needed to make the project financially feasible. Front Setback Reduction The project requests a waiver of the required, five-foot landscaped front setback along the Third Street frontage. This waiver is also being requested as a concession under the State Density Bonus law for meeting their required 20-percent affordable housing requirement. As is the case with the additional building height and density, this concession requesting the waiver of the required five-foot is fully discretionary; it required that the applicant submit a financial pro forma demonstrating that the waiver of the required setback results in “identifiable, financially-sufficient and actual cost reductions” (underline added) to the project. Staff’s consulting economist has peer reviewed (at the applicant’s cost) the financial pro forma and has concluded that the setback waiver would result in actual cost reductions to the project. The predominant pattern of existing building placement within the area surrounding the project is without any, or zero, front setback; this project would be consistent with this existing pattern. In addition, the minimum dimensions required for mechanical parking lifts and drive aisles, coupled with the required mechanical/utility/refuse/two-way driveway infrastructure and proposed lobby and bike storage facility, provide compelling design challenges to incorporating the front setback into the project. At the request of the Planning Commission, however, the project sponsor has indicated their intent to monitor future demand for increased ground-floor commercial space within the project and the potential interest to convert and reconfigure the lobby area into additional commercial space at the southeast corner of the Third Street and Lincoln Avenue intersection, which would have the effect of increasing pedestrian activity along the Third Street frontage. Environmental Determination 1 The site is located within the Federal Emergency Management Agency (FEMA) 100-year flood zone (Zone AE), which requires the development be constructed at a higher elevation and be subject to required flood insurance. SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 7 Consistent with the provisions and requirements of the California Environmental Quality Act (CEQA) Guidelines, the project has been reviewed and determined to be categorically exempt from environmental review under CEQA Guidelines Section 15332 (Class 32, Infill Development Projects). As summarized in the January 21, 2019 memorandum to the project file from Paul Jensen, Community Development Director, the project meets the specific conditions of Class 32 to qualify for the exemption. Compliance with these required conditions is supported by 12 technical studies and reports that have been prepared and cited in the memorandum; these studies and reports are on-file with the City. A draft Notice of Exemption has been prepared. COMMUNITY OUTREACH: All public comments received by staff on the project through Design Review Board review are included as Exhibit 8 of the August 27, 2019 Planning Commission packet. All public comments received by staff between review by the Design Review Board and the Planning Commission are included as Exhibit 9 of the August 27, 2019 Planning Commission packet. Notice of all public hearings on the project, including the City Council hearing, has been conducted in accordance with the public review period and noticing requirements contained in Chapter 29 of the Zoning Ordinance. All notices of public meeting or hearing on the project were mailed to all property owners and occupants within a 300-foot radius of the site and the representing neighborhood groups (Federation of San Rafael Neighborhoods, Lincoln-San Rafael Hill Neighborhood Assoc., Montecito Area Residents Assoc., Bret Harte Community Assoc., Gerstle Park Neighborhood Assoc.) at least 15 days prior to each meeting or hearing. In addition, notice of each meeting or hearing was posted at the site, along the Third St., Tamalpais Ave. and Lincoln Ave. frontages, at least 15 days prior to each meeting or hearing. All correspondence received by staff either during or after the Planning Commission hearing is included as Attachment 2 to this report. In general, there have been comments both in support of and in opposition to the project throughout the public process. Those supporting the project generally support housing in the Downtown and in proximity to SMART and the transit center. Those opposing the project either wish to see the project provide an even greater number of affordable units, or are opposed to the project design, bulk/mass, height, and perceived parking and traffic impacts. FISCAL IMPACT: The review and processing of this project is a private development and would have no direct fiscal impact on the City’s budget, given that the review is subject to cost recovery fees paid by the applicant. The project would generate 59 new net peak hour vehicle trips, which would be subject to the payment of a Traffic Mitigation Fee of $250,514 (59 x $4,246/new peak hour traffic trip) to assist in funding needed off- site transportation improvements. All utility connections (sewer, water, gas/electric) will be constructed at the cost of the property owner. Further, all public improvements along the site frontages (Third Street, Tamalpais Avenue and Lincoln Avenue) will be constructed at the cost of the property owner. The costs associated with processing the planning applications for this project are borne by the applicant and are subject to 100-percent cost recovery of staff time associated with the review and processing of the project. OPTIONS: The City Council has the following options: 1. Adopt a resolution conditionally approving the project (staff’s recommendation). 2. Adopt a resolution conditionally approving the project with modifications or additions to the conditions of approval. 3. Continue the matter and direct staff to return with additional information to address any comments or concerns of the City Council. SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 8 4. Direct staff to return with a revised resolution denying the project. RECOMMENDED ACTION: Adopt a resolution conditionally approving the Use Permit, the Environmental and Design Review Permit and Lot Consolidation to allow the construction of a new, 120-unit, mixed-use building with requested density and height bonuses and a setback waiver. ATTACHMENTS: 1. Draft Resolution Conditionally Approving the Project 2. Public Comments since Planning Commission Hearing 3. Project Plans Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 1 RESOLUTION NO. 14729 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING A USE PERMIT (UP18- 008), ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED18-018) AND LOT LINE CONSOLIDATION (LLA18-001) TO ALLOW THE CONSTRUCTION OF A 120-RESIDENTIAL ‘RENTAL’ UNIT, 73’-TALL, NEW MIXED-USE BUILDING WITH 121 MECHANICAL GARAGE PARKING LIFTS AND 969 SQ. FT. OF GROUND-FLOOR COMMERCIAL SPACE WITH HEIGHT AND DENSITY BONUSES AND A FRONT SETBACK WAIVER, LOCATED ON TWO ADJACENT DOWNTOWN PARCELS AT 703-723 THIRD ST. AND 898 LINCOLN AVE. (APNS: 011-278-01 & -02) WHEREAS, on March 2, 2017, Planning staff completed Pre-application review (PA16- 007) of a proposal to construct a new, 74.5’-tall, residential building with 138 residential units above 152 garage parking spaces, and requesting height and density bonuses and a front setback waiver (Based on limits prescribed by the City’s General Plan and the Zoning Ordinance, the maximum density for the project site is 45 residential units without a State density bonus and the maximum height is 66’); and WHEREAS, on June 20, 2017, the Design Review Board (Board) provided Conceptual Design Review comments on the project, which reduced the height of the building, from 74.5’ to 66’, and the on-site parking, from 152 to 143 mechanical parking lifts, though continued the density of 138 residential ‘rental’ units with density and height bonuses and a front setback waiver. The Board’s comments included the need for a higher-quality ‘Gateway’ design that eliminates upper-story projections over the sidewalk and incorporates upper-story ‘step-backs’ and ground-floor commercial space, particularly along the Tamalpais Avenue frontage; and WHEREAS, on July 25, 2017, the Planning Commission (Planning Commission) also provided Conceptual Design Review comments on the project that were similar to the Board’s comments, but also recommended minimizing driveways/driveway widths along the Tamalpais Avenue frontage and providing high-quality design on all building elevations, including the rear elevation adjacent to the Marin Color Service site at 770 2nd St.; and WHEREAS, on March 22, 2018, formal project applications were submitted to the Community Development Department, Planning Division, requesting a Use Permit (UP18-008), an Environmental and Design Review Permit (ED18-018) and a Lot Line Consolidation (LLA18- 001) for the current project, which reduced the density, from 138 to 120 residential ‘rental’ units, and the on-site parking, from 143 to 121 mostly mechanical parking lifts, while increasing the height of the building, from 66’ to 73’ and providing a 969 sq. ft. ground-floor commercial space. The formal project continued to request density and height bonuses and a front setback waiver; and WHEREAS, on February 26, 2019, the Planning Commission held a study session to provide preliminary comments, at the request of staff, on miscellaneous policy areas, including the requested density bonus, height bonus and front setback waiver, and the proposed mechanical parking lifts and the draft environmental (CEQA) findings. The Planning Commission indicated their support for the current project, including staff’s preliminary determination that the project is exempt from CEQA (California Environmental Quality Act), pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). However, the Commission suggested that the project should explore providing greater affordability given the amount of density bonus and improving the Tamalpais/Third St elevation for better gateway design; and Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 2 WHEREAS, the project has voluntarily increased the proposed affordability, from nine (9) Below-Market-Rate (BMR) units (5 units at very low-income household levels and 4 units at low-income household levels) to 12 BMR units (5 units at very low-income household levels and 4 units at low-income household levels plus 3 units at the moderate-income household levels); and WHEREAS, on May 7, 2019, the Board reviewed the formal project for site and building design and unanimously (4-0-2 vote with Board Member Kent and Paul absent; with PC Liaison Davidson) recommended approval of the site and building design with enhanced “Gateway Corner” (Third St. and Tamalpais Ave.) façade treatments (unique materials and colors); and WHEREAS, on August 27, 2019, the San Rafael Planning Commission (Planning Commission) held a duly noticed public hearing to consider a Use Permit (UP18-008), an Environmental and Design Review Permit (ED18-018) and a Lot Line Consolidation (LLA18- 001) application, accepted and considered all oral and written public testimony and the written report of Planning staff; and WHEREAS, on August 27, 2019, following a public hearing and deliberation on the project, the Planning Commission voted 5-2 (Commissioners Lubamersky and Schaefer voting no) to adopt Planning Commission Resolution No. 19-10 to recommend approval of the project to the City Council with the requested density and height bonuses, setback waiver and greater affordability, subject to conditions of approval; and WHEREAS, on October 7, 2019, the San Rafael City Council held a duly noticed public hearing to consider a Use Permit (UP18-008), an Environmental and Design Review Permit (ED18-018) and a Lot Line Consolidation (LLA18-001) application, accepted the Planning Commission recommendation, and accepted and considered all oral and written public testimony and the written report of Planning staff; and WHEREAS, consistent with the provisions and requirements of the California Environmental Quality Act (CEQA) Guidelines, the project has been reviewed and determined to be categorically exempt from environmental review under CEQA Guidelines Section 15332 (Class 32, Infill Development Projects). As summarized in the January 21, 2019 memorandum to the project file from Paul Jensen, Community Development Director, the project meets the specific conditions of Class 32 to qualify for the exemption. Compliance with these required conditions is supported by 12 technical studies and reports that have been prepared and cited in the memorandum; these studies and reports are and on-file with the City. As such, a draft Notice of Exemption has been prepared; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based is the Community Development Department; NOW THEREFORE BE IT RESOLVED, the City Council of the City of San Rafael does hereby make the following findings related to the applications for Use Permit (UP18-008), Environmental and Design Review Permit (ED18-018) and Lot Line Consolidation (LLA18-001): Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 3 California Environmental Quality Act (CEQA) Findings Pursuant to CEQA (California Environmental Quality Act) Guidelines Section 15061, the proposed project is exempt from CEQA pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). Based on supporting studies submitted with the project and as documented in the Notice of Exemption (Exhibit 6 to the August 27, 2019 staff report to the Planning Commission), the City Council finds that a Class 32 categorical exemption under the CEQA Guidelines applies to this in-fill development project by meeting specific criteria listed below: a) The project is consistent with all applicable General Plan and policies and Zoning Ordinance regulations as documented by the attached consistency tables (see Exhibits 3 and 4 to the August 27, 2019 staff report to the Planning Commission); b) The proposed development is located within the city limits on a project site no more than five (5) acres substantially surrounded by urban uses given that the project site is comprised of two adjacent Downtown parcels with 27,367 sq. ft. (0.63 acre) of total combined area. The project is located within the jurisdictional boundaries of the City of San Rafael and is surrounded by urban development; c) The project site has no value as habitat for endangered or threatened species given that a Biological Assessment was completed on the project site which determined no critical habitat exists among the biological resources; d) Approval of the project would not result in any significant impacts to traffic, noise, air quality or water quality as confirmed by appropriate studies that were conducted, submitted and reviewed by the appropriate city departments. The results are that no significant impacts would result from the project which cannot be mitigated with standard conditions of approvals; e) The project site can be adequately served by all required utilities and public services given that the site is currently served, and will continue to be served, by City services and non-city agency service providers and the applicable service providers have indicated, through design or conditions, support for the project. Use Permit (UP18-008) Findings A. The proposed residential use within a commercial zoning district and the proposed use of mechanical parking lifts to provide on-site parking for the project, as revised and conditioned, will be in accord with the San Rafael General Plan 2020, the objectives of Title 14 of the San Rafael Municipal Code (the Zoning Ordinance) and the purposes of the 2/3 MUE District, in which the project site is located, given that; 1. As documented in the General Plan 2020 Consistency Table (Exhibit 3 to the August 27, 2019 staff report to the Planning Commission), the proposed project will implement and promote the goals and policies of the San Rafael General Plan 2020; 2. As documented in the Zoning Ordinance Consistency Table (Exhibit 4 to the August 27, 2019 staff report to the Planning Commission), the proposed project will be consistent with the objectives of the Zoning Ordinance; and Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 4 3. The proposed project will be consistent with the purposes of the 2/3 MUE District, given that; a) The project will create multifamily residential use in the 2/3 MUE District, a commercial zoning district, as part of mixed-use development; b) The project will provide a wide variety of housing opportunities in mixed-use districts in terms of housing type (market-rate and affordable residential ‘rental’ units) and sizes (studio units 342 - 539 sq. ft. in size, 1-bedroom units 545 - 795 sq. ft. in size, and 2-bedroom units 899 - 1,068 sq. ft. in size, c) The project will help promote San Rafael's Downtown area as a viable commercial and financial center, and as an urban center with a mixture of civic, social, entertainment, cultural and residential uses due to its unique location in the Downtown, across from the SMART Downtown station and in close proximity to the relocated Bettini Transit Center (whose exact location has