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ALTERNATIVE 0
OFFICE DEVELOPMENT IN SUBSTITUTION
OF RESIDENTIAL FIXED -USE
5. OFFICE BUILDING ALTERNATIVE
On October 31, 2014 Monahan Parker requested that the City study an Office Building concept as
project alternative. The office -building alternative consists of 20,000 SF of garage space, 3,500 SF
of lobby, and 31,000 SF of office space on three stories. The 2/3 MUW zoning defines Office Use as
a permitted use. Although the Proposed Project is preferred, a commercial office space that is in
accordance with the Historic Character of the neighborhood is a feasible option for this site. Office
use would have similar exterior architectural to the current proposed project, but would be
subject to a full application and DRB review. Attached is a Proforma (Exhibit #14) of the Office
Alternative, which should be incorporated into the EIR review for this project. Exhibit #15 is a
possible schematic design & image of a similar property.
Conclusion: Construction of an office development would enhance the blighted neighborhood at
2nd and B Street by providing an economic stimulus. Similar to the Proposed Project, an office
development would remove dilapidated & uninhabitable structures at 1212 & 1214 2nd Street, as
well as decrease transient activity in the parking lot.
53
Exhibit �4
2ND & 6 STREET PROJECT ALTERNATIVES
OFFICE PROFORMA
COST
$ 1,488;000.00
2,000 SF @ $4.00/SF
LAND
$
31000,000.00
BUILDING COST
$ (300,000.00)
NET OPERATING INCOME
GARAGE 201,000 SF @ $75/SF
$
1,500,000.00
LOBBY 3,500 SF 1
$
525,000.00
OFFICE: SPACE 31,000 SF @ $200/SF
$
5,200,000.00
TI COSTS 32,000 SF @ $75/SF
$
2,325,000.00
SOFT COSTS
$
2,600,000.00
REVENUE
TOTAL COSTS $ 16,150,000.00
31,000'SF @ $4.00/SF
$ 1,488;000.00
2,000 SF @ $4.00/SF
$ 96,000.00
LESS 3% VACANCY
$ (47,520.00)
LESS OPERATING EXPENSES
$ (300,000.00)
NET OPERATING INCOME
$ 1,236,480.00
CAP. RATE @ 6 CAP
$ 20,600,000.00
LESS COST
$ 16,150,000.00
TOTAL PROFIT $ 4,450,000.00
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6 STREET
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M®NAAAN PARKER
110.5thAvenue Suite 300
San Rafael CA 94901
City of San Rafael
Comxnuriity'Drevelopment Dept,
Attn: Steve Stafford
1400 Fifth Ave.-
San
ve:San Rafael, CA 94901
RE: 815 B Street. - Project
Variance Request
Dear Steve,
March 23, 2013
Per your letter dated March 1, 20013 you stated that". , . should the project continue to be designed with non -confirming
useable outdoor areas the following must be submitted:"
I. A formal request for Variance, stating the section of the Zoning Ordinance which cannot be met by the project;
2. A Supporting Statement, describing how -the projections meets all of the required findings as identified in Section
14.23.070 (Findings: Variances); and
3. The r6'quired Filing fee (Currently, $3,767 deposit)
We are waiting you in request of a• Variance for section 14.16.13 0 (Exclusions to the required minimum yards) of the
Municipal Code (Ord 9838 SS 3A; 2005, Ord. 96.63 § 9 (parr), 9994: Ord: 9625 § 9 (part), 9992). Exclusions to the
required minimum yard setback's with regards to the• bay windows at the upper story; which currently encroach 3'-10"
into the required yard grid eaves that proj6ct 51-0" into the required yard.
We also request consideration for a Variance of a Right of Way Encroachment of upper story Windows projecting 3'-6" to
3'-9" into the public right-of-way (ROW) along B -Street as well as for canopy overhangs projecting 2'-0:' into the ROW
along 2nd street and 4'-0" into the ROW along B street.
We request consideration for Variance of both of the previously stated encroachments for the following reasons:
The 815 B Street: project as proposed meets the required findings as identified in Section 14.23.070. The B -street
neighborhood of whichthis projectis 16cated is•surrounded by buildings that have grandfathered non: -code compliant
architectural elements, such as eaves, bay windows, and other architectural elements thatprojectinto the public right of
way. Strict application of the current setback requirements would deprive the 815 B street project of the privileges
enjoyed by, many of the other properties inthe•neighborhood. Granting of the requested varfance will hot constitute a
conveyance of special privileges or activities inconsistent with the limitations upon other properties within the vicinity of
the proposed 815 B Street project. We believe that granting of the recjuested variance will not be detrimental to other
properties or improvements within the neighborhood. The Architectural elements of which this variance is being
requested is an existing condition on other buildings within the neighborhood. We feel these• architectural elements
allowthe proposed prbjktto better integrate aesthetfcallyto . this unique historically rich neighborhood. Perou'rreview
of the submittal plans the eaves, canopy overhangs, and bay windows do not project into the ROW more than 4'-0". These
design elements were added ifi effort to emulate and payhomage to the historical buildings that make up this portion of
the B Street neighborhood and the historical context of the project site.