not been determined at this time); future residents are anticipated to frequent existing and future businesses in the Downtown and help achieve the City’s goal of ‘alive-after-five’ by helping to activate the Downtown in the evenings and on weekends; and d) The project will help create an inviting appearance along Third St. frontage by installing new street trees and raised Corten steel landscape planters along all three building frontages (Third St., Lincoln Ave. and Tamalpais Ave.). B. The proposed residential use within a commercial zoning district and the proposed use of mechanical parking lifts to provide on-site parking for the project, as revised and conditioned, will not be detrimental to the public healrth, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the City, given that; the project has been reviewed by appropriate City departments, non-City agencies, the appropriate surrounding neighborhood groups (Downtown Business Improvement District, Federation of San Rafael Neighborhoods, Gerstle Park Neighborhood Assoc., Montecito Area Residents Assoc. Lincoln-San Rafael Hill Neighborhood Assoc.and Bret Harte Community Assoc.), interested parties, the Design Review Board at two (2) separate meetings (conceptual review on June 20, 2017 and formal project review on May 7, 2019) and the Planning Commission on two (2) separate occasions (conceptual review on July 25, 2017 and study session on February 26, 2019) and conditions of approval have been included to mitigate any potential negative impacts anticipated to be generated by the proposed project; In addition, the proposed mechanical parking lift system has been used in other residential development projects, in similar settings and has proven to be effective and safe mechanism to provide stacked parking. Lastly, appropriate measures have been included in the project, as a condition of approval, to establish backup methods should the mechanical parking lift fail in a power outage; and C. The proposed residential use within a commercial zoning district and the proposed use of mechanical parking lifts to provide on-site parking for the project, as revised and conditioned, will comply with each of the applicable provisions of the Zoning Ordinance, given that; as documented in the Zoning Ordinance Consistency Table (Exhibit 4 to the August 27, 2019 staff report to the Planning Commission). Environmental and Design Review Permit (ED18-018) Findings A. The project design, as revised and conditioned, will be in accordance with the San Rafael General Plan 2020, the objectives of Title 14 of the San Rafael Municipal Code (the Zoning Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 5 Ordinance) and the purposes of Chapter 25 of the Zoning Ordinance (Environmental and Design Review Permits), given that; 1. As documented in the General Plan 2020 Consistency Table (Exhibit 3 to the August 27, 2019 staff report to the Planning Commission), the proposed project will implement and promote the goals and policies of the San Rafael General Plan 2020; 2. As documented in the Zoning Ordinance Consistency Table (Exhibit 4 to the August 27, 2019 staff report to the Planning Commission), the proposed project will be consistent with the objectives of the Zoning Ordinance; and 3. The proposed project will be consistent with the purposes of Environmental and Design Review Permits, given that: a) the project will maintain and improve the quality of, and relationship between, development and the surrounding area to contribute to the attractiveness of the City; b) the revised project design proposes a contemporary design, similar to the nearby BioMarin campus buildings, though with unique façade treatments (brick with Corten steel planters at the ground level and a mixture of stucco and vertical and horizontal fiber cement board siding at the upper levels), greater articulation, stepping back the upper stories and a more ‘residential’ window proportion; c) the proposed 6-story scale was reviewed and supported by both the Board and the Planning Commission during conceptual design review, the Commission again during study session review and the Board again during formal project review and supported; d) the project design has been revised to provide equal, high-quality design attention to all four building elevations, including the rear elevation which is shared with 770 Second St.; e) better vertical and horizontal articulation and step-backs of upper stories have been incorporated into the revised project design; f) previously proposed upper-story projections or encroachments over the sidewalk have been eliminated; g) extensive landscaping in the form of street trees and Corten steel raise planter along all three street fronts is proposed to help create a pedestrian scale; h) the project proposes to orient pedestrian activity through the lobby area both through the main entry on Third St and at the northwest corner of Third St./Lincoln Ave.; and i) photo simulations were conducted on the project and submitted by the applicant, which indicated minor view impacts from public vantage points. B. The project design, as revised and conditioned, is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the Second/Third St. Mixed- Use East (2/3 MUE) District in which the project site is located, given that: 1. The project design will be consistent with the maximum allowable density for the site, which is 45 units based on 27,367 sq. ft. of total lot area, subject to requests for automatic and discretionary density bonuses under the State Density Bonus law after meeting mandatory affordable housing requirements; 2. The project will be consistent with the maximum height allowed (Uniform Building Code 1997) for the project site, which is 54’, subject to requests for automatic and discretionary height bonuses under the State Density Bonus law after meeting mandatory affordable housing requirements; 3. The project will be consistent with the minimum required yard setbacks, which is limited to a 5’ front (Third St. frontage) setback, subject to a request for setback waiver under the State Density Bonus law after meeting mandatory affordable housing requirements; Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 6 4. The project will be consistent with the minimum landscaping requirement for the project site, which is 10% or 2,737 sq. ft. (The project proposes 12,555 sq. ft. of site landscaping); 5. The project will be consistent with the maximum FAR (floor area ratio) allowed on the project site by proposing 969 sq. ft. of ground-level commercial space located at the northeast corner of the project site, at the corner of Third St and Tamalpais Ave. This represents 0.035 FAR where a maximum 1.5 FAR or 41,050.5 sq. ft. of nonresidential development is allowed on the project site in addition to the residential density; 6. The project will voluntarily provide 12,408 sq. ft. of private and common outdoor recreational area or an average of 103.4 sq. ft. of outdoor recreational area per unit; 7. The provisions of Marin Municipal Water District’s (MMWD) most recent water conservation and new ‘graywater’ requirements apply to the project, where MMWD approval is required prior to the issuance of any building or grading permit; 8. The proposed project will be consistent with review criteria for Environmental and Design Review Permits (Chapter 14.25 of the Zoning Ordinance), by proposing a consistent, high-quality architectural design (colors and materials; scale; bulk and mass; fenestration and articulation) throughout the project site; and 9. The formal project design was reviewed and recommended for approval by the Design Review Board (Board) on May 7, 2019. C. The project design, as revised and conditioned, minimizes adverse environmental impacts, given that: 1. The project site is completely developed and disturbed and neither contains, nor is immediately contiguous to, recognizable wetlands, creeks or similarly sensitive environmental features, and it has not been identified in the San Rafael General Plan 2020 (Exhibit 38 – Threatened and Endangered Species) as a general location were threatened and endangered species have been previously observed or maintain a suitable habitat for their likely presence to be found; and 2. The project design minimizes adverse environmental impacts, given that a California Environmental Quality Act (CEQA) review and clearance was prepared, based on supporting studies submitted with the project, substantiating a Categorical Exemption (Class 32; In-Fill Development Projects), as determined by a draft Notice of Exemption (NOE), dated January 21, 2019 (Exhibit 7 to the August 27, 2019 staff report to the Planning Commission). D. The project design, as revised and conditioned, 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, given that the project has been reviewed by appropriate City departments, non-City agencies, the appropriate surrounding neighborhood groups (Downtown Business Improvement District, Federation of San Rafael Neighborhoods, Gerstle Park Neighborhood Assoc., Montecito Area Residents Assoc. Lincoln-San Rafael Hill Neighborhood Assoc. and Bret Harte Community Assoc.), interested parties, the Design Review Board at two (2) separate meetings (conceptual review on June 20, 2017 and formal project review on May 7, 2019) and the Planning Commission on two (2) separate occasions (conceptual review on July 25, 2017 and study session on February 26, 2019) and conditions of approval have been included to mitigate any potential negative impacts anticipated to be generated by the proposed project. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 7 Lot Line Consolidation Findings A. The proposed lot line consolidation is consistent with the San Rafael General Plan 2020 and any pertinent specific plan or neighborhood plan given that the use of the project site would be mixed-use (both residential and non-residential uses) in compliance with the Second/Third Street Mixed-Use (2/3MU) General Plan Land Use designation, and would not result in the creation of any new lots but, rather, would reduce the two (2) existing legal Downtown parcels into one (1). B. The proposed lot line consolidation is in conformance with the Zoning Ordinance (Title 14) and any other pertinent municipal code provisions, given that the consolidated parcel would be in conformance with the development standards for the Second/Third Mixed Use East (2/3 MUE) District, including minimum lot area, lot width and landscaping and maximum floor area ratio (FAR), with the exception of height, density and front setback, and the applicant has requested concessions to these standards under the State Density Bonus law. The proposed Lot Line Consolidation would not result in any change to the existing zoning classification or approve a change in use or additional construction which would conflict with these zoning classifications and development standards. C. The proposed lot line consolidation is in conformance with the Uniform Building Code (UBC), given that the project application submittal has been reviewed by the Community Development Department, Building Division, and determined to be in conformance with the applicable California Building Code (CBC) or UBC regulations. Density Bonus /Concessions/Waivers Findings A. The project complies with the City’s affordable housing requirement, pursuant to SRMC Section 14.16.030, by providing 20% (9 units) of the maximum base density (45 units) as “affordable” or Below-Market-Rate (BMR) units, with five (5) BMR units affordable to very low-income households and four (4) affordable to low-income households. B. By meeting the City’s affordable housing requirement, the project is automatically eligible for a State Density Bonus of up to 35% (16 additional market-rate units) and up to three (3) concessions. C. By meeting the City’s affordable housing requirement, the project is also automatically eligible for a twelve-foot (12’) height bonus under both the General Plan and SRMC Section 14.16.190, from 54’ to 66’. D. The project proposes three (3) discretionary concessions/waivers: 1) An additional 59-unit discretionary density bonus above the 35% density bonus provided by the State Density Bonus law; 2) An additional seven-foot (7’) height bonus above the height bonus allowed by the General Plan and Zoning Ordinance; and 3) A waiver from the required five-foot (5’) landscaped front setback. E. All three of the proposed concessions/waivers requested by the applicant, are considered major concessions (SRMC 14.16.030.H.3.b.v) and therefore are subject to approval of the City Council and require that the applicant demonstrate through a financial pro forma that Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 8 the concessions are needed to make the project financially feasible. As part of the formal submittal, a financial pro forma was submitted by the developer. F. The pro forma evaluates the Base Case Project (61 units, which includes the 35% density bonus) as well as the Proposed Project (120 units). The actual pro forma and specific numbers contained in the pro forma are proprietary information and the City is not allowed to release those for public review. However, the City’s consulting economist has reviewed all the information and prepared their analysis that provides the conclusions of their review (Exhibit 6 of staff report). In summary, the review finds: 1. The Base Case scenario (61 units, which includes the 35% density bonus) is not financially feasible. Based on the development costs, revenues and return metrics, the developer margin would be negative, meaning the development costs would exceed the revenues, and thus make the project not feasible to build. The review also concludes that with even with potential savings on construction costs through value engineering, the Base Case scenario is not feasible as the return margin would still be negative. 2. The Proposed Project scenario (120 units, including a 59-unit bonus above the state density bonus) does yield a positive margin of return. However, that return does not achieve a high enough margin to be financially feasible according to typical return metrics. The review does conclude that if construction costs are lowered by 15%, it would be within the range of development feasibility, consistent with other projects in high demand locations. The additional density requested in the Proposed Project scenario enhances financial feasibility by reducing development costs per housing unit. 3. Additionally, in response to the Planning Commission’s suggestion during the study session to explore additional affordability, a third scenario was evaluated by the City’s economist, which has been called Alternative 1. This scenario evaluated a 120-unit project, of which 18 units (20% of the 59-unit additional density bonus) are BMR units (10 very low-income household levels and 8 low-income household levels). The review concludes that, given the significant reduction in revenues from doubling the number of affordable housing units, Alternative 1 is also not financially feasible without a significant reduction in construction costs as the return margin would be negative. G. In addition to the density bonus request, there are other considerations when evaluating this project’s proposed density. 1. The zoning for this site not only allows for residential density of 1 unit/600 sq. ft, but also allows for non-residential (commercial) intensity of up to a 1.5 FAR (Floor Area Ratio). These are different metrics, where density is based on number of units, and does not factor size of units, while FAR is based on square footage. For this site, the 1.5 FAR would allow up to 41,051 sq. ft, which for this site would translate to approximately two entire floors of the proposed building. 2. Although residential density is not regulated by square footage, the proposed project hosts 120 units in approximately 81,442 sq. ft of building area dedicated to residential use, which translates to an average of 678 sq. ft/unit. As an example, a building of the same size could be proposed as: • 45 units in 6 stories, with the average unit being 1,809 sq. ft/unit, • 61 units (State density bonus max) in the same 6 stories, with the average unit being 1,313 sq. ft/unit. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 9 Given the need for housing in San Rafael as well as throughout the State, the Commission finds that a greater number of smaller units (120 units) as proposed would be more beneficial to the community. This is an opportunity site, close to transit, in the heart of downtown and is possibly the most appropriate location for higher density housing. It would also serve as a catalyst for other downtown housing projects 3. Other factors to consider for density include height, design, environmental resources (including historical), parking and traffic capacity: a. For height the project is impacted by FEMA requirements that require a +2 ft increase of height. b. The stacker parking system requires a 22-ft first floor plate height. c. Stepping of the building as well as provision of horizontal articulation have resulted in additional height to address design related comments by the DRB as means to reduce perceived bulk and mass from all four building elevations. d. The site has no historical or environmental resources, given it is fully graded and developed with nondescript, postmodern commercial buildings. e. The traffic generation from the project was evaluated against the City’s level of service standards. A Transportation Impact Analysis report (Fehr & Peers Transportation Consultants, revision dated January 14, 2019) originally submitted for the project was revised to expand the study area and to modify the methodology used in the analysis. The results of the updated trip generation calculation indicate that, based on traffic counts of existing land use trips, and with deductions applied for ‘walk, bike and transit’ trips due to the site’s proximity to the Downtown, the SMART station and the transit center, the project would result in 33 net new AM peak hour trips (7- 9am weekdays) and 26 PM net new peak hour trips (4-6pm weekdays).  