We thank you for your consideration of this variance request. Please find attached a deposit check for $3,767 for the-
.required
herequired variance -filing fee, _
Sincerely,
Robin eller
Project Manager
MONAHAN PARKER
1101 SthAvenue Suite 300
San Rafael CA 94901
3. Partial Preservation AlternaUve:.
The partial preservation alternatide involved the retention of one of the buildings on Second Street, either 1212 or
"1214. Due to 1212's historic designation it was assumed this building would be rehabilitated. Due to 1212's location
it was assumed that 1214 would be demolished and building at 1212 would be raised and relocated to the 1214
property. This would allow the historic 1212 building to be retained and relocated which allows for development to
occur at the 1212 site.
Impacts:
The proposed project would be reduced in size from 41 units to 33 units.
• The proposed projectwould operate ata $72,860 Annual Loss.
• The proposed project parking would be reduced from 48 parking spaces to 42 parking spaces.
• The rehabilitation and relocation of 1212 Second Street along with the demolition of 1214 Second Steet would cost
approximately $950,000 with the 1214 land valdeat $275,000. Market Rate sales price'for the rehabilitated &
relocated 1212 house is approximately $510,000. The economic outcome for this portion of the alternative would
result in $750,000 loss.
Project Sponsors would not proceed with project.
Tax base increase would not be captured.
Affordable Housing units would not bq created.
Neighborhood would not gain benefit from new mixed-use project.
Construction jobs would not be created.
Relocation of 1212 & 1214 Second Street by Project Proponent and Another Party Alternative:
This alternative would involve the -project sponsor offering to the public the 1212 & 1214 Second Street buildings at no
cost. A flew private pariy or parties who have to provide flat lots in San Rafael and a willing to share the. cost with the
project sponsor for raising the rehabilitating the structures.
Impacts:
O The cost impacts resulting from this alternative could vary depending on the undetermined no location for the
Second Street Houses. ermit the raising and
The cost impact for delaying this project in efforts to offer to the public the homes, p
s, along with new utilities, foundations,
relocation, preparingthe undetermined now locations for the house
rehabilitation of both buildings along with bring them both up to current code could range from,. $1,750,000 to
$2,250,000-x.
• Project Sponsors would not proceed with project.
• Tax base increase would not be captured.
• Affordable Houshig units would not be created.
Neighborhood would not gain benefit from new mixed-use project.
Construction jobs would not be created.
The alternatives outlined in the Architect+ History letter are economically prohibitive for the .proposed 2nd•& B Street
project and would likely result in a no project scenario. If you have any questions please contact Robin Miller at (415)
456-0600.
Sincerey9ti
b'
Robin Miller
Project Manager
SECOND
PROJECT ALTERNATIVITVES
March 25, 2013
4.1
roVides that
The California Environmental Quality Act (CEQh )Public n the sign f tante of anhistoricaloricpal resource is ay
project that may cause a substantial adverse guroes code defines
project that may have a significant effect on the environment.
virelocation, er alteration su h hao the (q)
"substantial adverse chanReso
ge as demolition, destruction,
significance of the historical resource would be impaired. te mined o be 1 gording to lible for listing n he ic Resourpep Code Cal California
an historical resource is a resource that is listed.in, or d
Register of Historical Resources; included in a local register of historical resources; or is identified as
rce survey if that survey meets specified criteria.
significant in a historic resou
Since the,proposed project bt 809 B Street in San Rafael will result in significoandfiunavoidable ovide pacts to
p
cultural resources, alternatives to the proposed project must be evaluate in ,
understanding of the effects of full project imp[emen u need to describe tio,. partial project land evaluate alternativmplementatloh, or no estothe
The EIR for the proposed project at 809 B Street wo
project as proposed, including a No Project alternative. This discussion is intended to inform a future EIR.
The purpose of this discussion is to focus on solutions fihat e could apotentiaalternatives she udtbetldied studied even
y avoid or
lessening the significant environmental effects of a proft range
if those alternatives would impede to some degree the Project Proponent's objectives or would be more
costly. Sufficient information about a range of reasonable alternatives should be developed to allow a
meaningful evaluation, analysis and comparison with the project as proposed.
The following
alternatives are focused on lessening impacts to Cultural Resources only. If there are other
reet,then these
environmental impacts as a result of the proposed pcs. The'project project at et currently houses two older
need to be amended to address these other alternatives may
e -story, commercial building at the.
r of
residences at 1212 and 1214 Second Street, an oldH12, 001f256 -13e001-
Second and B Streets, and surface parking (assessors parcel numbers 001-256-12,
256-14, 001-256-32). The house at 1212 Second Street has been. identified as an historical resource per
the California Environmental Quality Act (CEQ )
No Project Alternative and* 1214 Second
Under the No Project alternative, there would be hisno �or caliriesource undeon of the r CEQA and cons quently none
buildings, one of which has been identified as an
of the significant unavoidable impacts regarding cultural
B Street etresources airnedwoulthe older houses andoccur. The site ahe parking
�emain as
is with the one-story structure at the corner of 2
rit's ectives would not be met
area behind left as they stand today. Obviously, thrPro1212 a d 1214 Sec1ond Street would pos blyin
one
the No Project Alternative. Further, the older houses
deteriorate further.