The Transportation Impact Analysis report indicates surrounding intersections and arterials would continue to operate (existing plus project volumes) acceptably per the City’s LOS (Level of Service) standards in the General Plan  The results of the Transportation Impact Analysis report have been confirmed by the City’s Traffic Engineer. Staff finds the proposed density (120 units) would result in negligible traffic impacts which are off-set by the payment of traffic mitigation fees on the 59 new peak hour trips anticipated to result from the project. f. In terms of parking, the project would provide more parking than that required by the State for projects near transit. The project is required to provide 82 spaces and would provide 121 total spaces (composed of 109 resident parking + 12 ADA, ride share, drop off and EV parking spaces). 4. The city’s consulting 3rd party economist has determined that the proposed additional density bonus, height bonus and setback waiver all result in “identifiable, financially sufficient and actual cost reductions” (underline added) to the project (see Exhibit 6 to the August 27, 2019 staff report to the Planning Commission). Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 10 BE IT FURTHER RESOLVED, that the City Council of the City of San Rafael does hereby approve the Use Permit (UP18-008), Environmental and Design Review Permit (ED18- 018), and Lot Line Consolidation (LLA18-001), including the density bonus and waivers/concessions, based on the findings of fact above and, subject to the following conditions of approval: Use Permit (UP18-008) Conditions of Approval General and On-Going Community Development Department, Planning Division 1. This Use Permit (UP18-008) approves development of 120 residential ‘rental’ units or apartments above 969 sq. ft. of ground-floor commercial space and 121 mechanical garage parking lifts, which shall always comply with the adopted performance standards for residential uses in commercial districts (currently SRMC section 14.17.100). 2. This Use Permit approves a Parking Modification to allow 109 of the 121 spaces to be provided by mechanical jig saw lifts for the residents. The remaining 12 parking spaces are to be provided as at-grade, non-mechanical lift parking spaces for electric vehicle (EV), visitor, ADA and car share parking. 3. This Use Permit does not allow the subsequent conversion of the approved residential ‘rental’ units or apartments to individual condominium units without a separate Tentative Map application submittal to the Community Development Department, Planning Division, in compliance with SRMC Title 15, and review and approval by the Planning Commission. Any Tentative Map application shall also require submittal to amend this Use Permit and the Environmental and Design Review Permit (ED18-018) for the project. 4. This Use Permit requires the project to include a secondary or backup power source to operate the mechanical parking lift system in case of power outage. 5. This Use Permit requires the project reserve a minimum of 82 mechanical parking spaces, for exclusive use by the residents, which is the reduced parking requirement under the State Density Bonus law. 6. This Use Permit requires the project reserve a minimum of three (3) on-site parking spaces for the exclusive use by customers of the ground-floor commercial space, which is the reduced parking requirement under the City’s parking code. 7. This Use Permit requires the project provide a minimum of four (4) short-term bicycle parking spaces, in compliance with the adopted design standards (SRMC section 14.18.090 (E), and accessible at all times. 8. This Use Permit shall run with the land and shall remain valid regardless of any change of ownership of the project site, subject to the conditions presented in this resolution. This Use Permit will fully vest once a building/grading permit is issued and ‘substantial construction’ is commenced or a time extension request is submitted to the City’s Community Development Department, Planning Division, within two (2) years of original approval, or October 7, 2021 (‘Substantial construction’ is defined as the pouring of all required foundations and the installation of vertical components, such as exterior walls). Failure to obtain a Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 11 grading/building permit and commence ‘substantial construction’ or submit a time extension request by the specified date will result in the expiration of this Use Permit. 9. This Use Permit shall run concurrently with the Environmental and Design Review Permit (ED18-018) approval. If the Environmental and Design Review Permit approval expires, this Use Permit approval shall also expire and become invalid. Environmental and Design Review Permit (ED18-018) 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 City Council at their October 7, 2019 hearing, and on file with the Community Development Department, Planning Division, shall be the same as submitted for building permits to the Community Development Department, Building Division, subject to the conditions presented in this resolution. 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 City Council, and may require review and recommendation by the City’s Planning Commission and Design Review Board. 2. The approved colors for the project are on file with the Community Development Department, Planning Division. Any future modification to the color palette shall be subject to review and approval by the Planning Division and those modifications not deemed minor shall be referred to the Design Review Board for review and recommendation prior to approval by the Planning Division. 3. This Environmental and Design Review Permit approves the demolition of two existing commercial buildings (a two-story commercial building at 703 Third St. and a one-story commercial building at 723 Third St./898 Lincoln Ave.) and the construction of a 120-unit, 73’-tall, ‘rental’ residential or apartment building with 121 mechanical garage parking lifts and 969 sq. ft. ground-floor commercial space. 4. All ‘off-haul’ of excavation and delivery/pick-up of construction equipment shall occur during off-peak weekday hours, between 9:00 a.m. and 4:00 p.m., Monday through Friday only. 5. Consistent with the standard noise ordinance requirements for construction (SRMC Chapter 8.13), all grading and construction activities shall be limited to 7 a.m. to 6 p.m., Monday through Friday, and 9 a.m. to 6 p.m., Saturdays. All grading and construction activities are strictly prohibited on Sundays and State- or federally-recognized holidays. 6. Final landscape and irrigation plans for the project shall comply with the provisions of Marin Municipal Water District’s (MMWD) water conservation ordinance and graywater recycling system requirements in effect at the time of building permit submittal. Construction plans submitted for issuance of building/grading permit shall be pre-approved by MMWD and stamped as approved by MMWD or include a letter from MMWD approving the final landscape and irrigation plans. Modifications to the final landscape and irrigation plans, as Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 12 required by MMWD, shall be subject to review and approval of the Community Development Department, Planning Division. 7. All new landscaping shall be irrigated with an automatic drip system and maintained in a healthy and thriving condition, free of weeds and debris, at all times. Any dying or dead landscaping shall be replaced in a timely fashion. 8. All site improvements, including but not limited to the site lighting, hardscape, and paving striping shall be maintained in good, undamaged condition at all times. Any damaged improvements shall be replaced in a timely manner. 9. The site shall be kept free of litter and garbage. Any trash, junk or damaged materials that are accumulated on the site shall be removed and disposed of in a timely manner. 10. All public streets and sidewalks and on-site streets which are privately owned that are impacted by the grading and construction operation for the project shall be kept clean and free of debris at all times. The general contractor shall sweep the nearest street and sidewalk adjacent to the site on a daily basis unless conditions require greater frequency of sweeping. 11. All submitted building permit plan sets shall include a plan sheet incorporating these conditions of approval. 12. If archaeological or cultural resources are discovered during excavation/grading activities, all work will stop within 100 feet of the resource and the qualified archaeologist will be notified immediately. The qualified archaeologist will contact Federated Indians of Graton Rancheria (FIGR) and the Planning Division and coordinate the appropriate evaluation of the find and implement any additional treatment or protection, if required. No work shall occur in the vicinity until approved by the qualified archaeologist, FIGR and Planning staff. Prehistoric resources that may be identified include, but shall not be limited to, concentrations of stone tools and manufacturing debris made of obsidian, basalt and other stone materials, milling equipment such as bedrock mortars, portable mortars and pestles and locally darkened soils (midden) that may contain dietary remains such as shell and bone, as well as human remains. Historic resources that may be identified include, but are not limited to, small cemeteries or burial plots, structural foundations, cabin pads, cans with soldered seams or tops, or bottles or fragments or clear and colored glass. 13. If human remains are encountered (or suspended) during any project-related activity, all work will halt within 100 feet of the project and the project sponsor shall contact both Planning staff and the County Coroner. If the County Coroner determines that the human remains are of Native American origin, the Planning staff shall notify FIGR within 24-hours of such identification who will work with Planning staff to determine the proper treatment of the remains. No work shall occur in the vicinity without approval from Planning staff. 14. 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 the conditions of this resolution. This Environmental and Design Review Permit will fully vest once a building/grading permit is issued and ‘substantial construction’ is commenced or a time extension request is submitted to the City’s Community Development Department, Planning Division, within two (2) years of original approval, or October 7, 2021. (‘Substantial construction’ is defined as the pouring of all required foundations and the installation of Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 13 vertical components, such as exterior walls). Failure to obtain a grading/building permit and commence ‘substantial construction, or failure to obtain a time extension within the two-year period, will result in the expiration of this Environmental and Design Review Permit. 15. This Environmental and Design Review Permit shall run concurrently with the Use Permit (UP18-008) approval. If the Environmental and Design Review Permit expires, the Use Permit approval shall also expire and become invalid. Prior to Issuance of Demolition Permits Community Development Department, Planning Division 16. Prior to issuance of a demolition permit, the project sponsor shall submit verification that the requirements of the Bay Area Air Quality Management District (BAAQMD) have been met and necessary permits have been issued for demolition of the existing buildings. 17. Prior to the issuance of a demolition permit, the applicant shall submit written verification from a pest control consultant indicating that the project site has been serviced to eliminate rodents. 18. Prior to issuance, the conditions listed in condition of approval #107 below shall be noted on the demolition plan. Community Development Department – Building Division 19. Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application must be made to the Bay Area Air Quality Management District prior to obtaining the permit and beginning work. Public Works Department - Traffic Engineering Division 20. Prior to demolition permit, the applicant shall submit a detailed traffic control plan for review and approval of the traffic division. All traffic from any off-haul of demolition materials shall be conducted outside of the A.M. or P.M. peak hours (after 9:00 A.M and before 4:00 P.M.). 21. All construction staging shall occur on-site or another site with appropriate approvals from property owner. No staging shall occur on City right-of-way without review and approval of the Public Works Department. 22. A plan for the demolition shall be submitted for review and approval of the City Traffic Engineer. This plan shall indicate the haul/truck routes, size of trucks to be used for hauling off-haul and the frequency/times of any off-haul. Prior to Issuance of Grading/Building Permits Community Development Department, Planning Division 23. Due to the proximity of the project site to San Rafael Creek, a qualified archaeologist shall conduct archival and field study to identify the presence of archaeological resources, including a good faith effort to identify archaeological deposits that may show no indications on the surface. Field study may include, but is not limited to, hand auger sampling, shovel test units, or geoarchaeological analysis, as well as other common methods used to identify the presence of buried archeological resources. A list of qualified archaeologists, who meet the Secretary of Interior’s Standards, may be found at http://www.chrisinfo.org. If Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 14 archaeological resources are discovered, protocols dictated by Conditions #12 and #13 (ED18-018) shall be followed. 24. To reduce potential exterior noise impacts in common outdoor areas within the project to meet the City’s 65 dBA noise limit, the roof deck shall include a six-foot (6’)-high solid parapet wall. 25. To reduce measured traffic and predicted train noise levels in habitable residential rooms to meet the City’s interior noise limits, all exterior window and balcony doors shall meet STC rating of STC 36 or higher. Corner units may require exterior windows and doors with higher ratings. Some exterior walls may require additional layers of gypsum board. a. Prior to building permit issuance, a follow-up acoustical study is required to be submitted to the Community Development Department, Planning Division, with final recommendations on window, balcony door, and exterior wall STC rating requirements. This acoustical study shall also review any alternate means of achieving outdoor air and confirm that any mechanical ventilation system will not compromise the noise reduction provided by the window, balcony door and wall assembly. 26. To reduce potential temporary construction and grading noise impacts on the project site to meet the City’s 90 dBA noise limit, the applicant shall demonstrate to the satisfaction of the Community Development Department, Planning Division, that the project complies with the following: a. Construction contracts specify that all construction and grading equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other State-required noise attenuation devices. b. Property owners and occupants located within 250 feet of the project boundary shall be sent a notice, at least 15-days prior to commencement of construction or grading of each phase, regarding the construction or grading schedule of the project. A sign, legible at a distance of 50 feet shall also be posted at the project site. All notices and signs shall be reviewed and approved by the Community Development Director (or designee), prior to mailing or posting and shall indicate the dates and duration of construction or grading activities, as well as provide a contact name and a telephone number where residents and business owners can inquire about the construction or grading process and register complaints. c. The General Contractor shall provide evidence that a construction staff member would be designated as a Noise Disturbance Coordinator and would be present on- site during construction or grading activities. The Noise Disturbance Coordinator shall be responsible for responding to any local complaints about construction or grading noise. When a complaint is received, the Noise Disturbance Coordinator shall notify the Community Development Department, Planning Division, within 24- hours of the complaint and determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and shall implement reasonable measures to resolve the complaint, as deemed acceptable by the Community Development Director (or designee). All notices that are sent to residential units and business owners immediately surrounding the project site and all signs posted at the project site shall include the contact name and telephone number for the Noise Disturbance Coordinator. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 15 d. The applicant shall demonstrate to the satisfaction of the Community Development Director (or designee) that construction and grading noise reduction methods shall be used where feasible. These reduction methods include shutting-off idling equipment, installing temporary acoustic barriers around stationary construction and grading noise sources, maximizing the distance between construction and grading staging areas and occupied residential and commercial areas, and electric air compressors and similar power tools. e. Construction and excavation/grading off -haul truck routes shall be designed to avoid noise sensitive uses (e.g., residences, assisted senior living facilities, hospitals, etc.) to the greatest extent feasible. f. During construction and grading, stationary equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. 27. All communal refuse and recycling facilities shall be fully-screened from public view. The applicant shall obtain and submit a letter from Marin Sanitary Service approving the location and sizing of these facilities with the building permit plans. 28. The project sponsor shall inform the contractor, general contractor or site supervisor of these requirements and shall be responsible for informing subcontractors of these requirements and for implementing these measures on the site. 29. Any outstanding Planning Division application processing fees shall be paid prior to grading or building permit issuance. 30. All mechanical equipment (i.e., air conditioning units, meters and transformers) and appurtenances not entirely enclosed within the building shall be fully-screened from public view. The method used to accomplish the screening shall be indicated on the building plans and approved by the Planning Division. 31. An acoustical test report of all sound-rated windows and doors, by a qualified (licensed) acoustical consultant, shall be submitted to Planning, ensuring that the selected windows and doors would reduce the interior noise levels to normally acceptable levels adopted by the City (i.e., 40 dBA in bedrooms and 45 dBA in all other rooms). 32. A Construction Management Plan (CMP) shall be prepared and submitted to the Community Development Department, Planning Division, for review and approval. The CMP shall include a. Projected schedule of work, b. Projected daily construction truck trips, c. Proposed construction truck route, location of material staging areas, d. Location of construction trailers, location of construction worker parking, e. Designated contact information for contractor and property owner to be posted on site in case of noise or other construction-related activities. f. Statement that the project shall conform to the City’s Noise Ordinance (Chapter 8.13 of the San Rafael Municipal Code), g. Statement that no construction truck traffic shall encroach into any of the surrounding residential neighborhood streets at any time, and h. Statement that the existing roadway conditions on Third St., Tamalpais Ave. and Lincoln Ave. shall be memorialized on digital recording format prior to the start of Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 16 construction and that the project sponsor shall be required to repair any roadway damage created by the additional construction truck traffic. i. In the event that the CMP is conflicting with any conditions imposed by the grading permit for the project, the more restrictive language or conditions shall prevail. 33. The project shall mitigate potential air quality impacts associated with construction and grading activities by preparing and submitting a Dust Control Plan to the City of San Rafael Community Development Department for review and approval. This Dust Control Plan shall implement BAAQMD (Bay Area Air Quality Management District) established standard measures (Basic Construction Mitigation Measures) for reducing fugitive dust emissions, including but not limited to: • All exposed surfaces (e.g., parking areas, staging areas soil piles, graded areas and unpaved access roads) shall be watered two times per day. • All haul trucks transporting soil, sand, or other loose material off-site shall be covered. • All visible mud or dirt tracked-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to 15 mph. • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. • Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. • Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure; Title 13, Section 2485 of California Code of Regulations (CCR)). Clear signage shall be provided for grading and construction workers at all access points. • All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked be a certified mechanic and determined to be running in proper condition prior to operation. 34. The Project sponsor shall inform the contractor, general contractor or site supervisor of these requirements and shall be responsible for informing subcontractors of these requirements and for implementing these measures on the site. 35. A dust control / noise control coordinator shall be designated for the Project. a. A publicly visible sign shall be posted on the site with the telephone number and the name of person regarding dust or construction complaints. This person shall be the applicant or on the contractor team and shall have the authority to take corrective action. The coordinator shall respond to any complaints and take corrective action within 48 hours of receipt. The BAAQMD phone number and City of San Rafael phone numbers shall also be visible to ensure compliance with applicable regulations. b. Prior to issuance of the building permit, the form, design and content of the sign shall be reviewed and approved by the Planning Division. 36. The project shall comply with the City’s inclusionary or affordable housing requirement (currently Section 14.16.030 of the SRMC) plus the additional affordable housing required Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 17 by the City to grant the applicant’s request for both a height bonus and a density bonus beyond provisions provided by the State Density Bonus law: a. The project is required to provide nine (9) below-market-rate or BMR units composed of five (5) BMR units at the very low-income household level and four (4) BMR units at the low-income household level) to comply with the City’s inclusionary or affordable housing requirement; plus b. As offered by the applicant, the project shall provide an additional three (3) BMR ‘studio’ units at the moderate-income household level for a period ten (10) years. c. The project sponsor is required to enter into a BMR (below-market-rate) agreement with Marin Housing Authority, deed-restricting the income level for occupancy of the affordable units and obtain City Council approval of the BMR agreements. The configuration of the BMR units shall reflect the generally configuration of the total units approved by the project, except for the three (3) BMR units at the moderate- income household level which will be ‘studio’ units. These BMR units shall be spread out evenly throughout the floors of the new building. The specific location of these BMR units may ‘float’ though they shall not be ‘bunched’ together. These BMR units shall be comparable in size, finishes and unit mixture to the market rate units. Department of Public Works 37. A grading permit is required for the project from the Department of Public Works (111 Morphew St.). The grading permit submittal shall include a site-specific erosion and sediment control plan 38. The project sponsor shall obtain an encroachment permit for any work within the Right-of- Way (ROW) from the Department of Public Works. Access to the adjacent properties shall be maintained throughout construction unless alternative arrangements are made. 39. All exterior doors shall not swing into the public Right-of-Way (ROW), pursuant to CBC 3202.2). 40. Given the scope of the project and available staff time, third party inspection may be required on behalf of the City. If determined necessary by the Department of Public Works, a deposit may be required to fund inspection activity, including but not limited to grading, traffic, drainage, and access. 41. Frontage improvements shall include new sidewalk, curb and gutter. Any reduction in the frontage improvements shall be determined by the Department of Public Works at the time of issuance of a building permit, or as approved based on field observations during construction. Repaving extents of the adjacent roadways shall be determined at the time of encroachment permit application. For moratorium streets full width resurfacing shall be required. A conduit shall be provided along the frontage, to serve future City communication system upgrades, such as signal interconnection. 42. This site is located within Special Flood Hazard Area Zone AH with a Base Flood Elevation (BFE) of 11.0 feet. Improvements shall meet FEMA’s flood damage resistant materials guidelines as provided in Technical Bulletin 2. The areas located below the base flood elevation shall be designed to resist hydrodynamic forces and include protection for Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 18 mechanical and electrical systems as required in Technical Bulletin 7. More information is available on FEMA’s website, with Technical Bulletins listed at: https://www.fema.gov/media-library/collections/4. 43. This project includes more than 5,000 square feet of total impervious area replacement and creation and is a regulated project. Applicant shall provide a stormwater control plan in compliance with MCSTOPPP requirements. This is a short-written document to accompany the plan set. A stormwater facilities maintenance agreement is also required. More 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. 44. Prior to building permit issuance, additional information on the maintenance of the proposed stormwater bioretention treatment facilities as well as a stormwater facility maintenance agreement shall be required. 45. 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. 46. The project shall pay traffic mitigation fees (currently $250,514, based on 59 net new peak hour (33 a.m. and 26 p.m.) traffic trips (59 x $4,246), to be determined at the time of building permit issuance. The final fee shall include a reduction based on the number of peak hour trips resulting from the 12 affordable or BMR units required by the project. Additional traffic control enhancements may be required in and around the project site, as discussed in the revised traffic study (Fehr and Peers, dated January 14, 2019) for the project. San Rafael Sanitation District (SRSD) 47. Prior to building permit issuance, sewer connection fees are required for the proposed new residential units (currently $1,159,152.00, based on 120 units at $9,659.60 per unit). 48. New sewer connection fees are required for the commercial space as well, if plumbing fixtures are proposed. These fees have not been calculated by SRSD. 49. Credit for existing plumbing fixtures has not been calculated. To receive credit for these fixtures in the existing buildings proposed for demolition, the project sponsor shall submit plans to SRSD that include a full inventory of the existing facilities accompanied by photos. 50. Applicant shall provide calculations to SRSD on the potential wastewater flow that will be generated daily from the proposed 120 residential units and any commercial space. 51. Reference Civil Drawing Sh. C.5: a. A backflow prevention device is required for the project. b. The sewer lateral shall be connected to the sewer mainline using a wye connection and shear band couplings. c. Drainage to the trench drains shall be limited to the water flow from within the enclosed garage area. No stormwater runoff from the sidewalk or any area outside the garage shall drain to the trench drains that connect to the sanitary sewer system. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 19 Community Development Department, Building Division 52. School fees will be required for the project to be paid to the School district, prior to issuance of a building permit. Calculations for the fee are done by San Rafael City Schools, and those fees (currently computed at $3.79 per square foot of new living area and $0.61 per square foot of new non-living building area) are paid directly to them (currently 310 Nova Albion Way, San Rafael, CA 94903). Proof of payment shall be submitted to the Building Division prior to issuance of the building permit. 53. Prior to any use or occupancy of this building or structure or any portion thereof a “Certificate of Occupancy” must be issued by the Chief Building Official pursuant to California Building Code Section 111.1. Failure to secure a “Certificate of Occupancy” is a violation and will result in a $500 citation per day that the violation continues. 54. The design and construction of all site alterations shall comply with the current editions of the California Building Code (CBC), 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. 55. A building permit is required for the proposed work. Applications shall be accompanied by four (4) complete sets of construction drawings to include: a) Architectural plans b) Structural plans c) Electrical plans d) Plumbing plans e) Mechanical plans f) Site/civil plans (clearly identifying grade plan and height of the building) g) Structural Calculations h) Truss Calculations i) Soils reports j) Green Building documentation k) Title-24 energy documentation 56. Based on the distance to the property line (and/or adjacent buildings on the same parcel), the building elements shall have a fire resistive rating not less than that specified in CBC Table 601 and exterior walls shall have a fire resistive rating not less than that specified in CBC Table 602. 57. Cornices, eaves overhangs, exterior balconies and similar projections extending beyond the floor area shall conform to the requirements of CBC 705.2. Projections shall not extend beyond the distance determined by the following two methods, whichever results in the lesser projection: a) A point one-third the distance from the exterior face of the wall to the lot line where protected openings or a combination of protected openings and unprotected openings are required in the exterior wall. b) A point one-half the distance from the exterior face of the wall to the lot line where all openings in the exterior wall are permitted to be unprotected or the building is equipped throughout with an automatic sprinkler system. c) More than 12 inches into areas where openings are prohibited. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 20 58. The occupancy classification, construction type and square footage of the new building shall be specified on the plans in addition to justification calculations for the allowable area of each building. Site/civil plans prepared by a California licensed surveyor or engineer clearly showing topography, identifying grade plane and height of the building. 59. The new buildings contain several different occupancy types. Individual occupancies are categorized with different levels of hazard and may need to be separated from other occupancy types for safety reasons. Under mixed-occupancy conditions the project architect has available several design methodologies (accessory occupancies, non- separated occupancies, and separated occupancies) to address the mixed-occupancy concerns. 60. Buildings located four (4) or more stories above grade plane shall provide one stairwell extending to the roof, unless the roof slope exceeds an angle of 4 vertical to 12 horizontal (CBC 1009.13). 61. The maximum area of unprotected and protected openings permitted in the exterior wall in any story of a building shall not exceed the percentages specified in CBC Table 705.8 “Maximum Area of Exterior Wall Openings Based on Fire Separation Distance and Degree of Opening Protection.” To calculate the maximum area of exterior wall openings applicant must provide the building setback distance from the property lines and then justify the percentage of proposed wall openings and include whether the opening is unprotected or protected: • 15% exterior wall openings (in any story) in sprinklered buildings where the openings are 3’ to less than 5’ from the property line or buildings on the same property. • 25% exterior wall openings (in any story) in sprinklered buildings where the openings are 5’ to less than 10’ from the property line or buildings on the same property. • 45% exterior wall openings (in any story) in sprinklered buildings where the openings are 10’ to less than 15’ from the property line or buildings on the same property 62. The new building shall have address identification placed in a position that is plainly legible and visible from the street or road fronting the property. Numbers painted on the curb do not satisfy this requirement. For new buildings, the address shall be internally-illuminated or externally-illuminated and remain illuminated at all hours of darkness. Numbers shall be a minimum 6 inches in height with ½ inch stroke for commercial applications. The address shall be contrasting in color to its background (SRMC section 12.12.20). 