Historic Preservation Alternative gs at 1212 and 1214
The proposed project calls for demolition of the b {
ldin
construction of the four story residential structure that will develop the merged lots. The Historic Street to low for
Preservation Alternative incorporates both the houses at 1212 and 1214 Second Street into the project.
The houses would be rehabilitated and a small garden created behind and adjacent to the houses. Since
these buildings have some association with the history of the railroad in San Rafael retaining their
location is of importance to retaining the historic integrity. The renovation of 1212 and 1214 Second
Street would meet the Secretary of the Interior's Standards for Rehabilitation. The later addition to the
front of 1214 Second Street would be removed and the historic facade restored. The houses would be
used as renf'al housing in this alternative.
New housing units could be added to the remainder of the site arnd would be smaller scale and their
massing broken up similar to the development at the corner of 2 and C Streets, west of the project site.
cond and B Streets, with frontages on. both
The new building(s) would be focused on the corner of Se
s of the project to a less than significant
Second and B. This alternative would very likely lessen the impact
level, but it would not meet the Project Proponent's objectives.
Partial Preservation Alternative
This alternative would demolish one of the two houses and retain the other. This would allow for a
"representative example" of railroad housing to be retained on the site, while creating space for new
housing units. Either 1214 Second Street could be retained and the front addition removed and the
building restored or 1212 Second Street could be retained. Given the fire damage to 1212 Second Street,
1214 Second Street may be the better candidate for rehabilitation. The houses are very similar in their
characteristics. 1214 is also in the more ideal location in terms of redeveloping the remainder of the site.
If 1212 Second Street is selected for retention then it could be moved one lotto the west to the former
location of 1214 Second Street. In either scenario the house would be rehabilitated to meet the Secretary
of the lnterior's Standards for Rehabilitation. Since these older houses have some association with the
railroad retaining their location is of importance to retaining integrity. This alternative would allow for rental
housing units to be developed on the remaining portion of site. Since only one of the houses would be
retained, more new housing units could be accommodated on the site than in the Preservation
Alternative. This alternative would potentially lessen the impacts of the project to a less than significant
level, but it would not meet the Project Proponent's objectives.
Relocation of 1212 and 1214 Second Street by the Project Proponent and Another Party
It should be noted at this time that no sites have been identified where these older houses could be
relocated, although it would be reasonable to conclude the available property exists in San Rafael.
However, similarly flat lots would be most ideal given the design of the houses. The houses could be
moved together to a new location that could accommodate both or they could be moved to two different
locations.
The potential implementation of this alternative is very speculative, with success depending on identifying
a willing participant and local real estate conditions. Relocation is envisioned as being undertaken in
partnership with a new party, with this new private party taking possession of the buildings and relocating
them to an unspecified location. The Project Proponent would make the buildings available at no cost and
the new party and the Project Proponent would share the cost of moving and rehabilitating the structures.
SECOND & B STREET
ECONOMIC IMPACTS SUMMARY
NO PROJECT ALTERNATIVE
SUMMARY:
The no project alternative involve no demolition of the 1212 & 1214 2nd St. building. The site would remain as is with all
structures remaining as they exist. The 1212 & 1214 2nd Steet houses may deteriorate further. No benefit to the neighborhood
would occur from the creation of a new building, new residents, or increased tax base.
DESCRIPTION PROFIT/LOSS NOTE
1 1212 2nd Street Economic Outcome 0 no change
2 1214 2nd Street Economic Outcome 0 no change
3 809 B Street Economic Outcome 0 no change
4 Architecture, Engineering, & City Fees $ (200,000.00) architecture, engineering, consultants, & City Fees
$ (200,000.00) SUBTOTAL
HISTORIC ALTERNATIVE
SUMMARY:
The Historic Alternative involves the following; (1) preservation and rehabilitiation of the 1212 & 1214 2nd Street houses. Since
the homes on 2nd street would not longer be including the development they most likely would be marketed and sold at market
value. (2) A reduction in the proposed 815 B St. project from 41 residential units to 28 residential units due to not building out
the project on the two parcels where 1212 & 1214 2nd Street homes current exist. NOTE: The reduction to the proposed building
coupled with the rehbilitiation costs creates a senario that makes this project economic infeasible. Please see attached Historic
Alternative breakdowns for details.
DESCRIPTION
1 1212 2nd St. Economic Outcome
2 1214 2nd St. Economic Outcome
4 815 B St Redesign (A&E Fees)
3 809 B street Economimc Outcome
PARTIAL ALTERNATIVE
MARY
PROFIT/LOSS NOTE
(465,000) sale of rehabilitied home net loss
(15,000) sale of rehabilitied home net loss
(60,000) cost to redesign 815 B St. Building.
(134,016) annual income from all units net loss
(540,000) SUBTOTAL PROPERTY SALES
(134,016) SUBTOTAL OF ANNUAL LOSSES
SUM
The Partial Alternative involves the following; (1) preservation, relocation, and rehabilitiation of the 1212 2nd Street house. The
rehbilitated and relocated house would then be marketed and sold at market value (2) The demolition of the 1214 2nd street
house. (3) A reduction in the proposed 815 B St. project from 41 residential units to 36 residential units due to not building out the
project on the 1214 2nd St. parcel where 1214 2nd Street homes current exist. NOTE: The reduction to the proposed building
coupled with the rehbilitiation costs creates a senario that makes this project economic infeasible. Please see attached Historic
Alternative breakdowns for details.