63. Bollards must be placed in the garage to protect mechanical equipment from vehicular damage when located in the path of a vehicle (if applicable). 64. Any demolition of existing structures shall require a permit. Demolition permit submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notice. All required permits from the Bay Area Air Quality Management District shall be obtained and documentation provided prior to building permit issuance and any work commencing. 65. A grading permit is required for any grading or site remediation, soils export, import and placement. Applicant shall provide a detailed soils report prepared by a qualified engineer to address these procedures. In particular, the report should address the import and placement and compaction of soils at future building pad locations and should be based on an assumed foundation design. This information should be provided to Building Division Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 21 and Department of Public Works for review and comments prior to any such activities taking place. 66. Prior to building permit issuance for the construction of the new building, geotechnical and civil pad certifications are to be submitted. Building pad locations will have to be surveyed and marked prior to placement of foundations. 67. In the parking garage, mechanical ventilation will be required to be capable of exhausting a minimum of .75 cubic feet per minute per square foot of gross floor area pursuant to CMC Table 4-4. 68. In the parking garage, in areas where motor vehicles are stored, floor surfaces shall be of noncombustible, nonabsorbent materials. Floors shall drain to an approved oil separator or trap discharging to sewers in accordance with the Plumbing Code and SWIPP. 69. The parking garage ceiling height shall have a minimum vertical clearance of 8’ 2” where required for accessible parking. 70. Any public area within the new building shall be provided with sanitary facilities per California Plumbing Code Sec 412 and Table 4-1 (including provisions for persons with disabilities). Separate facilities may be required for each sex depending on use. 71. In accordance with California Plumbing Code section 422, in business and mercantile with a total occupant load of 50 or less including customers and employees, one toilet facility designed for use by no more than one person at a time, shall be permitted for use by both sexes. 72. In mercantile and business occupancies, toilet facility requirements for customers and employees shall be permitted to be met with a single set of restrooms accessible to both groups. The required number of fixtures shall be the greater of the required number for employees or the required number for customers. Fixtures for customer use shall be permitted to be met by providing a centrally located toilet facility within a maximum distance not to exceed 500 feet. In stores with a floor area of 150 square feet or less the requirement to provide facilities for employees shall be permitted to be met by providing a centrally located toilet facility within a maximum distance not to exceed 300 feet. 73. Minimum elevator car size (interior dimension) shall be 60” wide by 30” deep with an entrance opening of at least 60” or a car size of 42” wide by 48” deep with an entrance opening of 36” or a car size of 60” wide by 36” deep with an entrance opening of at least 36”. 74. All buildings with four (4) or more floors and one or more elevators shall provide not less than one medical emergency service elevator. The medical emergency service elevator shall accommodate the loading and transport of an ambulance gurney or stretcher. The elevator car size shall have a minimum clear distance between walls and door excluding return panels of not less than 80” x 54” and a minimum distance from wall to return panel not less than 51” with a 42” side slide door. 75. In the service areas, mechanical ventilation will be required capable of exhausting a minimum of 1.5 cubic feet per minute per square foot of gross floor area. Connecting Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 22 offices, waiting rooms, restrooms, and retail areas shall be supplied with conditioned air under positive pressure. 76. The project shall be designed to provide access to the physically disabled in accordance with requirements of Title-24, California Code of Regulation. For existing buildings and facilities when alterations, structural repairs or additions are made, accessibility improvements for persons with disabilities may be required. Improvements shall be made to, but are not limited to, the following accessible features: a) Path of travel from public transportation point of arrival b) Routes of travel between buildings c) Accessible parking d) Ramps e) All public entrances f) Sanitary facilities (restrooms) g) Drinking fountains & Public telephones (when provided) h) Accessible features per specific occupancy requirements i) Accessible special features, (i.e., ATM's point of sale machines, etc.) 77. The site development of items such as common sidewalks, parking areas, stairs, ramps, common facilities, etc. are subject to compliance with the accessibility standards contained in Title-24, California Code of Regulations. Pedestrian access provisions should provide a minimum 48" wide unobstructed paved surface to and along all accessible routes. Items such as signs, meter pedestals, light standards, trash receptacles, etc., shall not encroach on this 4' minimum width. Also, note that sidewalk slopes and side slopes shall not exceed published minimums per California Title 24, Part 2. The civil, grading and landscape plans shall address these requirements to the extent possible. 78. The parking garages shall have a minimum vertical clearance of 8’ 2” ceiling height where required for accessible parking. 79. Multistory apartment buildings with three (3) or more residential units or condominium buildings with four (4) or more residential units shall provide at least 10% of the dwelling units, but no less than one (1) dwelling unit, which comply with the accessible requirements per CBC 1102A.3, as follows: a) The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests in CBC Section 1150A. b) At least one powder room or bathroom shall be located on the primary entry level, served by an accessible route. c) All rooms or spaces located on the primary entry level shall be served by an accessible route. Rooms and spaces located on the primary entry level and subject to this chapter may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms or hallways. 80. Minimum shower size in the fully accessible room must be a minimum of 60” wide by 30”. 81. Multifamily dwelling and apartment accessible parking spaces shall be provided at a minimum rate of 2 percent of the covered multifamily dwelling units. At least one space of each type of parking facility shall be made accessible even if the total number exceeds 2%. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 23 82. When parking is provided for multifamily dwellings and is not assigned to a resident or a group of residents, at least 5% of the parking spaces shall be accessible and provide access to grade-level entrances of multifamily dwellings and facilities (e.g. swimming pools, club houses, recreation areas and laundry rooms) that serve the dwellings. Accessible parking spaces shall be located on the shortest accessible route to an accessible building, or dwelling unit entrance. 83. Public accommodation disabled parking spaces must be provided according the following table and must be uniformly distributed throughout the site: Total Number of Parking Spaces Provided Minimum Required Number of H/C Spaces 1 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1,000 Two percent of total 1,001 and over Twenty, plus one for each 100 or fraction thereof over 1,001 84. At least one (1) disabled parking space shall be van-accessible, 9’ in width plus an 8’-wide off- load area or 17’-wide overall. Additionally, one in every eight required handicap spaces shall be van accessible. 85. The proposed residential units shall meet the sound attenuation requirements of CBC Chapter 12, specifically the residential units facing Third St., Tamalpais Ave. and Lincoln Ave. may require special glazing and/or sound attenuation features to compensate for the adjacent traffic/street noise. 86. This project is subject to the City of San Rafael Green Building Ordinance. A sliding scale is applied based on the average unit square footage. New multi-family dwellings must comply with the “Green Building Rating System” by showing a minimum compliance threshold between 65 and 75 points. Additionally, the energy budget must also be below Title 24 Energy Efficiency Standards a minimum 15%. San Rafael Fire Department, Fire Prevention Bureau 87. The design and construction of all site alterations shall comply with the current editions of the California Fire Code (CFC) and City of San Rafael Ordinances and Amendments. 88. Deferred Submittals for the following fire protection systems shall be submitted to the Fire Prevention Bureau for approval and permitting prior to installation of the systems: a) Fire Sprinkler plans (Deferred Submittal to the Fire Prevention Bureau) Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 24 b) Fire Standpipe plans (Deferred Submittal to the Fire Prevention Bureau) c) Private Fire Service Main plans (Deferred Submittal to the Fire Prevention Bureau) d) Fire Alarm plans (Deferred Submittal to the Fire Prevention Bureau) 89. Applicant shall show the location of address numbers on the building elevation. The new building shall have address identification placed in a position that is plainly legible and visible from the street or road fronting the property. Please refer to Fire Prevention Bureau Premises Identification Standards 09-1001, Table 1. 90. As the building is over 30 feet in height, an aerial fire apparatus access roadway is required parallel to one entire side of the building. a) The Aerial apparatus access roadway shall be located within a minimum 15 feet and a maximum of 30 feet from the building. b) The minimum unobstructed width for an aerial fire apparatus access road is 26’. c) Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway, or between the roadway and the building. 91. Aerial fire apparatus access roads shall be designated “fire lanes”; with curbs painted red and contrasting white lettering stating “No Parking Fire Lane” and signs shall be posted in accordance CFC Section 503.3. 92. When a building is fully sprinklered, all portions of the exterior building perimeter shall be located within 250’ of an approved fire apparatus access road. 93. The applicant will need to demonstrate if the fire flow requirements of Appendix B, table B105.1 of the CFC are being met by the surrounding hydrants. The required hydrants shall be within 400 feet of all exterior points of the new building. 94. Provide stairways for fire department roof access pursuant to CFC 504.3. 95. At least one (1) elevator in the new building shall be designated as an accessible means of egress and will require emergency power. Please show the locations of the emergency generators. Separate permits will be required to be issued for any above ground fuel storage tanks pursuant to CBC 1009.2.1. 96. Each building shall provide a least one (1) elevator that will accommodate an ambulance stretcher pursuant to CBC 3002.4. 97. Hazardous materials placards shall be installed in accordance with NFPA 704. 98. A fire apparatus access plan shall be prepared for this project. Fire apparatus plan shall show the location of the following: a) Designated fire apparatus access roads. b) Red curbs and no parking fire lane signs. c) Onsite fire hydrants. d) Fire Department Connection (FDC). e) Double detector check valve. f) Street address sign. g) Recessed Knox Box h) Fire Alarm annunciator panel. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 25 i) Applicant shall provide a note on the plans as follows: “The designated fire apparatus access roads and fire hydrant shall be installed and approved by the Fire Prevention Bureau prior to construction of the building”. 99. A Knox Box is required at the primary point of first response to the new building. A recessed mounted Knox Box # 3275 Series is required for this project; the Knox Box shall be clearly visible upon approach to the main entrance from the fire lane. Note the Knox Box must be installed from 72” to 78” above finish grade; show the location on the plans. 100. The mechanical parking system shall comply with the following requirements: a) The automatic fire sprinkler system shall be designed with the appropriate coverage density. b) The mechanical parking system shall allow for fire department access. c) The mechanical parking system shall allow for appropriate heat and smoke removal. d) The mechanical parking system shall provide Fire Department with a manual shutoff and operation device (similar to elevator recall). 101. Mechanical, electrical and fire sprinkler riser rooms shall be identified pursuant to CFC Section 509 (4-inch lettering, ½-inch stroke in a color that contrasts to background). 102. The Marin Municipal Water District (MMWD) shall be contacted to demonstrate and confirm that MMWD can provide adequate water supply service for the required fire protection system. During Construction Community Development Department, Planning Division 103. Applicant/contractor shall comply with all conditions of approval related to Construction Management Plan, and other conditions related to construction impacts. 104. The following measures shall be implemented during the demolition process: a. Watering shall be used to control dust generation during demolition of structures and breakup of pavement. b. All trucks hauling debris from the site shall be covered c. Dust-proof chutes shall be used to load debris into trucks whenever feasible. d. A dust control coordinator shall be designated for the project. The name, address and telephone number of the dust coordinator shall be prominently posted on-site and shall be kept on file at the Planning Division. The coordinator shall respond regarding dust complaints promptly (within 24 hours) and shall have the authority to take corrective action. Marin Municipal Water District (MMWD) 105. District records indicate that the property’s current annual water entitlement is insufficient to meet the water demand for the project and the purchase of additional water entitlement will be required. Additional water entitlement will be available upon request and fulfillment of the following requirements: a) Complete a High-Pressure Water Service Application. b) Submit a copy of the building permit. c) Pay the appropriate fees and charges. Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 26 d) Comply with the District’s rules and regulations in effect at the time service is requested, including the installation of a meter per structure per use. e) Comply with all indoor and outdoor requirements of District Code Title 13 – Water Conservation. Indoor plumbing fixtures shall meet specific efficiency requirements. Landscape, irrigation, grading and fixture plans shall be submitted to the District for review and approval. Any questions regarding District Code Title 13 – Water Conservation should be directed to the District’s Water Conservation Department at (415) 945-1497. You may also find information on the District’s water conservation requirements online at www.marinwater.org. f) Comply with the backflow prevention requirements, if upon the Districts review backflow protection is warranted, including installation, testing and maintenance. Questions regarding backflow requirements should be directed to the Backflow Prevention Program Coordinator at (415) 945-1558. g) Use of recycled water is required, where available, for all approved uses, including irrigation and the flushing of toilets and urinals. Questions regarding the use of recycled water should be directed to Dewey Sorensen at (415) 945-1558. h) Installation of gray water recycling systems is required when practicable. Pacific Gas & Electric 106. Electric and gas service to the project site will be provided in accordance with the applicable extension rules, which are available on PG&E’s website at http://www.pge.com/myhome/customerservice/other/newconstruction or contact (800) PGE- 5000. It is highly recommended that PG&E be contacted as soon as possible so that there is adequate time to engineer all required improvements and to schedule any site work. 107. The cost of relocating any existing PG&E facilities or conversion of existing overhead facilities to underground shall be the sole responsibility of the applicant or property owner. 