DESCRIPTION PROFIT/LOSS NOTE
1 Relocated & Rehabilitate 1212 2nd St. $ (785,000) sale of relocated and rehabilitiated home net loss
to 1214 2nd Street. Demolish 1214 building. plus cost to redesign building to new footprint.
Redesign 815 B St. Building to new footprint
809 B street Economimc Outcome $ (72,860) annual income from all units net loss
$ (785,000) SUBTOTAL PROPERTY SALES
$ (72,860) SUBTOTAL OF ANNUAL LOSSES
RELOCATION of 1212 & 1214 SECOND STREET BY ANOTHER PARTY ALTERNATIVE
SUMMARY:
The relocation with partnership with another party alternative, involves MonahanParker offering to the public both the 1212 &
1214 Second Street buildings at no cost. The new private party would take possession of the buildings an relocate them to new
location that has not been specified at a shared cost by theproject sponsor and new private party's cost. The house raising,
moving, repairs, rehabilitiation, new property location, permits, fees, plans, and City Staff review and approval shall shared.
1 Notify Public of Buildings avilability for relocation $ (200.00)
2 Delay Construction of Project for minimum 90 days $ (30,000.00)
3 Raising, relocating, rehabilitating both buildings $ (1,750,000.00) $ (2,250,000.00)
$ (1,780,200.00) $ (2,280,200.00) COST RANGE
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Miller & Associates
Real Estate Appraisers
70 Marina Court Drive
San Rafael, CA 94901
March 27, 2D13
MonahanParker LLC
1101 5th Avenue Suite 300
San Rafael CA 94901
RE: Unit Pricing for proposed units at 809 B Street San Rafael
Dear Mr. Monahan,
This letter has been created per your request to provide you with the rental rates of units which are
comparable to the units at the proposed 809 B Street project; in effort to provide you with a basis by which your
firm may quantify the economic impacts project alternatives. Based on the information I have been provided 809 B
Street project is planned to be a four story mixed-use building with 41 residential units and one retail space. The
building design appears to be a podium design with a first floor parking garage and residential units above. The
unit mix consists of 1 -bedroom and 2- bedroom units ranging from 790 square feet to 1090 square feet.
Based on the building type, unit size, and location it is my opinion that following multifamily residential properties
most closely reflect comparables to your proposed project:
RAFAEL TOWN CENTER
1050 Court St. San Rafael, CA 94901
SF
UNITTYPE SQ. FOOTAGE MONTHLY RATE $ .
1 Bedroom 1 Bath 759 $2,240 $2.95
9
2 Bedroom 2 Bath 984 $2,710 $2.75
LOFTS at ALBERT PARK
155 Andersen Drive San Rafael, CA 94901
UNITTYPE SQ. FOOTAGE MONTHLY RATE $/SF
1 Bedroom 1 Bath 750 $1,905 $2.54
2 Bedroom 2 Bath 1005 $2,155 $2.14
AVERAGE RENTAL RATE
UNITTYPE SQ. FOOTAGE MONTHLY RATE $/SF
1 Bedroom 1 Bath 754.5 $2,073 $2.64
2 Bedroom 2 Bath 994.5 $2,433 $2.31
Attached to this letter is print out of the listings discussed in above. If you have any questions please feel free to
contact me.
Sincerely,
Patricia Miller
Real Estate Appraiser
DRE# 01224451
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• 4
Request For Proposals
"B" Street Project Area
October 1997
INTRODUCTION
The City of San Rafael, through its Redevelopment Agency, is inviting proposals from qualified
development professionals interested in creating an active mixed use project to be located in a
redevelopment area -bounded by "A", "B", Second and Third Streets, along with several adjacent
properties in downtown San Rafael.
Proposals for "B" Street Redevelopment Project will be received by the San Rafael
Redevelopment Agency at 1313 Fifth Avenue, P.O..Box 151560, San Rafael, California 94915-
1560, attention Jake Ours until 5:00 p.m. on December 8, 1997. All proposals must include the
information outlined in the "Submittal Requirements" section below.
BACKGROUND
The San Rafael Redevelopment Agency Board has identified - a unique redevelopment
opportunity in downtown San Rafael in the area:gererally consisting of the southem half off the
block bounded by "A", "B", Second and Third Streets, and the southeastern quarter of the block
bounded by "B", "C", Second and Third Streets. Attachment A is a map of the eleven parcel's.
included in the project, which total approximately -1.5 acres. Attachment B is S.ummasy of
Property Descriptions for all eleven properties in. the Project Area. Attachment C is a map of
topography and utilities.
The "B" Street project is located in the Second/Third Street corridor of downtown within two
blocks of the Fourth Street core area of San Rafael. The Fourth Street area is a continually
growing, active retail and entertainment area for San Rafael and Marin County. The Agency is
seeking a development on "B" Street to include commercial and residential uses which will
complement the core area of downtown. In 1993, 'the.City accepted Our Vision of Downtown San
Rafael, a community plan for guiding the development and design `55 owntown which will be a
guide for the "B Street project.. Attachment D is a downtown location map.
A major focus of the Agency's economic development and housing efforts has been in the
downtown area over the last several years. In addition to the Agency -sponsored projects, the
business and development community has exhibited a strong interest in the redevelopment of the
downtown through many private retail and office projects in the area. The Agency has provided
staff support for these projects as needed to assist them through the City approval process.
Attachment E is a downtown "What's Happening?" map and construction schedule. Downtown
revitalization projects recently completed or underway include the following:
Request for Proposals 2
"B" Street Project Area
Downtown Housing
0 Lone Palm Court began construction in September 1997. Lone Palm is a 60 unit, market rate
and affordable housing project directly adjacent to the "B" Street project. Attachment F is a
site plan for the Lone Palm project.
0 The reuse of the Macy's site, located on Fourth Street a few blocks from the project area, will
include the development of 106 housing units.
0 Additional housing projects completed in the downtown include Centertown (60 units), Boyd
Court (25 units) and One H Street (38 units).
Infrastructure
0 The Agency is currently constructing the extension of Anderson Drive which, when
completed, will connect to "A" Street at the eastern corner of the "B" Street project area.
This extension will improve circulation between downtown and East San Rafael and will
create a new entrance point for the downtown.
0 The Agency has recently undertaken the undergrounding of the utilities along Second and
Third Streets.
0 New sidewalks, street trees, street lights and banners along Fourth Street have. been installed
by the Agency.
Office
0 Fair Isaac is planning to construct a 406,000 square foot office complex on the 15 acre
PG&E/City property at Second and Lindaro, within a block of the "B" Street project area.
0 Proposed Kaiser medical offices, part of a mixed use project at Third and "A" Streets, will
include approximately 20,000 square feet of office space; in addition to ground floor retail.
0 The former Macy's site will include approximately 38,000 square feet of office facing Fifth
Avenue.
0 Construction of an office complex of 76,600 square feet is underway at Fifth and "B" Streets.
0 A new office complex for the Marin Community Foundation, which will total approximately
25,000 square feet, is planned to be located on a City lot at Fifth and "E".
Retail/Entertainment
0 The Agency is sponsoring the renovation of the Rafael Theater on Fourth Street into a three -
screen theater by the Film Institute of Northern California.
0 The 60,000 square foot Shamrock Center will be under construction this year and will be
located between Irwin, Lincoln, Second and West Francisco. -The Center will include Comp
USA, Staples, LandRover.
0 A pharmacy and optometrist are proposed to be located on the ground floor of the Kaiser
medical offices.to be located at Third and "A" Streets.
0 Safeway has expressed an interest in relocating to a site at Second and "A" Streets, across the
street from the "B" Street project.
0 The former Macy's site is planned to include the development of approximately 25,000
square feet of ground floor retail.
0 A new Walgreen's is proposed to be located at Third and Cijos Streets.
Request for Proposals 3
"B" Street Project Area
REDEVELOPMENT AGENCY h'INANCIAL ASSISTANCE
Redevelopment Agency financial assistance may be available depending on the merits of the
proposed project. Additionally, the Agency is committed to working with the developer to
expedite the processing of the City development approvals. Any Agency assistance required by
the developer will need to be specified in the proposal as detailed in "Submittal Requirements"
section below. - .
REDEVELOPMENT OBJECTIVES FOR "B" STREET PROJECT
0 Create a high quality, active mixed use project to revitalize the "B" Street area that is
consistent with Our Vision of Downtown San Rafael and the City's General Plan.
0 Retain and/or enhance the historic character and pedestrian -friendly nature of the frontages of
"A" and "B" Streets.
0 Provide affordable and market rate housing in the downtown. Eliminate or rehabilitate
substandard housing units: At a minimum, replace on site all housing units destroyed at
comparable affordable rental rates.
0 Create well designed buildings for a significant entry statement at the "A" Street. entrance to
downtown.
0 Eliminate. -blighted conditions in the area.
0 Create jobs and improve economic vitality of the area.
0 Complete construction and rehabilitation in the shortest possible time.
-0 Deliver retail tenants in the shortest possible time. Agency approval of tenants will be
required.
0 Minimize Agency financial assistance for the project.
"B" STREET DEVELOPMENT CONCEPT
Active Mixed Use Development. The development concept for the 'B" Street project is a mixed
use project which must include housing (as described below), ground floor retail along "A" and
"B" Streets, and any•combination of office, retail, entertainment, or restaurant use and parking
that is consistent with Our Vision and the General Plan. Active pedestrian uses along "A" and
"B" Streets are desired. The tenants in the project should stimulate interest and vitality in this
area of downtown for residents, employees and visitors. Our Vision specified the desired
development in the Second/Third Street corridor (in part) as follows:
0 Establish a vital, varied and compatible mix of office, retail and residential uses that utilizes
the special strengths given this District by the high traffic volume and visibility of Second
and Third Streets
0 Make Second and Third Streets a very attractive, safe and efficient transportation corridor.
0 Strengthen the unique character of each cross street and give special treatment to "B" Street
as an area of strong historic character and the primary connection between the Gerstle Park
Neighborhood and the Fourth Street Retail Core.