108. Prior to the start excavation or construction, the general contractor shall call Underground Service Alert (USA) at (800) 227-2600 to have the location of any existing underground facilities marked in the field. Prior to Occupancy Community Development Department, Planning Division 109. Prior to occupancy of any of the units, a post-construction report from an acoustical engineer shall be submitted to the Planning Division verifying that the multifamily residential units comply with the interior noise standard as prescribed by State Administrative Code standards, Title 25, Part 2. 110. Prior to occupancy of any of the units, a post-construction report from a lighting engineer shall be submitted to the Planning Division verifying that the lighting levels of the project comply with the City’s recommended lighting levels (see SRMC Section 14.16.227). 111. Prior to occupancy, the project Geotechnical Engineer shall submit a letter to the City identifying that the project Geotechnical Engineer inspected the project during the construction and the project complies with their recommendations and that all recommendations were property incorporated during construction of the project 112. 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 Attachment 1 File Nos. UP18-008, ED18-018, & LLA18-001 27 inspection upon completion of the project. The final inspection shall require a minimum advanced notice of 48-hours. 113. The landscape architect for the project shall submit a letter to the Planning Division, confirming the landscaping has been installed in compliance with the approved project plans and the irrigation is fully functioning. After Occupancy Community Development Department, Planning Division 114. 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. Lot Line Consolidation (LLA18-001) Conditions of Approval Prior to Issuance of Grading/Building Permits Community Development Department, Planning Division 1. The applicant shall submit five (5) copies of the plat map showing the existing and proposed lot lines, the location of any existing structures, easements, prominent trees and access to all public streets, and a copy of Grant Deed, prepared for the lot line consolidation, for review by the City Engineer and approval, prior to recordation with the County of Marin Recorder’s Office. I, Lindsay Lara, Clerk of the City of San Rafael, hereby certify that the foregoing Resolution was duly and regularly introduced and adopted at a regular meeting of the San Rafael City Council held on the 7th day of October 2019, by the following vote to wit: AYES: COUNCILMEMBERS: Bushey, Colin, Gamblin, McCullough & Mayor Phillips NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None LINDSAY LARA, City Clerk BOARD OF DIRECTORS William Carney, President Bob Spofford, Vice President Jerry Belletto, Secretary Greg Brockbank Jim Geraghty Linda Jackson Kay Karchevski Kiki La Porta Jesse Madsen Samantha Mericle Sue Spofford Stewart Siegel 415.457.7656 166 Greenwood Avenue San Rafael, CA 94901 San Rafael Planning Commission 1400 Fifth A venue San Rafael , CA 94901 Re:. 303 Third Street (Seagate) Dear Planning Commissioners, August 26, 2019 Sustainable San Rafael continues to believe that this development could make a significant contribution to affordable, transit-supported housing in the city, especially for community-service workers and older residents, as well as to the visual character of our downtown 'gateway'. In addition to the 9 affordable units currently allocated to 'low' and 'very .low' income households, we continue to urge the developer and the City to work together to finq a way to secure additional affordable units for 'moderate' income households, representing at least 20% of the 59 discretionary units being requested in excess of City /State density ceilings. The developer's offer of three such units for a 10-year period is a welcome first step in the right direction. Our initial suggestion is that the project approval be conditioned on the developer's agreement to keep those three units affordable beyond the 10-year period, if at that time the City chooses to fund the difference between moderate-income and market-rate rents. This ·would allow the City. to secure continued affordability on a unit-by-unit basis, using funds from its commercial workforce housing ('in-lieu') fees or other future sources that may become available. Similarly, we would suggest that for an additional twelve units, the City retain the option to pay the rent differential needed to secure a unit's affordability (at whatever level the City deems appropriate), whenever a unit is available for rent. That aggregate total of 24 units would represent 20% of the entire development, achieving the City's public purpose without additional burden on the feasibility of the project. · We believe that the small size and interior orientation of many of the units mean that they likely will rent near the 'moderate' level in any case. They will be 'affordable by design' regardless of their designation. We continue to suggest simplifying the building's corner elements and guard wall treatments; specifying large-scale vertical street trees in ample planting strips; unbundling parking for rents; providing all - electric appliances and HVAC, supplied with 100% renewal energy; encouraging green cart use; accommodating electric vehicle charging with 120-V outlets at all parking stalls in the mechanized system, as well as sufficient level-2 charging stations; and providing bike storage. Overall, we believe that the proposed building could be of great benefit to the environment, economy and equity of our community. We appreciate your careful consideration of our suggestions. Sincerely, Linda Jackson, SSR Housing Task Force ......... VIEW AT MAIN BUILDING ENTRY VICINITY MAP PROJECT DESCRIPTION The building desig n of 703 Third Street takes cues from traditional urban build ings which might have been found in downtown many years ago and overlays a modern character based in historic design principles. The building is designed to make a gateway statement while also allowing for an elegant, well-proportioned background building, setting the tone of restraint for other new interventions into the downtown in the future. The building's central site necessitates quality materials and timeless architectural style, designed without a "back" anticipating that it will be viewed from all directions around downtown San Rafael. The project site is .63 acres, combining a total of 4 parcels, bounded on the North by Third Street, West by Tamalpais, East by Lincoln Avenue and to the South by Marin Color Paint Service property which fronts Second Street. The development proposal includes 120 apartments including studios, one and two bedroom apartments . There will be nine BMR units; five very low and four low income homes . There will be 121 parking spaces including tandem 3-level stackers, 2 loading/drop-off spaces, 3 accessible spaces, 4 spaces prepared for electric vehicles charging, two visitor spaces and one car share space within the garage. The ground floor also includes a retail space fronting on Tamalpais of approximately 970 s.f. as well as a bike lounge which is being looked into as potentially being open to the public, and a lobby and management space for leasing, mail and meetings. If found that it is no longer needed, the management office space fronting Lincoln Avenue, would be considered for getting converted into a retail space. The building is 6 stories tall, including a concrete podium and 5 stories of wood frame residential construction above. The 6th floor is stepped back creating private roof decks and there is a large common roof deck above. In additi on, the buildings is recessed and stepped back at various locations on all sides. PLANNING INFORMATION & ZONING SUMMARY PLANNING SUMMARY LOT AREA 27,367 SQ. FT. DISTRICT ZONE 213 MUE FAR (NON-RESIDENTIAL) 1.5 PERMITTED NON-RESIDENTIAL AREA 41,051 SQ. FT. PROPOSED AREA 3,711 SQ. FT. LOT AREA PER DWELLING UNIT 600 SQ . FT. PROPOSED LOT AREA PER DWELLING UNIT 228 SQ. FT. MAXIMUM PERMITTED DU 45 (45.6 UNITS } WITH DENSITY BONUS 61 (45+16) PROPOSED DWE LLING UNITS 120 FRONT YARD SETBACK 5' PROPOSED FRONT YARD SETBACK O' CONCESSION UNDER THE STATE DENSITY BONUS LAW SIDE/REAR YARD SETBACK O' MAXIMUM LOT COVERAGE NOLIMIT MINIMUM LANDSCAPING 10% 2 ,737 SQ . FT. PROPOSED LANDSCAPING : GROUND LEVEL Pl..ANTERS 147 SQ.FT. 2ND FLOOR COURTYARD & ROOF DECKS 4 ,528 SQ . FT. 3RD ,4TH &STH FLOOR BALCONIES 909 SQ. FT. 6TH FLOOR ROO F DECKS 1,654 SQ . FT. ROOFTOP DECK 5,317 SQ . FT. TOTAL PROPOSED LANDSCAPE 46% 12 ,555 SQ . FT. MAXIMUM BUILDING HEIGHT 66' (54' +12' BONUS } PROPOSED BUILDING HEIGHT 73' REQUIRED PARKING REQUIRED RESIDENTS PA RKI NG 82 .5/BEDROOM PER STATE MANDATE (163/2) = 81.5 REQUIRED GUEST PARKING NONE REQUIRED ACCESSIBLE PARKING 2 (INCL. 1 VAN) (PER CBC 1109A, 2% OF DEDICATED SPACES) TOTAL EV READY PARKING REQUIRED 2 (3% of 82 PER CAL GREEN 4.106.4 .2) TOTAL REQUIRED PARKING 86 PROPOSED PARKING PROPOSED DEDICATED RESIDENT PARKING 109 (DEDICATED LIFT SPACES} PROPOSED LOADING SPACE 1 (TWO SPACES DEEP +/-36'} PROPOSED ACCESSIBLE PARKING 3 (I NCLUDES 1 VAN ACCESSIBLE SPACE) PROPOSED EV READY PARKING 4 (1 GROUND SPACE & 3 LIFT SPACES} PROPOSED RIDE SHARE DROP OFF 1 (TWO SPACES DEEP+/-36'} PROPOSED CAR SHARE 1 PROPOSED VISITOR PARKING SPACES 2 TOTAL PROPOSED PARKING 121 PARKING SPACE S IZE REGULAR 8'-6" X 18'-Q" COMPACT 8'-0" X 16'-0" (MAX IMUM 30% OF TOTAL} PROPOSED SPACE SIZE 8'-6" X 18'-0" (FOR ALL LIFT SPACES) MINIMUM REQUIRED AISLE W IDTH 26 '--0" PROPOSED MINIMUM AISLE WIDTH 26'--0" BIKE PARKING PER SECTION 14.18.090 (APPLIES TO NON -RESIDENTIAL PROJECTS ONLY) PROPOSED LONG TERM REQUIRED SHORT TERM PROPOSED SHORT TERM PROJECT DIRECTORY DEVELOPER: 703 THIRD STREET ASSOC. LLC 980 FIFTH AVENUE SAN RAFAEL, CA 94901 TEL: (415) 455-0300 CONTACT: WILLIS K. POLITE, PRESIDENT EMAIL: WICK@SEAGATEPROP .COM ARCHITECT: VAN METER WILLIAMS P OLLACK 333 BRYANT STREET, SUITE 300 SAN FRANCISCO, CA 94107 TEL: (415) 947-5352 C O NTACT: RICK WILLIAMS, PRINCIPAL EMAIL : RICK@VMWP.COM CIVIL ENGINEER: OBERKAMPER & ASSOCIATES 7200 REDWOOD BLVD., SUITE 308 NOVATO, CA 94945 TEL: (415) 897-2800 CONTACT: LEE O BERKAM P ER EMAIL : LEE@OBERKAMPER.COM LANDSCAPE ARCHITECT: JETT LANDSCAPE ARCHITECTURE + DESIGN 2 THEATRE SQUARE, SUITE 218 ORINDA , CA 94563 TEL: (925) 254-5422 CONTACT: B R UCE JETT, PRINCIPAL EMAIL: BRUCEJ@JETT.LAND 24 (AT 1 ST FLOOR BIKE LOUNGE} 1 (5% OF COMMERCIAL PARKING} 8 (BIKE RACKS AT STREET) RECE IVED SEP 1 7 2019 PLANNING PLANNING NOTES -PER 14.16.190, 12'-0" HEIGHT BONUS PERMITTED FOR AFFO RDABLE HOUSING -PER 14.16.030, AFFORDABLE HOUSING REQUIRED: 45 UNITS PER RIGHT 9 BMR UNITS (20% of 45 = 9) -AFFORDABLE HOUSING PROPOSED: 9 BMR UNITS (5 VERY LO W INCOME UNITS & 4 LOW INCOME UNITS) • PER STATE DENS ITY BONUS· 5% VERY LOW INCOME= 35% BONUS= 16 (35% of 45) 61 UNI TS PERMITTED WITH STATE DENSITY BONUS (45+16 = 61) -PER 14.16.190, SUB-SECTION H(2) CITY MAY GRANT DENSITY BONUS EXCEEDING STATE MINIMUM & ADDITIONAL DENSITY SHALL BE CONSIDERED A CONCESSION • CONCESSIONS I INCENTIVES ALLOWED: 1. INCREASE IN DENSITY TO 120 TOTAL UNITS FOR ECONOMIC ACCOMMOOATIO N/FEASIBILITY. 2. WAIVING OF 5' SETBACK REQUIRED ON 3RD STREET. 3. HEIGHT INCREASE TO 73' FROM 66'. -INCREASE IN DENSITY PROPOSED DUE TO : 1. DOWNTOWN STATION AREA PLAN RECOMMENDS 66 DU/ACRE WHICH IS HIGHER THAN PERMITTED DENSITY 2. FULL NON-RESIDENTIAL FAR IS NOT BEING FU LLY UTILIZED 3. PROX IMITY TO TRANSIT 4. PUBLIC BENEFITS: • RETAIL AT 3RD ST. & TAMALPAIS AVE. INTERSECTION • SECURED BIKE PARKING AVAILABLE TO NON-RESIDENTS • DOWNTOWN STATION AREA PLAN RECOMMENDS 1 PARKING SPACE PE R UNIT • PER CA GOV. CODE (TITLE 7, DIVISION 1, CHAPTER 4.3, SECTION 65915) 0.5 PARKING SPACES ARE REQUIRED PER BEDROOM WHEN WITHIN 112 MILE OF UNIMPEDED ACCESS TO MAJOR TRANSIT FACILITY TOTAL BEDROOMS PR OPOSED : 163 MAXIMUM PARKING REQUIRED : 62 (1 63 x 0.5 = 81.5) TOTAL PARKING PROPOSED: 121 EXCESS PARKING PROPOSED : 39 SHEET INDEX SHEET SHEET NAME A0 .0 COVER SHEET A0 .1 VIEW AT THIRD STREET & LINCOLN AVENUE A0 .2 VIEW ATTAMALPAIS AVENUE & 3RD STREET A0 .3 VIEW ATTAMALPAIS AVENUE & 2ND STREET A0.4 VIEW AT LINCOLN AVENUE & RITTER STREET/2ND STREET A0.5 EXISTING CONDITIONS SITE VIEWS A0 .6 URBAN DESIGN DIAGRAM 1 A0 .7 URBAN DESIGN DIAGRAM 2 C.1 EXISTING CONDITIONS PLAN C.2 LOT CONSOLIDATION PLAN C.3 PRELIMINARY IMPROVEMENT PLAN C.4 PRELIMINARY GRADING & DRAINAGE PLAN C.5 PRELIMINARY UT ILITY DIAGRAM C.6 PRELIMINARY STORM WATER TREATMENT PLAN L-1 GROUND FLOOR LANDSCAPE PLAN L-2 2ND FLOOR PODIUM LANDSCAPE PLAN L-3 ROOF LANDSCAPE PLAN A 1.0 SITE PLAN A2 .0 1 ST FLOOR PLAN A3 .0 2ND & 3RD FLOOR PLAN A4 .0 4TH & 5TH FLOOR PLAN A5.0 6TH & ROOF PLAN A6.0 TYPICAL UNIT LAYOUTS A6 .5 TYPI CAL EXTERIOR DETAILS A7.0 EXITING DIAGRAMS A8.0 SOUTH SIDE OPENINGS PROTECTION DIAGRAM A9 .0 NORTH AND SOUTH ELEVATIONS A10.0 EAST AND WEST ELEVAT IONS A11 .0 BUILDING SECTIONS A12.0 DETAILSECTIONS A12.1 DETAILSECTIONS A13.0 VIEWS BEFORE A14 .1 VIEW 1-FROM LI NCOLN AVENUE A14 .2 VIEW 2-DOWN 3RD STREET FROM TRANSIT STATION A14 .3 VIEW 3-FROM LI NCOLN AVENUE LOOKING TOWARD 2ND STREET A14.4 VIEW 4 -FROM 2ND STREET & LINCOLN AVENUE A14 .5 VIEW 5 -FROM 3RD STREET LOOKING EAST TOWARDS FREEWAY A14 .6 VIEW 6 -FROM ELEVATED HWY 101 A14 .7 VIEW 7-FROM THIRD STREET & TAMALPAISAVENUE AO.O VANMETER WILLIAMS POLLACK ~ 703 3RD STREET I VIEW AT THIRD STREET & LINCOLN AVENUE SAN RAFAEL, CA I 8/15/2019 I 703 THIRD STREET ASSOC. LLC AO.I VANMETER WILLIAMS POLLACK : 703 3RD STREET I VIEW AT TAMALPAIS AVENUE & 3RD STREET SAN RAFAEL, CA I 8/15/2019 I 703 THIRD STREET ASSOC. LLC A0.2 VANMETER WILLIAMS POLLACK ~ 703 3RD STREET I VIEW AT TAMALPAIS AVENUE & 2ND STREET SAN RAFAEL, CA I 8/15 /2019 I 703 THIRD STREET ASSOC. LLC A0.3 VANMETER WILLIAMS POLLACK : 703 3RD STREET I VIEW AT LINCOLN AVENUE & RITTER STREET/2 D STREET SAN RAFAEL, CA I B/15 /2019 I 703 THIRD STREET ASSOC. LLC A0.4 VANMETER WILLIAMS POLLACK : -------------------PROJECT SITE ____________________________ .,__ _____ _ [I] VIEW FROM 3RD STREET -SOUTH FACING [[] VIEW OF ADJACENT BLOCK OF 3RD STREET -SOUTH FACING W VIEW FROM LINCOLN AVENUE -EAST FACING SITE PLAN A0.5 VANMETER WILLIAMS POLLACK ~ BIOMARIN/ WHISTLESTOP DEVELOPMENT BIOMARIN PARKING CITY PARKING MISC. COMMERCIAL 54'H.L. 54'H.L. 54'H.L. BIOMARIN CAMPUS TOWER HEIGHT ±78' POTENTIAL DEVELOPMENT SITE 66'H.L LIMIT TYP. PEDESTRIAN ROUTES TRANSIT TO BIOMARIN BIOMARIN PARKING STRUCTURE ~ BETTER) ONNECTION WITH SMART STATION (MIDTERM) BETTINI TRANSIT CENTER POTENTIAL LONG TERM USE OR REDEVELOPMENT SITE(S) 36'H.L. ( RECOMMENDED '\ H.T. CHANGE TO 66') a: VIEW FROM HWYIOI ~ l ~ PAR ING; ~ {BECOW LEGEND ~ VIEWS FROM HWY 101 4TH STREET CORRIDOR "MAIN STREET SAN RAFAEL" PROPOSED BIKE CORRIDOR + EXISTING BIKE CORRIDOR TYP. PEDESTRIAN Q O ROUTES TRANSIT TOBIOMARIN ~ -~ ,-----, I I I I I ·--·-' □ □ □ □ !!!!!!! ROUTE FROM CITY PARKING TO BIOMARIN VEHICULAR TRAFFIC DIRECTION GARAGE ENTRANCE/EXIT TO SITE RETAIL/ACTIVE FRONTAGE IMPORTANT INTERSECTIONS SITE HEIGHT LIMIT (H.L.)/ ADJACENT DEVELOPMENT BIOMARIN/WHISTLESTOP DEVELOPMENT & BIOMARIN CAMPUS PARKING WHISTLESTOP PLAZA RAILROAD TRACKS A0 .6 VAN METER WILLIAMS POLLACK : RECESS & MATERIAL CHANGE TO BREAK-----,..._ UP MASS CORNER ELEMENT: CHANGE OF MATERIALS & VERTICAL PROPORTIONS TOP LIGHTER BODY MIDDLE/ BODY BASE HIGHLIGHT MAIN ENTRY W/ MATERIAL ___ CHANGE & MARQUEE ELEMENT TRANSPARENT STOREFRONT AT GROUND FLOOR-- FOR PEDESTRIAN VISUAL INTEREST VIEW AT 3RD ST. & LINCOLN AVE. CORNER ELEMENT: CHANGE OF MATERIALS & VERTICAL PROPORTIONS RECESS & MATERIAL -----------CHANGE TO BREAK UP MASS CORNER ELEMENT: -----'!--CHANGE OF MATERIALS & •------'!-- VERTICAL PROPORTIONS STEPBACK AT TOP TWO FLOORS MIDDLE/ BODY A0.7 VAN METER WILLIAMS POLLACK : r + . ~L . ,~ r--__ .,,., ___ ~-+----w ----w ----w _ ___,c._W_M_ w ----w ----w ----w ----w ----w ----w -----'-<t=--W-M(_•·. -'-----w ----w ___ ..,_ k_ " __ I :s: ; P, :s: "' (/) U) U) IT ss I ss ~ ss -- = • I ~-/0 ss 4' '/.o, vu, '/.'b vu, vu, i vu, vu, B.B RII.I f "' "' 0 "' ONE STORY BU ILDING 'o~1. _,1o (PARCEL ONE) ss CURB CAlY □ I I I I I (PARCEL / C FOUR) I o';' , ----______ J ss .,,., C)· ss '/.'> <-,0 ss '/.C) "" "' :,<C)- -,..'.C?J'.o'l, "" 'l,C)· ss "" ,<C)• )(C}r , I 'I.",., I I I Y."""' I I AC P ARKING ARE A 'f._C).,., I I LINCOLN AVENUE ONE STORY BUILDING I I I I I I I I I I I I I I I I I I I I ss ~'----.J,'" :,(~~q "6'6' ss "" DI TG TD .D5(> ss 1,'l- )(C,· ")'o ,<:>· :s: SST ss ss .,., ,<C)· ? m t') I") N N ui TWO STORY BU ILDING / r---o;;,:,-----f--+-'-r j..C,' .,,r 703 ,.._, C)- ,, ('.) z > <( 0... 0 <( "" I I I I :~ho 9,69 "" D ('.) w ~ ('.) ·" ::,s::: c:t: <( 0... ('.) O DI TG 9 .70 THIRD STREET DID TG AC 9 .26 .,a PARK ING "'" ,<C)· '/-.'> AR EA =----;~---- -;.°'· '/.~~ """===a--<--..-.._...._~~-=-=--=-~-~~-=-=-=~=-~------=-=-=-=~ .. --------=-=-=-=-'-=-----------=-=-=-===-~-~-=-=-=-===-------=-=-=-==~-..+.