Request for Proposals
"B" Street Project Area
4
0 Focus neighborhood serving and specialty retail uses on the cross streets. These shops would
add to the pedestrian environment of the cross street, and similar types of shops could cluster
together on a given cross street to become a specialty area.
0 Recognize the major opportunity for residential development throughout the District,
ti especially on the cross streets. Both mixed use and multifamily development could work
well in this District.
0 Encourage attractive, creative and varied 'architecture, with: 1) design detail on all sides of
buildings visible to the street or pedestrians; 2) sensitivity to the special design characteristics
of some areas, such as the historic character of "B" Street; and 3) careful maintenance of
existing historic buildings, especially on "B" Street.
Copies of Our Vision, which describes in more detail the vision for the whole Downtown area, as
well as the Second/Third Street Corridor, are available upon request.
Housing. All housing units destroyed in the project must be re lace itrat co22parable W
affordable rents. However, the Agency s goa is to ac eve more units than those presently on site
while still meeting., the other Agency goals for the project. A housing_density bonus is available
for the provision of additional affordable housing:
Current Zoning/Development'Standards. Attachment G is a zoning map. For purposes of the
proposal, all clarifying zoning questions should be directed , to Nancy Mdekle, Senior
Development Specialist at (415) 485-3460. After developer selection, it will be the developer's
responsibility to work directly with the City Planning Department -to ascertain any additional
zoning requirements for the project. Agency staff will be available to assist in this process.
The following zoning information should be incorporated in the proposal concept:
0 The majority of the project falls into the Cross Street Mixed Use (CSMU) zoning district.
The exception is parcel 011-256-32, 813 "B" Street, which falls into the Second/Third Mixed
Use West (2/3MUW) district.
0 Building height can range 6n 0-,42et
(along "B" Street) up t , 54 fe t (along "A" Street), in
accordance with the building hap. Attachment H is a buv, i height map.
0 The Floor Area Ratio for no 20ss"
1 use is 1.5.
0 Residential density allowed f lot per unit for all parcels with the exception of
parcel 011-256-32, 813 "B" Str e which requires 1,000 sf of lot per unit.
A residential density bonus is permitted with the provision of additional affordable housing and
is determined on a case-by-case basis.
Parking/Driveways. The project area is within the downtown parking assessment district and is
therefore entitled to use district facilities. The location of those facilities are shown in
Attachment I. Parking for up to 1.0 FAR of the allowable building square footage can be
provided by the parking district if it is available. Parking above the 1.0 FAR and for all
residential uses must be provided in the "B" Street project area.
Request for Proposals
"B" Street Project Area
Parking standards are as follows:
Office (non medical). 1 space per 300 gross building sf
Retail 1 space per 250 gross building sf
Restaurant 1 space per 50 sf of floor area intended for public use
Theater to be determined by a parking study
Residential (multifamily) 1 space/unit up to 900 sf/2 bedroom
. 1.5 spaces for 2 bedroom units over 900 sf
Re -use of the existing buildings for retail or office uses would not require additional parking.
For substantial renovation or enlargements to existing buildings, a change in occupancy, or any
modifications which would increase the amount of parking required, additional parking will be
required for the upgraded portion of the project only.
Driveways along Second Street are not permitted.
Historic Character. The rehabilitation, renovation and new construction in the project should
preserve or enhance the historic texture of the area, especially along "B" Street. Existing "B"
Street buildings should. be preserved to the. extent practicable While still making the overall
ri
project feasible iterms of architectural 'design and .financial considerations.
Environmental and Design. Review. After final selection of a developer; the developer will be
responsible for obtaining approvals from the City of San Rafael Planning and Building Divisions
and any other public or private agencies. The Agency will allow a reasonable time for the
developer to obtain approvals and will work to' assist the developer as needed. The selection of a
developer and a preliminary site plan by the Agency includes no guarantees about the City
granting the requested development approvals.
Building Code and Accessibility Requirements. As summarized in Attachment B, many of the
buildings in the "P" Street project do not meet housing and building code requirements. The
proposal should assume that after renovation and construction is completed, the development
will meet all code requirements and all housing units will be brought to safe and sanitary
standards.
SCHEDULE
Deadline for Submitting Proposals
December- 8, 1997
Review of Proposals/Interviews
December/January 1998
Selection of Developer/ Exclusive Right to Negotiate
February 1998
Negotiation of Development Agreement
February/March 1998
Approval/Execution of Development Agreement
Marcb/April 1998
Design Completion and Design Review Completed
Winter 1998/Spring 1999
Land Assembly & Relocation Completed
Spring/Summer 1999
Construction Completed
Spring 2000
Lease up
Spring 2000
Request for Proposals
"B" Street Project Area
SUBMITTAL REQUIREMENTS
M
The Agency is seeking a clear but general description and site plan of the proposed development
concept for the "B" Street project area. The Agency discourages the preparation of renderings
elevations or architectural drawings at this time. Please provide the following information in the
detail necessary to explain the development concept, financial terms, and project's feasibility.