--==~~~-------__,-_-a,,;;;-=-;-..... ....,_,-...,.; __ ....,~--- N78'57' 42"W 150.00' EXISTING BU ILDING ·-N78"57' 42"W 40.00' ;;:: ss " . C) 0 "' U) U) U) U) U) U) (/) (/) (/) (/) LEGEND: </J DIAMETER APN TAX ASSESSOR'S PARCEL NUMBER BD BUILDING BW BOTTOM OF WALL CATV CABLE TELEVISION CONG CONCRETE DK DECK EC EDGE OF CONCRETE ELEC/E ELECTRICAL EP EDGE OF PAVEMENT EPB ELECTRICAL PANEL BOX FF FINISHED FLOOR FL FLOW LINE FNC FENCE FH FIRE HYDRANT FP FENCE POS T FS FIN ISHED SURFACE FTG FOOTING GRND GROUND GS GROUND SHOT ELEVATION GUY GUY ANCHOR (POWER POLE) GV GAS VALVE H HEIGHT HB HOSE 818 L LENGTH LG LIP OF GUITTR MB MAILBOX OHE OVERHEAD ELECTRICAL LINE(S) D.R . OFFICIAL RECORDS PM PARKING METER PP POWER POLE R RADIUS RCP REINFORCED CONCRETE PIPE RD ROOF DRAIN RF ROOF RK ROCK SCO SANITARY SEWER CLEANOUT SD/D STORM DRAIN SL STREET LIGHT SMH SANITARY SEWER MANHOLE SN SIGN STP STEP TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE THRSHLD DOOR THRESHOLD TR TRAFFIC LIGHT /STREET LIGHT TRNK TRUNK (TREE) TW TOP OF WALL UNK UNKNOWN W/ WlTH WD WOOD WV WATER VALVE 10' 5' o' 10' 20' GRAPHIC SCALE: 1"=10' z :s c.. V, 1-z ttj Q~ I-V, iSo z~ o-u~ <.,?M ZR .:= V, x w C.1 18·106 w ) z w > <( z _J C) u L _j 01,1H 8,0 RIIA D D \ \ l() m cri n □ 1-p- L .~ D f") r--i N z THIRD ,_.tiRE R-~:~)[[1 ,.:.j, li_:_j-;- D C :_ F,i'/[',\,;.-, STREET --\1. __ ~1/1--i -CPJ\ ['.'1-\" V __J Q \--/ D D\( □ "' / ..---S78 "57'42"E 46.59' . "---'/ \ 575 ·57'4 2"E 150.00' ~-----....--1....-.i..-~~ Ii----u tp . ---~:~~~1 ~ -. --<'l M -.::.. ----------7 ~ q-;;~4]< '/ , \D/0 I . I I ' . I f9;~~ i T·::•_ ·~r,-"' ( :I::t: ! ; (PARCEL ONE) (PARCEL FOUR) 0 0f,1H . O'O./ RIM PARCEL AFTER CONSOLIDATIONI---------..:.. __ ;;·1----"---"-{-.. IL[,1, \ ~; CT i"t ;Ii I ::; I I k--1]1 ' i ·, , 1 1 , I i (PARCEL THREE) 898 LINCOLN AVENUE APN : 011-278-01 <Fll-' , (PARCEL TWO) 0 ii • I ~J.,<>', LP,;cri n l ~, I LOT LINE TO BE ) EXTIN ~~ISHED~ i I ~ I I I' _( : D ,~_t "-~-~ 1------=:::__a~ 1, I~ L..: :-::, II :: 0 II . ·1 _II/ II fl _11 • 11 _.u_ . _______ .------=- 703 THIRD STREET 0 APN: 011-278-02 t 1~~j ; ) __ l's~/ j :: S: ; ~•, I N 0 ! ~ , n ' :c T p ! F ':; ,, I /; PARCELS ONE, ;;, 1 r ~ ------------'h ,, .~,1 u -I ,:_ I THREE & FOUR TO BE~L _ _i,_ _________________ 1 ;JAf, •,111--t>"',i ---I l•"I I CONSOLIDATED TOGETHE c: .2 ·~ '~ 1 ; '-c'' 'l :' 1·/ W/ 703 THIRD STREET :, --c-1,,-:=--I i / ! r~: ..: ____________ :_ __ _ _ __ _ _ __ _ _ _ ~-==-..,--=----~-----.......--________ L _ _lJ ) B ~.1;;aaa=~~~==---------==--=-=--==--....'.a.~~~.--.....-~~-~--..--...-'~-~ • --N78·s7•42"w t_,,:1~·--r1r,.1c r:=:1 __ t1t_1_~1~,1:~ -· -------150.00' N1s·57'42"w 40 00 ' w _) z w > <{ en <( O_ _J <( > <( 1~ LEGEND: <1J DIAMETER APN TAX ASSESSOR'S PARCEL NUMBER BO BUILDING BW BOTTOM OF WALL CATV CABLE TELEVISION CONC CONCRETE DK DECK EC EDGE OF CONCRETE ELEC /E ELECTRICAL EP EDGE OF PAVEMENT EPB ELECTRICAL PANEL BOX FF FINISHED FLOOR FL FLOW LINE FNC FENCE FH FIRE HYDRANT FP FENCE POST FS FINISHED SURFACE FTG FOOTING GRND GROUND GS GROUND SHOT ELEVATION GUY GUY ANCHOR (POWER POLE) GV GAS VALVE H HEIGHT HB HOSE BIB L LENGTH LG LIP OF GUTTER MB MAILBOX OHE OVERHEAD ELECTRICAL LINE(S) D.R. OFFICIAL RECORDS PM PARKING METER PP POWER POLE R RADIUS RCP REINFORCED CONCRETE PIPE RD ROO F DRAIN RF ROOF RK ROCK SCO SAN ITARY SEWER CLEANOUT SD/D STORM DRAIN SL STREET LIGHT SMH SANITARY SEWER MANHOLE SN SIGN STP STEP TC TOP OF CURB Tr TOP OF FOOTING TG TOP OF GRATE THRSHLD DOOR THRESHOLD TR TRAFFIC LIGHT/STREET LIGHT TRNK TRUNK (TREE) TW TOP OF WALL UNK UNKNOWN W/ WITH WO WOOD WV WATER VALVE 10· s· o' 10' GRAPHIC SCALE: 1"=10' 20' z :s Q.. z tu 0 LJ.J -~ I-1-<( V'l Oo ::::i~ o-Vl J: zt- Or"'l uR l-o -I C.2 18-106 _J u.J ~ "" z ~ 0 1:: 0 (E) ADA ACCESSIBLE CURB RAMP TO REMAIN w :J z w ~TREE WELLS <t TYP. ., -I f-:::, ~1 . :f--/' b:ec:.- (~'Y .- _J DWY TO BE REMOVED (N) PIY & FDC LOCATIONS (N) GAS METER LOCATION '.\)v· IE -1'.?-· -I 0••1\/ (E) STREET LIGHT VAULT .. ➔ +12' ~- MECH. RM/ (BOILERS) (E) GAS VALVE 't,':J?-1~- ( (E) PG&E UNDERGROUND Rfj"ORMER ~ <o'Y. ( ~ N78"57' 42"W EXISTING BUILD ING (E) PG&E VAULT STREET +9.64' + 150.00' CONCKt It mu RETAIL 969 sq ft +12' + I +12' ~ UTILITY .. ➔ (ELECT./TELECOM. RM SWITCHGEAR & PG&E METERS) N78"57' 42"W 40.00' PG&E VAULT Sf.~\-\ ()9.9 Rll,I (E) SSCO I f'--:::, u ID a: :::, 9 ' (E) ADA ACCESSIBLE CURB RAMP TO REMAIN (E) STREET LIGHT VAULT (E) PG&E VAULT (N) CURB CUT TO BE USED FOR TRASH REMOVAL (E) CURB CUT TO BE REMOVED LEGEND: Ill DIAMETER ADA AMERICAN DISABILITY ACT APN TAX ASSESSOR'S PARCEL NUMBER BD BUILDING BFP BACK FLOW PREVENTER BW BOTTOM OF WALL CATV CABLE TELEVISION B-CONC CONCRETE -DK DECK DWY DRIYEWA Y EC EDGE OF CONCRETE ELEC/E ELECTRICAL EP EDGE OF PAVEMENT EPB ELECTRICAL PANEL BOX FDC FIRE DEPARTMENT CONNECTION FF FINISHED FLOOR FL FLOW LINE FNC FENCE FH FIRE HYDRANT FP FENCE POST FS FINISHED SURFACE FTG FOOTING GRND GROUND GS GROUND SHOT ELEVATION GUY GUY ANCHOR (POWER POLE) GV GAS VALVE H HEIGHT HB HOSE BIB L LENGTH LG LIP OF GUTTER MB MAILBOX OHE OVERHEAD ELECTRICAL LINE(S) O.R. OFFICIAL RECORDS PM PARKING METER PP POWER POLE PIV POST INDICATOR VALVE PG&E PACIFIC, GAS & ELECTR IC R RADIUS RCP REINFORCED CONCRETE PIPE RD ROOF DRAIN RF ROOF RK ROCK SSCO SANITARY SEWER CLEANOUT SD/D STORM DRAIN SL STREET LIGHT SMH SANITARY SEWER MANHOLE SN SIGN STP STEP TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE THRSHLD DOOR THRESHOLD TR TRAFFIC LIGHT/STREET LIGHT TRNK TRUNK (TREE) TW TOP OF WALL UNK UNKNOWN W/ WITH WD WOOD WY WATER VALVE ~ NEW CONCRETE TO REPLACE EXISTING X EXISTING TREES TO BE REMOVED N (N)(J.lURB SIDEWALK NOTES: <t 1. ALL EXISTING SIDEWALKS AROUND THE BUILDING ARE TO BE REPLACED . o_ 2. EXISTING STREET TREES ARE TO BE _J REPLACED . 3. EXISTING UTILITY VAULTS ARE TO BE RA ISED OR LOWERED TO NEW SIDEWALK GRADES, AS NECESSARY. 4. EXISTING CURB RAMPS AT INTERSECTIONS ARE TO REMAIN. (N) PG&E TRANSFORMER VAULT 10' 5' O' 10' 20· GRAPHIC SCALE: 1'=10' C.3 18-106 <( z "' 2 ::; <( u S\,\~ ' (fjg,2 i11 .. S\,\'r' f;)s.a P.1l'J w ~ z w > <{ (N) z _J 0 u z _J -I 0 (/) 0 (/) ~,c,_,. '?p/ +12' 4 MECH. RM/ (BOILERS) THIRD CATV □ N78"57' 42"W EX ISTING BUILDING STREET ., RAMP IIP 150.00' RETAIL 969 sq ft +12' 4 -f12' UTILITY (ELECT./TELECOM. RM SWITCHGEAR & PG&E METERS) N78"57'42"W 40.00' 0 0 (/) 0 (/) C\ (/) 0 U) 0 (/) Sl Cl (/) 0 (/) w ~ z w > <{ LEGEND : ¢ DIAMETER APN TAX ASSESSOR'S PARCEL NUMBE R BD BUILDING BW BOTTOM OF WALL CATV CABLE TELEVISION CONC CONCRETE DK DECK EC EDGE OF CONCRETE EL EC/E ELEClRICAL EP EDGE OF PAVEMENT EPB ELEClRICAL PANEL BOX FF FINISHED FLOOR FL FLOW LINE FNC FENCE FH FIRE HYDRANT FP FENCE POST FS FINISH ED SURF ACE FTG FOOllNG GRND GROUND GS GROUND SHOT ELEVATION GUY GUY ANCHOR (POWER POLE) GV GAS VALVE H HEIGHT HB HOSE BIB L LENGTH LG UP OF GUffiR MB MA ILBOX OHE OVERHEAD ELEClRICAL LINE(S) O.R. OFFICIAL RECORDS PM PARKING METER PP POWER POLE R RADIUS RCP REINFORCED CONC RETE PIPE RD ROOF DRAIN RF ROOF RK ROCK SCO SANI TAR Y SEWER CLEANOUT SD/D STORM DRAIN SL SlREET UGHT SMH SANITARY SEWER MANHOLE SN SIGN STP STEP TC TOP OF CURB TF TOP OF FOOllNG TG TOP OF GRATE THRSHLD DO OR THRESHOLD lR TRAFFIC LIGHT /STREET LIGHT lRNK lRUNK (lREE) TW TOP OF WALL UNK UN KNOWN W/ WITH WD WOOD WV WATER VALVE X EXISllNG lREES TO BE REMOVED EARTHWORK QUANTITIES £!JI 1550 CY .fill. 380 CY fill 1170 CY OFFHAUL PREUMINARY EARTHWORK QUANTITIES ARE CALCULATED FROM EXISTING GRADE TO PROPOSED SUBGRADE . THE QUANTITIES DO NOT INCLUDE ANY SWELLING OR SHRINKAGE FACTORS AND ARE INTENDED TO REPRESENT IN -SITU CONDITIONS. QUANTITIES DO NOT INCLUDE OVER-EXCAVATION OR TRENCHING. ASSUMPTIONS HAVE BEEN MADE TO ACCOUNT FOR STRUCTURAL FOUNDATION AND PILE/PIER SUPPORT. QUANTITIES WILL NEED UPDATE WHEN STRUCTURAL FO UNDATION DESIGN IS COMPLETED. 10' 5 ' o' 10' 20· GRAPHIC SCALE: 1"=10' SHEET C.4 18-106 3: ~~ C')/ ~';/ ( 3: I I I I -,;:N $ /. z -, I~ ~ C-1 5 3: J/fl urn V) V) I WrJ ~ I LE ul.J )> <;( I Vl n::l/l VJ t/1 (/J (j) 17! -I 0 ,>l 'o/ \C ... y/ ?/ ... - ... 1,k :~'J ,, ~/ ~ 0 Ul cPM ' ~ -!> 1.P rw,,1 LJ j ,,, IV w 6" Y(◊TERUl ✓E 'vV w w ss ----5S ----ss ----ss ----'.:S ----ss ___ 6_" _SANJlAR'i' '.:.EWER \1.? '·~ '(C' (E) STREET LIGHT VAULT'-·-· t~"':>// ;\ .. LOBBY ~12' 2,130 sq ft (N) BFP LO~QNl 2' MECH. RM/ (BOILERS) (E) GAS VALVE ) PG&E U DERGROUND NSFORMER EX ISTING BUILDING 0 (/) ,u, '<lo w +9.64' + w w ss---- 150.00' w ss ss - COMCRETE PAD ---LJ~-mi/ ~ / I i71 I ----f-_::_:_:__:_--¥-------,-------------'2:!JrHnCL!dDi2/ i / ~ wl---1· 1 ·wt_ __ , __ 11--W· C ·,'il\•,_i D w ,,v ss w w ,,, '::S ----SS ----"' -~--,s j i~ ,., (E) PG&E VAULT RETAIL 969 sq ft ~12' .. ➔ I +12' -0-I UTILITY (ELECT./TELECOM. RM SWITCHGEAR & PG&E METERS) •·JC' N78'57'42"W 40.00' (E) SSCO 0 U) Sl 0 ,,, 0 IJJ l &l :::, () <O " :::, ~ r 0 V1 fi f.l Cl v, t/1 Ul (/) (/) Ul {/l uL I ~ 2 Lili :i:-~ ~ ~ a:: (/Jw t0~ )-- 0:: ;! z 3i "" ~ (E) STREET LIGHT VAULT (Ji) ~ ,l 5 ' O' 10 ' I ~~-~~~~iiiiiiiiii-~!20' GRAPHIC SCALE: 1"=10' cs 18-106 DMH 8.0 RII, 51 sq ft oPf.l • 11"<t gJ #LI' opv G""SH .,., l l4 D r-- L D _,, .. !J i(IJ • AREA DRAINAGE MAINTENANCE (SQUARE AREA NAME FEET) BUILDING ROOF 24646 COURlYARD 752 PLANTERS 238 BIORETENTION AREA 1022 LANDSCAPE 743 TOTAL > 27401 209 2BR 901 sq ft 207 2BR 899 sq ft 205 STUDIO 446 sq ft 203 STUDIO 453sq ft 201 1 BR 795 sq ft POST-PROJECT OMA POST-PROJECT RUNOFF OMA AREA X SURFACE lYPE FACTOR RUNOFF FACTOR ROOFS &: HARDSCAPE 1.0 24646 PERMEABLE PAYERS 0.1 75 LANDSCAPE 0.1 24 LANDSCAPE 0 .1 102 LANDSCAPE 0.1 74 24921 211 1 BR 606 sq ft 206 1 BR 565sq ft 204 2 BR 829sq ft 202 STUDIO 401 sqft 208 STUDIO 509 sq ft DRAINAGE RECEIVING FACILllY NAME BIORETENTION AREA SIZING I MINIMUM I PROPOSED FACTOR FACILllY FACILllY AREA (SF) AREA (SF) .04 I 997 I 1022 210 STUDIO 442 sq ft 222 2BR 994 sq ft Cl RC ULA TION 3,233 sq ft vBIO~ElHnlOIII AREA + "' "' "' + ROOF DECK .. '1 ,122 sq ft .. 1't._AN~R· GYM 279 sq ft 220 2 BR 989 sq ft 212 STUDIO 539 sq ft 214 1 BR 547 sq ft 216 2 BR 816sq ft 218 STUDIO 392 sq ft /------ ' ) '--T 105 s 215 2BR 923 sq ft 217 1+ BR 684 sq ft 219 2 BR 1,068 sq ft 221 1 BR 747 sq ft D \ g'\,. 8.92 • ,, .. ,, 8.93 BALCON I ,-.,...-,....,-._,___/ 50 Sq ft 01~\-\ QS.9 R\\.I PROJECT DATA FORM AND RUNOFF REDUCTION MEASURE SELECTION Project Name/Number 703 THIRD STREET (JOB#: 18-106) Application Submittal Date MARCH 2018 [to be verified by municipal staff] Project Location 703 THIRD STREET SAN RAFAEL, CA [Street Address if available, or intersection and/or APN] APN : 011-278-01 &011-278--02 Project Phase No. DESIGN REVIEW Project Type and Description [Examples: "Single Family Residence," "Pan<ing Lot MIXED USE RESIDENTIAL DEVELOPMENT Addition," "Retail and Parking1 Total Project Site Area (acres) 0.629 Total New or Replaced Impervious Surface Area (square feet) 27,401 SF [Sum of impervious area that will be constructed as part of the project] Total Pre-Project Impervious Surface Area 26,059 SF Total Post-Project Impervious Surface Area 25,479 SF Runoff Reduction Measures Selected 1. D Disperse runoff to vegetated area (Check one or more) 2. 181 Pervious pavement 3 . □ Cisterns or Rain Barrels 4 . IXI Bioretention Facility or Planter Bmc GRAPHIC SCALE: 1"=10' < z "' 2 ::::; < u z ::s c.. I-z LU ~ ~ LU I-0::: LU I-LU 0::: 0::: LU I-I-V) ~~ ~ :r: 0::: I- 0 M I-0 V) I'-,. >-0::: <( z ~ :::::i ...,j LU < 0::: c.. < "' z ~ 0 ~ 0 C.6 18-106 (E) TRAFFIC SI GN AL BIKE RACK , TYP w :::i z w ~ z _J 0 u z ~ MECH. RM/ (BO ILERS) THIRD STREET BIKE RAC K, TYP STRE ET TREE WITH CITY STANDARD TR EE GRATE, TYP CITY STANDARD CO NCRETE SIDEWALK , TYP (E) STREET LIGHT/fRAFFIC SIGNAL 30 " HT CORTEN PLANTERS AT BUILDING ,TYP BIKE RAC K, TYP STREET TREE WITH CITY STANDARD TREE GRATE , TYP PRECEDENT IMAGER Y BI KE RAC KS PRELIMINARY PLANT PALETTE PLATANUS AC ER IFO UA 'COLUMBIA', LONDON P E TR EE r.:-,-r-.--- LI RIOPE SPICATA 'SILV ER DRAGON', SI LVER DRAGO N ULYTURF CONCRETE SIDEWALK WITH TRE E GRAT ES ,, LOMAN DRA 'PLATINUM BEAUTY', AAVARIEGAT ED DWARF MAT RUS H PHORM IUM 'TINYTIGER ', DWARF FLAX L-1 ------------rt'\------------------------------------------------------------------------------------------------------ 16' 32·u 703 THIRD STREET GROUND FLOOR LANDSCAPE PLAN SAN RAFAEL,CA I MARCH 14, 2018 I 703 THIRD STREET ASSOC, LLC L an d s cap e A r c h it ec tu re + VANMETER WILLIAMS Des ign POLLACK : PRECAST CONCRETE PAVERS SCULPTURAL BENCH STACKED STONE WALLS WHERE VISIBLE AT C3 PLANTERS , TYP PRECAST SEAT WALL MOUNDED AND SLO PED PLANTING AREA , TYP BIORETENTION PLANTING, TYP -'-'I PRECAS T C3 PLANTERS , TYP CONCRETE TOPPING SLAB , TYP I[ I ]~"""""'====! ,_J I •• J~ ~S-J· --• l ~_LJ r=----~ t ,----J _ .J i I ! ,1 PRECEDENT IMAGERY STACKED STONE WALL I MOUNDED AND SLOPED PLANTING AREA PRELIMINARY PLANT PALETTE BETULA PENDULA, EUROPEAN WH ITE BIRCH ACACIACOGNATA 'COUSIN ITT', LITTLE RIVER WATTLE LOROPETALUM 'SHANG WHITE', EMERALD SNOW FRINGE FLOWER PR ECAST CONCRETE PAYERS SEAT ALL SC ULPTURAL BENCH OPTIONS CORNUS FLORIDA 'CLOUD 9', EASTERN DOGWOOD HEUCHERA MAXIMA, ISLAND ALU M ROOT LOMANDRA 'PLATINUM BEAUTY , VARIEGAT ED DWARF MAT RUSH ,. POLYSTICHUM MUNITUM, WESTERN SWORD FERN SARCCCOCCA HOCKERIANA VAR HUMILJS , SWEET BOX L-2 •-•w-----,1•6,-w-32' 0------------------------------------------------------------------------------------------------------------------------- 703 THIRD STREET 2ND FLOOR PODIUM LANDSCAPE PLAN SAN RA FAEL.CA I MARCH 14, 2018 I 703 THIRD STREET ASSOC, LLC Land s cape Archi tec tur e + VANMETER WILLIAMS Des ign POLLACK : PRECAST CONCRETE PEDESTAL PAVERS, TYP GAME AREA: FOOSBALL FIREPIT WITH SEATING DINING TABLE, TYP WOOD DECK ING, TYP PARAPET, TYP SEE ARCHITECTURE PLANS ELEVATOR LOBBY TREE IN LARGE PRECAST ----4,::f;;;;;;::r,tJt/''"f:J."f.~rr~dW PLANTER, TYP r1 SEATING, TYP -----"---A~;M::i?j;l,H_::: GAME AREA: DARTS GAME AREA: POOL ----✓~~1.?1~;:--:;7'1,j~;:---:;:?"lf.;:,!f;~7'.=::;:y~ FIREPIT WITH SEATING EQU IPMENT ZONE LOW PRECAST PLANTER, TYP TREE IN LARGE PRECAST PLANTER, TYP GAME AREA: CORNHOLE-----ry} 1n 'n'ildl-''l'H-H--J.j ll 111 LWlttLIJJilli[LJ PRECAST PLANTER WITH SCREEN PLANTING, TYP PEDESTRIAN GATE, TYP 5'-6" HIGH WOOD SCREEN FENCE , TYP 5'-6" HIGH WOOD SCREEN FENCE, TYP--i~~;i+=i+t::tl SEATING, TYP----4-....,,._-l'+ti PEDESTRIAN GATE, TYP PRECAST CONCRETE PEDESTAL PAVERS, TYP lfi"rl'+'T+++t r-: id ~ t=-·~ ::;o. ~ COURTYARD _, ~ -=;~EL~ . BELOW , - I r ---- 1 ____ _ l_ --- ,--------- ROOF DECK BELOW ' I I soLA1-1 Ho:r ' -\l ! PAH~LS PRECEDENT IMAGERY OUTDOOR SEATING AND ROOFTOP TREES PRECAST CONCRETE PAYERS PRELIMINARY PLANT PALETTE ACER RUBRUM 'BOWHALL', BOWHALL RED MAPLE CHONDROPETALUM TECTORUM, CAPE RUSH HELICTOTRICHON SEMPERVIAENS, BLUE OAT GRASS FIREPrT WOOD DECKING LAGERSTROEMIA 'NATCHEZ ' FLOWERING WH ITE CRAPE MYATUE CLYTOSTOMA CALUSTEGIOIDES, LAVENDER TRUMPET VlNE . HESPERALOE PARVIFLORA 'PERPA , RED YUC CA SHADE STRUCTURE OlrTDOORTV OLEA EUROPAEA 'SWAN HIUL', FRUITUESS OLIVE DIETES BICOLOR, FORTNIGHT LILY SENECIO MANDRAUSCAE , KLEIN IA GRILLS WOOD SCREEN FENCE ANIGOZANTHOS SPECIES, KANGAROO PAW ECHIVERIA 'AFTERGLOW ', PURPUE ECHEVERIA PRUNUS CAROLINIANA 'BRIGHT 'N TIGHT , CAROLINA LAUREL L-3 --------------rh ------------------------------------------------------------------------------------------------------------------------------ 16 3z·u 703 THIRD STREET ROD LANDSCAPE PLAN SAN RAFAEL ,CA I MARCH 14, 20IB I 703 THIRD STREET ASSOC, LLC Landscape Archit e ctur e + VAN METER WILLIAMS De s i gn POLLACK : SITE PLAN SCALE: 1" = 20' --20' 40' SHEET NOTES ~ ~~:~~~~iLAR CURB CUT PER CITY OF SAN RAFAEL 0 REMOVAL OF (E) STREET TREE PLANTER, BULB OUT @J BIKERACK ('.!] LONG TERM BICYCLE PARKING (RESIDENTS) @] VEHICULAR OVERHEAD GATE(SEE ELEVATIONS) @J NEW PG&E TRANSFORMER VAUL TTO SERVE BUILDING [2J POST INDICATOR VALVE(PIV) @J WALL MOUNTED FIRE DEPARTMENT CONNECTION (FOG) ~ ~o~;~;:~. ~~~~~v~A;~;~~~FOR FILTRATION MEDIA UNITS , ~ DOMESTIC WATER BACK FLOW PREVENTER (BFP) [!:!] DOMESTIC WATER METER LOCATION ~ PLANTER. SEE LANDSCAPE DRAWINGS @] (E) ACCESSIBLE CURB RAMP ~ GAS METER LOCATION @] POTENTIAL LOADING ZONE @] (E) TRAFFIC S IGNAL @) (E) STREET LIGHT, TYP. ~ TELECOM VAULT ~ PACIFIC GAS & ELECTRIC @] SANITARY SEWER CLEANOUT @] GAS VALVE ~ SIGN @] PARKING METER, (E) OR RELOCATED el RETAIL ENTRY FROM SIDEWALK el CURBCUT FOR TRASH REMOVAL el (E) TRAFFIC/STREET LIGHT VAULT OVERALL BUILDING AREA GROUND FLOOR GROUND FLOOR I GARAGE, BIKE ROOM, RETAIL, LOBBY & UTILITY SPACES CONSTRUCTION TYPE 1 ·A GENERAL NOTES 1) FEMA BASE FLOOD ELEVATION: 11'-0" FINISHED FLOOR ELEVATION: 12'-0" (PER CITY OF SAN RAFAEL, A MINIMUM OF 1 FOOT ABOVE FLOOD ELEVATION IS REQUIRED FOR ALL CRITI CAL FACILITY SPACES.) 2) FINISHED FLOOR ELEVATIONS OF ALL INTERIOR AREAS EXCLUDING THE GARAGE & TRASH ROOMS ARE 12'-0" ABOVE SEA LEVEL AS REQUIRED BY C ITY OF SAN RAFAEL AND FEMA BULLETINS . SYMBOLS © NEW TREE, SEE LANDSCAPE DRAWINGS LOBBY RETAIL BIKE ROOM 2,130 969 612 PARKING GARAGE UTILITY & CIRCULATION TOTAL 18,028 3,017 24,756 SECOND THIRD FOURTH FIFTH & SIXTH FLOORS· RESIDENTIAL CONSTRUCTION TYPE 3 A NUMBER OF UNITS PER TYPE AREA IN SQUARE FEET FLOOR RESIDENTIAL COMMUNITY BUSINESS COURTYARD/ TOTAL STUDIO UNITS 1 BEDROOM UNITS 2 BEDROOM UNITS SF LOBBY AREA GYM SPACE CENTER UTILITY CIRCULATION ROOF DECKS/ INCLUDING BALCONIES ROOF DECKS SECOND FLOOR 7 6 9 15,459 327 279 593 295 104 3,233 4,528 24,818 THIRD FLOOR 6 11 8 17,033 327 104 2,759 175 20,398 FOURTH FLOOR 6 11 8 17,033 327 104 2,757 175 20,396 FIFTH FLOOR 6 9 10 16,581 327 104 2,757 559 20,328 SIXTH FLOOR 8 7 8 15,336 327 104 2,758 1,654 20,179 ROOFTOP 5,317 5,317 SUBTOTAL 33 44 43 TOTAL 120 81442 1635 279 593 295 520 14264 12408 111 436 TOTAL RESIDENTIAL TOTAL RETAIL TOTAL GARAGE & UTILITY AREAS BUILDING (FLOORS (GROUND FLOOR) TOTAL 2 ,3 ,4 5 6) TOTAL: 111,436 969 23 787 136,192 AI.O C)----------------------------------- VAN METER WILLIAMS POLLACK ~ 26 WATER PUMP MECH. RM/ (BOILERS) 9'-0" 196'-6" 9'-0" 9'-0" z :-------------~-------------~ : (0 I N ~------------------------------- 195'-0 " MARIN COLOR SERVICE UTILITY ROOM (ELECT JTELECOM SWITCHGEAR & PG&E METERS) ~---13 ------1------118 SHEET NOTES QJ ~~:N~!