Ten (10) copies of -the proposal must be submitted.
Transmittal letter
Submit a cover or transmittal letter executed by an authorized signatory of the development firm.
-Developer Identification
1. Developer name (if a development team, identify the lead entity).
2. Contact name and title. The contact should be an individual authorized to negotiate on behalf
on the developer or development team.'
3. Address, telephone number and fa"inumber.
4. Legal form of the organization (e.g., corporation, partnership, etc:)
5. If applicable; list the development team; including architect and landscape architect firms.
12, . Developer Experience
1. List or statement of relevant experience of developer and members of development team.
Include experience working with public agencies and prior experience working in
rehabilitation, historic preservation, and/or infill development projects.
2. Identify project names (at least three), including locations, project size, value and public
contact names for each.
3. Include supporting materials such as annual reports, corporate profiles or resumes of team
members.
Proposed Development. Concept
1. General description of the proposed project including summary of square footage, use, and
architectural and/or historic character of the built improvements. Describe any new
construction and/or rehabilitation proposed. Include a description of density, building
heights, massing and site design. The Agency discourages the inclusion of renderings,
elevations or architectural drawings at this time.
2. Include a conceptual site plan. Include one full scale set of plans and ten (10) reduced plans
(11" x 17!').
3. Indicate all properties which will require acquisition.
4. Identify the number of housing units to be completed. Indicate size (square footage and
number of bedrooms) and affordability levels of each (in terms of percentage of area median
income). Describe any other amenities. Identify number of new units to be constructed and
any rehabilitation of existing units.
E0
Request for Proposals 7
"B" Street Project Area
5. Identify size (square footage) and type or category of retail, office or other tenants. Be as
specific as possible.
6. Specify all existing buildings which will be demolished.
7. Describe nature or extent. of rehabilitation of any existing buildings, particularly facade
improvements along "A" and "B" Streets.
8. Indicate quantity and location of parking to be provided. Include estimate of potential
parking revenues.
9. Describe schedule and phasing (if any) for the project and a proposed time frame for
completion of design, construction. and lease up.
10. Proposals may include additional properties adjacent the "B" Street Project Area, but must be
submitted as an "Alternative-. Scenario" to the basic proposal. All financial. and other
submittal information would be required for the Alternative 'Scenario as well as t ' basic
proposal. it ML
Financial and Management Information
1.
3.
4.
5.
�e7
8.
Provide a preliminary ten (10) year. project proforma, including predevelopm6nt costs,. hard
and soft construction costs, developer fees, financing assumptions, equity requirements,
income (including parking revenue) and operating expense estimates. Include an .estimated
6d
cash -flow projection, return on investment -and -,return on equity. (Note that prevailing.
wage'rates will be required to be paid -on all construction contracts.)
Provide financial information sufficient to determine the developer's ability to. undertake this
project. (All financial information will be held strictly confidential to the fullest extent
permitted by law.)
List prospective equity sources and construction and permanent lenders.
Describe the anticipated marketing program and lease -up schedule.
Describe the short term. and long term ownershi plan and management plan for the project.
Specify the displacement of existing tenants.
Specify the amount, type and. terms of Agency assistance required to make project feasible.
Provide a disclosure statement whith includes the following information on previous or
current projects and/or on the -development firm:
a) List current vacancy rates on the firm's commercial developments.
b) Explain any litigation or other legal disputes that could result in a financial settlement
having a material adverse effect on the ability to execute this project.
c) List and explain any bankruptcy or foreclosure history.
d) List potentially competing projects in the area. including their location and status,
including anticipated date of completion.
Additional�require�nen
1. A good faith deposit of $25,000 will be required at time of the Exclusive Right to Negotiate
2. Prevailing wage rates will be required to be paid for all construction contracts.
3. Non=discrimination clauses will be required to be included in all contracts and leases.
4. Appropriate insurance; business licenses, contractor licenses, and permits will be required
prior to the start of any work on the project.
Request for Proposals 8
"B" Street Project'Area
Submit proposals (10 copies) to: Jake Ours
Economic Development Director
City of San Rafael
1313 Fifth Avenue
P.O. Box 151560
San Rafael, CA 94915-1560
Proposals must be received by 5:00 p.m. on December 8, 1997.
EVALUATION AND SELECTION OF PROPOSAL
Proposals will be evaluated by the City of San Rafael based the information submitted.
Evaluations will be based on the following:
0 Proposer's demonstrated development experience
0 Evidence of financial capabilities: of developer
0 Ability to deliver tenant leases
0 Satisfaction of affordable housirig. requirements
0 Feasibility and quality of the projeet,concept'and conceptual site plans
0 Conformance to Our Vision and G&n6ral Plan
0 Financial assistance requested o f the -Agency
The chosen developer will be.the firm judged to be best qualified and whose. proposal and.
qualifications are: deemed to be in.the best interests of the San Rafael Redevelopment Agency..
The staff recommendation will be considered and approved by the Redevelopment Agency. -The
City and Agency reserve the right to:
0 Reject any or all proposals submitted.
0 Request clarification of information submitted or to request additional information.
All materials submitted will become the property of the Agency.