~~iLAR CURB CUT PER CITY OF SAN RAFAEL 0 REMOVAL OF (E) STREET TREE PLANTER, BULB OUT @] BIKE RACK ~ LONG TERM BICYCLE PARKI NG (RESIDENTS) @J VEHICULAR OVERHEAD GATE (SEE ELEVATIONS) [!] NEW PG&E TRANSFORMER VAULT TO SERVE BUILDING 0 POST INDICATOR VALVE (PIV) [!j WALL MOUNTED FIRE DEPARTMENT CONNECTION (FDC) [!] ~Fo~:~~~~. ~;~Rc~v~A;:,:~~~;'"FOR FILTRATION MEDIA UNITS, ~ DOMESTIC WATER BACK FLOW PREVENTER (BFP ) ~ DOMESTIC WATER METER LOCATION ~ PLANTER, SEE LANDSCAPE DRAWINGS ~ (E) ACCESSIBLE CURB RAMP ~ GAS METER LOCATION ~ POTENTIAL LOADING ZONE ~ (E) TRAFFIC SIGNAL Q2:] (E) STREET LIGHT, TYP. ~ TELECOM VAULT ~ PACIFIC GAS & ELECTRIC ~ SANITARY SEWER CLEANOUT ~ GASVALVE [Ej SIGN ~ PAR KING METER, (E) OR RELOCATED ~ RETAIL ENTRY FROM SIDEWALK ~ CURBCUT FOR TRASH REMOVAL ~ (E) TRAFFIC/STREET LIGHT VAULT GENERAL NOTES 1) FEMA BASE FLOOD ELEVATIO N: 11'-0" FINISHED FLOOR ELEVATION: 12'-0" (PER CITY OF SAN RAFAEL, A MINIMUM OF 1 FOOT ABOVE FLOOD ELEVATION IS REQU IRED FOR ALL CRITICAL FACILITY SPACES.) 2) FINISHED FLOOR ELEVATIONS OF ALL INTERIOR AREAS EXCLUDING THE GARAGE & TRASH ROOMS ARE 12'-0" ABOVE SEA LEVEL AS REQUIRED BY CITY OF SAN RAFAEL AND FEMA BULLETINS. SYMBOLS ~ NEW TREE, SEE LANDSCAPE DRAWINGS A2.0 SCALE: 3/32" = 1'-0" ffi --,--1._6_' ------32' u--------------------------------------------------------------------------------------------------------------------------------- VAN METER WILLIAMS POLLACK ~ -16' 32 ' BALCONY 209 2BR 901 sqft 207 2 BR 899sq ft 2ND FLOOR PLAN SCALE: 1/16" = 1'-0" 204 2BR 829sqft 222 2BR 202 994 sq ft STUDIO 401 sqft 9 b .,... 196'-6" BALCONY 95sqft COURTYARD 3,1 36sqft ROOF DECK 1,122sQ ft 195-0" MARIN COLOR SERVICE 220 2BR 989sq ft 212 STUDIO 539sq ft 213 2BR 914 sqft 216 2 BR 816sqft 2 18 STUDIO 392sqft BALCONY 21 5 2BR 923sqft 217 1+BR 711sqft 219 2BR 1,068sqft 221 1 BR 747 sq ft +/-6'-0" =t~ BALCONY 309 2BR 901 sqft 307 2BR 899sqft 305 STUDIO 446SQft 303 STUDIO 453sq ft 301 1 BR 795 sq ft 3RD FLOOR PLAN SCALE: 1/16" = 1'-0" 304 2BR 829sq ft 302 STUDIO 401 sq ft / 313 1 BR / 324 2BR 994 SQ ft ROOF DECK BELOW r.===~==!I LOBBY 327 sq ft CIRCULATION 2,759 sqft 312 1 BR 562sqfl / 315 1 BR 605sqft / ,/ ,/ " / ~RTY,<i(o BEU>W ,/ " ROOF DECK BELOW " " "-, " 322 2BR 989sqft 317 1 BR 600sqfl: 318 2BR 816 sq ft 320 STUDIO 392sq ft BALCONY 319 2BR 923 sqft 321 1+BR 711 sqft 323 2BR 1,068 sq ft 325 1 BR 747sqfl A3.0 C)----------------------------------- VANMETER WILLIAMS POLLACK ~ 16' BALCONY 37sqft 409 2BR 901 sqft 407 2BR 899sqft 405 STUDIO 446 sq ft 4 03 STUDIO 453sqft 401 1 BR 795 SQ ft 4TH FLOOR PLAN SCALE: 1 /16" = 1 '-0" "-.__ "-.__ "-.__ "-.__ "-.__ 404 ./ 2BR / 829sqft / / / ✓- 424 2BR 402 994 sqtt STUDIO 401sqft 415 417 1 BR STUDIO LOBBY 605 sqft 600sq ft 327 sq ft CIRCULATION 2,757 sq ft 412 414 1 BR STUDIO 562 sq ft 539 sq ft / / / / ,,/ "-.__ / ,,,,, "-.__ "-.__ 418 2 BR "-.__ 816sqft "-.__ "-.__ 422 2BR 989sqft 420 STUDIO 392 sqft BALCONY 37sq ft 419 2BR 923sqft 421 1+BR 711 sqft 423 2BR 1,068sq ft 425 1 BR 141 sq n 50sq ft ROOF DECK 192sq ft BALCONY 37 sq n 509 2BR 901 sqft 507 2BR 899sqft 505 STUDIO 446sqft 503 STUDIO 453 sq ft 501 2 BR Tow nhome 568sqft 5TH FLOOR PLAN SCALE: 1/16" = 1'-0" 504 2 BR 829sq ft 502 STUDIO 401sqft '-, "-.__ ,/ "-.__ "-.__ // // 524 2 BR 994sqft "-.__ LOBBY 327sqft CIRCULATION 2,757sq ft "-.__ _,,/ ,/ ,.,,x.._,_ 512 1BR 562sq ft .,~/ "-.__ "-.__ // "-.__ 515 1 BR 605sqft / '-... 522 2 BR 989sqft "-.__ // 517 1 BR 600sqfl 518 2BR 816sqfl 520 STUDIO 392 sq ft BALCONY 519 2BR 923 sq ft 523 2BR 1,068 sqft 525 2 BR Townhome 522 sqft 50sq ft th A4.0 32 ' u-------------------------------------------------- VANMETER WILLIAMS POLLACK : ROOF DECK 358 sqft 16' 32 ' ROOF DECK 207 sq n 609 611 615 2BR STUDIO 1 BR 645sq ft LOBBY 53Bsqft 327 SQ ft CIRCULATION 2,758.sq ft 607 612 614 2 BR 1 BR STUDIO 719 sqft 562 sq ft 539sqft 565sq fl "-/ "-,/ 605 "-,/ STUDIO "-342 sqft "- ------- ,/ /~ 603 ./ "-STUDIO 604 ,/ "-2BR B29sqft ,_/ "-,,,,,." "- / "- 624 622 601 2BR 2BR 2 BR Townhome 602 993sqft 988sqfl 568sq ft STUDIO 401 sqft 6TH FLOOR PLAN SCALE: 1/16" = 1'-0" ROOF DECK 203 sq fi 617 STUDIO 494 sq ft 618 2 BR 816 sqft 620 STUDIO 392 sq ft 619 2 BR 867 sq ft 623 2BR 830sqft 625 2 BR Townhome 520 sq ft ROOF DECK 356 sq ft P'I PANEL ROOF PLAN SCALE : 1/16" = 1'-0" I I I I I I I I I I 'w' IZ I :~: ,z, 1~1 IQ.I 15 1 J~I I I I I I I PY PAl'lFI "- "- EXAMPLES OF ROOF DECK IMAGES PY PANEL "-/ _,/ SOLf'.R >lflT H20 PM-IEL5 / "- "- / / COURTYARD / ~ELO~ .,7,, / "- ROOF DECK BELOW ", / "- "- / "- / SOLAR HOT H20 PAl,IELS Fl/ PAMEL PV : 1 PANEL 1~1 ,o ' 1 N i 1~1 1~' 1(il 151 ,o ' j U.)t I I I I I I l _I PY PANcL A5.0 0---------------------------------~ VANMETER WILLIAMS POLLACK ~ KITCH EN/ DIN ING 20'-0" X 10'-8" TVP. I+ BEDROOM: 711 SF SCALE: 1/4" = 1'-0" 4' 8' BEDROOM 11'-0"X 10'-0" G OF FICE AREA 11 '-0" X 10'-0" LIVING 10'-6" X 10'-10" D Q I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 0 1 TI BEDROOM 12'-0" X 14'-0" - □[) OQoG TVP. I BEDROOM: 796 SF SCALE: 1/4" = 1'-0" LIVING/ DINING 20'-0" X 14'-10" 0 KITCHEN/ DINING 12'-10" X 11'-7" 0 TVP. 2 BEDROOM WITH BALCONY: 923 SF SCA LE: 1/4" = 1'-0" KITCHEN 1 o·-o· x 9'-5" B I u. ,o o' I _____ ..J LIVING 14 '-10"X 12'-6" BEDROOM 11'-0"X 11 '-10" AREA 16'-0" X 15'-6" I I I I I I I I I I I I I I il TVP . STUDIO : 452 SF SCALE: 1/4" = 1'-0" KITCHEN/ 0 DINING 12'-3" X 15'-10" BATH 6'-6"X 12'-0" QQ TVP . 2 BEDROOM: 1,068 SF SCALE: 1 /4" = 1 '-0" --IE3]---o_o - KITCH EN 13'-6"X5'-11" BEDROOM I I I I I I I I 11'-0" X 14'-0" I I - LIVING 14'-0" X 12'-3" D □ BEDROOM 12'-0" X 16'-0" @ (5)11 o'' I I I I QJ" I I I I □ I I I I I I I I I I A6.0 VANMETER WILLIAMS POLLACK ~ outdoor uptown large outdoor DESCRIPTION Verticalmetalslatsofvaryingwidlhscreatevisual ln\Jigueanddepth.lncludes(l)replaceable1owatt 3000KLEDmodule.120'o'. WEIGHT 8.2'41b/3.7'4kg:t ' 1:S~ 11.1· «91\ID d~f!l!Oat.9·1125 111111 11 ~ ORDERING INFORMATION LWLID ~1 B..~ LBJLEDMOl1.ile 10NJ(XXJ(120v Ww~IOC.a~Ofl sz-.. SI u~u 5. EXTERIOR LIGHT FIXTURE 1" CAST ALUMINUM INDIVIDUAL ~~i~i~~~i~~~l~~~AL MARQUEE 4. BUILDING SIGNAGE SECTION SCALE: 1/2" = 1 '-0" ~~ -1 ~ ~ ~~ 1~~ i ~~ ~11~ ~~ n ~~ i ~~1 1- ~ D ~ D o ~ o ~ o D ~ D Di ~ ~ A. ELEVATION VIEW 3. TYPICAL RAILING DETAIL SCALE: 1 1/2"= 1'-0" A . PLAN VIEW 2. TYPICAL SUNSHADE DETAIL SCALE: 1 1/2"= 1'-0" ' V - I ' ' '' , TAPERED STEEL SUPPORT BLADE, WELDED TO STEEL PLATE PERFORATED 1/6" THICK ALUMINUM CANOPY PANEL, FOLDED 3" ON ALL SIDES 2 "DIA. SQ. METAL RAIL p A T ERFORATED METAL PANEL, TTACHED TO 2" SQUARE UBE METAL POST 2 "SQUARE TUBE METAL POST HEIGHT OF GUARD RAIL SHALL BE 42 1/2" MIN. 1 " SQ. ROUND RAIL, WELDED TO METAL POST 4 "DIA. SPHERE C ANNOT PASS THRU ' I i I --·--··---- □ ' ' ' ' ' ' ' : : ' ' In I 1 ltll ,.,, 1 111 1 1tl1 1 11 1 1 111 ~~~ B. SECTION VIEW 2" SQ. STEEL, WELDED TO VERTICAL MEMBERS 1/6" PERFORATED METAL PANEL 1" DIA. SQUARE RAIL --FOLDED ALUM. PANEL BEYOND TAPERED STEEL BLADE SUPPORT :::::::::) : ___ @ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ {OTS IN BLADE 1 % SLOPE FOR DRAINAGE B . SECTION VIEW I----- "~ ~-~~---~/:===\ =~-----~ r=a==-==~ I. MAIN BUILDING ENTRY SCALE: 1/2" = 1'-0" PERFORATED METAL RAILING, SEE 3/A6.5 A6.5 VANMETER WILLIAMS POLLACK : ! i (=- ~----1=-, !_:_ ____ ___:__~ I I '""• ~ .. , .... i~"" ........ ;;;;;;;;t-"!!lf: ROOF LEVEL EXITING SCALE: 1/16" = 1'-0" 209 Z BR 901 sq ft 207 2 BR 899 sq ft 205 STUDIO 446 sq ft 203 STUDIO 201 1 BR 1ss sq n 2ND FLOOR EXITING SCALE: 1/16" = 1'-0' II II · «ee==ccsie~===~~"""=aeit l ROOF DECK 7 ' i :l ~ :------------------------------------------------:!Zl I I I I I I I I I I I I I I I I I = II / /' / / I I I ~1--,...----~~----- I I 3HRAREA SEPARATION WAU 204 ZBR 829 sqft 442 sq fl 3HRAREA SEPARATION WAll. 222 2 BR 994 sq ft / COURTYARD 3 ,136 sqft ROOF DECK 1,122sqft '--, / "-- '---._ I 220 2BR 989sqfl II / "-- '---._ ' 213 2 BR 914sq ft 216 Z BR 816 sq ft 218 STUDIO 392sq ft I I I I I I I I I I I l r- I I I I I _I i----i .I I I I I I ,,►.~:::::::: -·-·~•.:,.;,.:,.:.... 1 11111 BALCONY 215 2 BR 923sqft 217 1+BR 711 sqft 219 ZBR 1,068sq ft 221 1 BR 747 sq ft 50sq ft BALCONY 3HRAREA 37sq ft SEPARATION WALL 309 311 2BR 1 BR 901 sq ft 5sqn 51sqft 307 2BR B99sq n 304 ZBR 829sqft 3RD FLOOR EXITING, 4TH-6TH SIM. SCALE: 1/16" = 1'-0" 1ST FLOOR EXITING SCALE : 1/16" = 1'-0" "-- _,/ "· "-- "--/ cilu~A(o BE OW / "-- / /,,.SEPARA;~~~~ 324 2BR 994 sq ft ROOF DECK BELOW "-- _,/ '--, '--, 322 2BR 989 sq ft / "-- 317 1 BR 6 sq ft 31 8 2BR 816 sq ft BALCONY 37sqft 319 2 BR 923sq ft 321 1+BR 711 sqft 323 2BR 1,068sqft A7.0 VANMETER WILLIAMS POLLACK ~ GOODWILL LINCOLN AVE SOUTH ELEVATION SCALE: 1/~6" = 1'-0" 6TH FLOOR SCALE: 1/16" = 1'-0" 5TH FLOOR SCALE: 1/16" = 1'-0" 4TH FLOOR SCALE: 1/16" = 1'-0" 3RD FLOOR SCALE: 1/16" = 1'-0" 2ND FLOOR SCALE: 1/16" = 1'-0" --·------16' 32' ROOF 192 r-.. DECK sqft 601 2 BR Townhome 56 B sq n 6E.1 501 6E .2 2 BR ~-:;i:om e C. .I' , 5E.1 40 1 1 BR 795sqft ~ I 4E .1 3E.1 201 1 BR 795sq ft 2E.1 .... I( 5E .2 J Ila.~ ! 4E.2 3E.2 2E.2 602 STUDIO 401 sq ft 502 STUDIO 401 sq ft 402 STUDIO 4 01 sq fl 302 STUDIO 401 sqft 6E.3 I 5E.3 s I 4E .3 3E.3 2E.3 524 2BR 994 sq ft 424 2BR 994 sq n 324 2BR 994 sqft 222 2BR 994sqft 6E .4 ~ 5E.4 j ! 4E.4 ROOF DECK BELOW 3E .4 /r ROOF DECK 1,122sq ft 2E.4 522 2BR 989sq ft 422 2BR 989 sq ft 322 2BR 989 sq ft 220 2BR 989sq ft 6E .5 11 ' ! 5E.5 i ' 4E.5 3E.5 2E.5 620 STUDIO 392sqft 520 STUDIO 392sq ft 420 STUDIO 392sq ft 320 STUDIO 392sq ft 219 STUDIO 392sqft 6E.6 6E.7 {. ~ 525 2 BR Townhome 522 sq ft ; ~.1- -~I ,, 5E.6 5E.7 b 425 1 BR ~ 747 sqR 1-1,- 1 ef 4E.6 4E.7 3E.6 3E.7 221 1 BR 747 sq ft 2E.6 2E .7 ,., ~ 73'-0" ROOF -·-~~~::~ 52'-0" ~FIFTH ~ ~~i~TH --·--· ~~~~~ ROOF 192 -~~~~ND _ .-, 3'-0" FIRST (•12' ELEV.) . _. 0'-0" •9' ELEV.) DECK sqft TAMALPAIS AVE 703 THIRD STREET I SOUTH SIDE OPENINGS PROTECTION DIAGRAM SAN RAFAEL, CA I 8/15 /2019 I 703 THIRD STREET ASSOC. LLC TRANSIT CENTER EXTERIOR WALL OPENINGS SOUTH ELEVATION (AGAINST MARIN COLOR) BLDG. WING ALLOWABLE AREA OF FLOOR DESIGNATION DISTANCE FROM UNPROTECTED PROPERTY LINE OPENINGS PER CBC PER DIAGRAM TABLE 705.8 GROUND FLOOR -O' 0% SECOND FLOOR 2E.1 5'-6" 25% 2E.2 12'-0" 45% 2E.3 10'-0" 45% 2E.4 12'-0" 45% 2E.5 10'-0" 45% 2E.6 12'-0" 45% 2E.7 5'-6" 25% THIRD FLOOR 3E.1 5'-6" 25% 3E.2 12'-0" 45% 3E.3 10'-0" 45% 3E.4 12'-0" 45% 3E.5 10'-0" 45% 3E.6 12'-0" 45% 3E.7 5'-6" 25% FOURTH FLOOR 4E.1 5'-6" 25% 4E.2 12'-0" 45% 4E.3 10'-0" 45% 4E.4 12'-0" 45% 4E.5 10'-0" 45% 4E.6 12'-0" 45% 4E.7 5'-6" 25% FIFTH FLOOR 5E.1 10'-3" 45% 5E.2 12'-0' 45% 5E.3 10'-3" 45% 5E.4 12'-4" 45% 5E.5 10'-3" 45% 5E.6 12'-0" 45% 5E.7 10'-3' 45% SIXTH FLOOR 6E.1 10'-3' 45% 6E.2 12'-0" 45% 6E.3 10'-0" 45% 6E.4 >30'-0" NOLIMIT 6E.5 10'-0" 45% 6E.6 12'-0' 45% 6E.7 10'-3" 45% EXTERIOR OPENINGS WALL AREA AREA NO OPENINGS 317.5 SOFT 79.0 SOFT 50 SOFT 21.0 SOFT 517.5 SOFT 162.6 SOFT 197.5 SOFT 71 .5 SOFT 522.5 SOFT 162.6 SOFT 50 SOFT 21.0 SOFT 290 SOFT 72.6 SOFT 317.5 SOFT 79.0 SOFT 50 SOFT 0 SOFT 517.5 SOFT 162.6 SOFT 197.5 SOFT 71.5 SOFT 522.5 SOFT 162.6 SOFT 50 SOFT 0 SOFT 290 SOFT 72.6 SOFT 317.5 SOFT 79.0 SOFT 50 SOFT 0 SOFT 517.5 SOFT 162.6 SOFT 197.5 SOFT 71 .5 SOFT 522.5 SOFT 162.6 SOFT 50 SOFT 0 SOFT 290 SOFT 72.6 SOFT 275 SOFT 81.6 SOFT 50 SOFT 0 SOFT 517.5 SOFT 148.0 SOFT 197.5 SOFT 71 .5 SOFT 522.5 SOFT 148.0 SOFT 50 SOFT 0 SOFT 253.3 SOFT 88.3 SOFT 302.5 SOFT 55.9 SOFT 55 SOFT 0 SOFT 569.3 SOFT 173.3 SOFT -SOFT -SOFT 574.8 SOFT 173.3 SOFT 55 SOFT 0 SOFT 279.6 SOFT 104.3 SOFT PERCENTAGE OF UNPROTECTED WALL OPENINGS 0% 25% 42% 31% 36% 31% 42% 25% 25% 0% 31% 36% 31% 0% 25% 25% 0% 31% 36% 31% 0% 25% 30% 0% 29% 36% 28% 0% 35% 18% 0% 30% - 30% 0% 37% AB.O VANMETER WILLIAMS POLLACK : TRANSIT CENTER NORTH ELEVATION SCALE: 1/16" = 1'-0" ---------0 16' 32 ' GOODWILL SOUTH ELEVATION SCALE: 1/16" = 1'-0" --16' 32' fJ ml ••• II l'iB LINCOLN AVE ml l'iB II II II mJ MARIN COLOR PAINT STORE GOODWILL l'iB a ES a Im TAMALPAIS AVE MATERIALS & SYSTEMS IT] STUCCO -PAINTED ~ ALUMINUM STOREFRONT/WINDOWS OR VINYL WINDOWS @J BRICK VENEER 8J CONCRETE BASE @J METAL PANEL @J METAL RAILING PAINTED [!J SIDING -HORIZONTAL & VERTICAL @J STEEL TRELLIS -PAINTED ~ METAL COPING ~ BIKE RACK Q!j PLANTER CORTEN ~ CONCRETE OR STUCCO -PAINTED [EJ METAL SUNSHADE ~ CORTEN METAL PANELS COLORS 0 KM5787 -PARISIAN CASHMERE @J KM4562 -OYSTER HAZE @J PAINTED METAL -BRONZE GENERAL NOTES 1. FEMA BASE FLOOD ELEVATION: 11 '-0" FINISHED FLOOR ELEVATION: 12'-0" (PER CITY OF SAN RAFAEL, A MINIMUM OF 1 FOOT ABOVE FLOOD ELEVATION IS REQUIRED FOR ALL CRITICAL FACILITY SPACES.) 2. FINISHED FLOOR ELEVATION OF ALL INTERIOR AREAS EXCLUDING THE GARAGE, TRASH ROOM IS 1 '-O" ABOVE SEA LEVEL AS REQUIRED BY CITY OF SAN RAFAEL. 3. ROOFTOP MECHANICAL EQUIPMENT CONCEALED AND NOT VISIBLE FROM STREET LEVEL . A9.0 VANMETER WILLIAMS POLLACK ~ PARKING LOT PAINT STORE EAST ELEVATION -TAMALPAIS AVE SCALE: 1/16" = 1'-0" -------16' 32' 3RDST WEST ELEVATION -LINCOLN AVE SCALE: 1/16" = 1 '-0" -------0 16' 32' PAINT STORE 0'-0" FIRST FLR. 3RDST OFFICES/ PARKING LOT MATERIALS & SYSTEMS QJ STUCCO -PAINTED @J ALUMINUM STOREFRONT/WINDOWS OR VINYL WINDOWS @J BRICK VENEER ~ CONCRETE BASE @J METAL PANEL @J METAL RAILING PAINTED [Ij SIDING -HORIZONTAL & VERTICAL I!] STEEL TRELLIS -PAINTED @J METAL COPING ~ BIKE RACK Q:!) PLANTER CORTEN ~ CONCRETE OR STUCCO -PAINTED ~ METAL SUNSHADE COLORS 0 KM5787 -PARISIAN CASHMERE [!j KM4562 -OYSTER HAZE @J PAINTED METAL-BRONZE GENERAL NOTES 1. FEMA BASE FLOOD ELEVATION: 11'-0" FINISHED FLOOR ELEVATION: 12'-0" (PER CITY OF SAN RAFAEL, A MINIMUM OF 1 FOOT ABOVE FLOOD ELEVATION IS REQUIRED FOR ALL CRITICAL FACILITY SPACES.) 2. FINISHED FLOOR ELEVAT ION OF ALL INTERIOR AREAS EXCLUDING THE GARAGE, TRASH ROOM IS 1 '-O" ABOVE SEA LEVEL AS REQUIRED BY CITY OF SAN RAFAEL. 3. ROOFTOP ME CHANICAL EQUIPMENT CONCEALED AND NOT VISIBLE FROM STREET LEVEL. AI0 .0 VANMETER WILLIAMS POLLACK : LINCOLN AVE BUILDING SECTION -3RD ST SCALE: 1116" = 1'-0" 16' 32' 3RDST BUILDING SECTION-TAMALPAIS AVE SCALE: 1/16" = 1'-0" --,-.__ 16' 32' ~---• L------ R R I R R R R R R R R R I R R R R I R R R R I R R GARAGE I I PAINT STORE -----·-·-·-·~~~~~ -----~~~~~~ , . --. -. --~ ~~~•D • --~~~~~ND 0'-0" FIRST FLR. 0'-0" FIRSTFLR TAMALPAISAVE PARKING LOT TRANSIT CENTER AII.O VANMETER WILLIAMS POLLACK ~ DETAIL SECTION 3: THROUGH ENTRY LOBBY METAL PANEL AND METAL COPING TO MATCH STOREFRONT -BRONZE r ========~ METAL PANEL TO MATCH STOREFRONT FINISH AT EACH FLOOR LEVEL HORIZONTAL CEMENT SIDING, PAINTED METAL LETTERING WITH ACCENT LIGHTING DETAIL SECTION 2: THROUGH BALCONY METAL PANEL AND METAL COPING TO MATCH STOREFRONT ALUMINUM THERMAL BREAK WINDOWS OR VINYL WITH SIMULATED METAL FINISH METAL EMBOSSED PANEL BETWEEN WINDOWS TO MATCH WINDOW FINISH LIGHT FIXTURE: LAZER CUT OR PERFORATED METAL TO MATCH RAILING PATTERN CONCRETE BASE (POTENTIAL EXTERIOR STUCCO COAT) DETAIL SECTION I: THROUGH CORNER METAL COPING HORIZONTAL SIDING, PAINTED METAL SUNSHADE ALUMINUM OR VINYL WINDOW SYSTEM METAL OR PRECAST CAP/TRIM METAL RAIL : LASER CUT PATTERN, PAINTED STUCCO BODY -LIGHT METAL COPING STUCCO BODY -DARK CONCRETE BASE (POTENTIAL EXTERIOR STUCCO COAT) Al2.0 VAN METER WILLIAMS POLLACK ~ 1---------METAL SUNSHADE , PAINTED U------ALUMINUM OR VINYL WINDOW SYSTEM -'-l------METAL EMBOSSED PANEL BETWEEN WINDOWS TO MATCH WINDOW FINISH ,__ _____ PRECAST CAP OR METAL COPING 1------PLANTERS DETAIL SECTION 5: THROUGH REAR FACADE a-------tlt:::=='=::':======,.,,,,,...--,j-------METAL TRELLIS DETAIL SECTION 4: THROUGH REAR CORNER l==========r--------METAL COPING :,:...:i.--------ALUMINUM OR VINYL WINDOW SYSTEM ....-:l-------HORIZONTAL SIDING, PAINTED --------ALUMINUM LOUVER ---------METAL EMBOSSED PANEL BETWEEN WINDOWS TO MATCH WINDOW FINISH Al2.I VAN METER WILLIAMS POLLACK : [I] VIEW FROM LINCOLN AVENUE [I] VIEW DOWN 3RD STREET FROM TRANSIT CENTER [1J VIEW FROM LINCOLN AVENUE LOOKING TOWARDS 2ND STREET 703 3RD STREET I VIEWS BEFORE SAN RAFAEL, CA I 8/15/2019 I 703 THIRD STREET ASSOC. LLC [!] VIEW FROM 2ND STREET & LINCOLN AVENUE [[] VIEW FROM 3RD STREET LOOKING EAST TOWARDS FREEWAY []J VIEW FROM ELEVATED HWY IOI SITE PLAN [I] VIEW FROM 3RD STREET & TAMALPAIS AVENUE Al3.0 VANMETER WILLIAMS POLLACK ~ 703 3RD STREET I VIEW I -FROM LINCOLN AVENUE SAN RAFAEL, CA I 8/15/2019 I 703 THIRD STREET ASSOC. LLC Al4.I VANMETER WILLIAMS POLLACK ~ 703 3RD STREET I VIEW 2 -DOWN 3RD STREET FROM TRANSIT STATION SAN RAFAEL, CA I B/15/2019 I 703 THIRD STREET ASSOC. LLC Al4.2 VANMETER WILLIAMS POLLACK ~ 703 3RD STREET I VIEW 3 -FROM LINCOLN AVENUE LOOKING TOWARD 2ND STREET SAN RAFAEL, CA I 8/15 /2019 I 703 THIRD STREET ASSOC. LLC Al4.3 VANMETER WILLIAMS POLLACK ~ 703 3RD STREET I VIEW 4 -FROM 2ND ST EET & LINCOLN AVENUE SAN RAFAEL, CA I B/15 /2019 I 703 THIRD STREET ASSOC. LLC Al4.4 VANMETER WILLIAMS POLLACK : 703 3RD STREET I VIEW 5-FROM 3RD STREET LOOKING EAST TOWARDS FREEWAY SAN RAFAEL , CA I 8/15 /2019 I 703 THIRD STREET ASSOC. LLC Al4.5 VANMETER WILLIAMS POLLACK : 703 3RD STREET I VIEW 6 -FROM ELEVATED HW IOI SAN RAFAEL, CA I 8/15 /2019 I 703 THIRD STREET ASSOC. LLC Al4.6 VANMETER WILLIAMS POLLACK : 703 3RD STREET I VIEW 7 -FROM THIRD STREET & TAMALPAIS AVENUE SAN RAFAEL, CA I B/15/2019 I 703 THIRD STREET ASSOC. LLC Al4.7 VANMETER WILLIAMS POLLACK :