Any questions concerning the proposal can be directed to Nancy Mackle, Senior Development
Specialist at (415) 485-3460.
ATTACHMENTS
A: "B" Street Project Area Map
B: Summary of Property Descriptions
C: "B" Street'Project Area Map: Topography & Utilities
D: Downtown Location Map
E: "What's Happening in Downtown?" Map and Schedule
F: Lone Palm Housing Site Plan
G: Zoning Map
H: Building Height Map
1: Downtown Parking District Map
nm\b-block\brfp
I r,r•-,,,
1 i l.,y
I "B" Street Project Area
Summary of Property Descriptions
October 1997
"B" STREET PROJECT AREA PROPERTIES
This summary includes general descriptions of eleven parcels which make up the "B" Street
Project area. These -descriptions provide basic information to assist developers in the preparation
of a proposal for redevelopment of the.area. The properties are as follows:
AP#
Address
Current Occupant
011-262-24
801 A Street
Marin Furniture Clinic
.011-262-18
809 - 811 A Street
Residential units
011-262-23
802 B. Street
Pasand's Restaurant
011-262-14
8 i 0 = 8.16 B: Street
Thai Restaurant
011=262-15
822 B.Street
St.. Vincent de Paul
01 i-256-12
809 B Street
Centerpoint offices
011-2.5&32
81.3 B Street
Parking lot
011-262-19
1112 Second Street
Steve Zappetini 8i Sons
011-262-11
1112 Second (part of)
Steve Zappetini &Sons
011-256-14
1212 Second Street
Residential
011-256-15
1214 Second Street
Residential & Nail Salon
The following descriptions are based on available City records and limited visual inspections of
the exterior of the properties. In general, the properties included in the "B" Street Project Area
have been impacted by changing market needs, lack of maintenance and/or poor appearance.
The leasable spaces are not the size or configuration most desired by current retail operations,
and basic maintenance and investment in the properties has not been undertaken due to decreased
rental rates and revenues.
Attachment B
Assessor Parcel Number:
Property Owner:
Lot Size:
Estimated Building Size:
Residential Units:
Parking Spaces:
801 A Street
011-262-24
R.C. & Barbel Roberts
801 A Street
San Rafael, CA 94901
10,000 square feet
5,584 square feet
0
10
Occupants: Marin Furniture Clinic occupies the entire building. There is a separate lease
space at 1102 Second, also occupied by the Clinic.
Summary: The building and parking lot are maintained and attractive. The building on the
back of 1112 Second is constructed on the property line and is visible across the parking lot. The
lease space at 1102 Second has had high turnover; it is not visible, and is not associated with the
parking lot on A Street.
809 and 811 A Street
Assessor Parcel Number: 011-262-18
Property Owner: Philip Sheridan
PO Box 2244
San Rafael, CA 94912
Lot Size: 5,053 square feet
Building Size: unknown
Residential Units: estimated to be 3
Parking Spaces:
Occupants: Residential uses
Summary: There are three structures on the site including one on the front of the site, another
on the rear property line, and a separate garage on the north, however the actual number of units
on the site is unclear. The structures are all wood frame, wood- siding buildings and appear to be
old although there is no historic designation on the property. The buildings are run down, the
yard unkept and the garage appears to be storage for a commercial business. The generally
unkept appearance of the building, added on porches, lack of landscaping and need of paint all
detract from :the appearance of the area.
2
Assessor Parcel Number:
Property Owner:
802 B Street
011-262-23
Venkateswara Lakireddy &
Parmaeswari Lakireddy 10% et al
CIO Reddy Realty
2286 Shattuck Ave
Berkeley, CA 94704
Lot Size: 4,836 square feet
Building Size: 9,280 square feet (5,026 sf retail)
Residential Units: -6-
Parking Spaces: 0
Occupants: Pasand's Restaurant on ground floor; residential uses upstairs
Summary: The building was constructed in 1986 and appears to be in good condition from
the exterior. Four studio apartments and two one bedroom units are on the second floor. The
architectural style of the building is consistent with relevant General Plan policies which
encourage the utilization of the historic character of the area. The building is beginning. to show
external wear, and is in need of repainting and the planters need to be replanted. However, this
wear is not extensive and.could be easily addressed. The building has no onsite parking,. but was
not required -to provide .space .when it was constructed. The ground floor has beea'.occupied' by
Pasand's Restaurant since it :opeined so has not had a high turnover.
810, 812, 814, 816 B Street
Assessor Parcel Number: 011-262-14
Property Owner: John Manzone 16.65% etal
Mary Ann Manzone 11.11 % etal
6 Mt. Shasta Court
San Rafael CA 94903
Lot Size: 7,164 square feet
Building Size: 7,824 square feet (3,912 sq. ft. of retail)
Residential Units: 4
Parking Spaces: 0
Occupants: 816 is Used Tool Shop; 810 is a Thai Restaurant;
812 and 814 are residential units
Summary: This masonry building is in need of a major upgrade and improvement. Seismic
retrofit work. was done under permit in 1994. The facade is in need of painting, repair and
upgrades, esecially'on the ground floor. The building has an historic designation of "Good",
however below the canopy, the facade appears to be a remodel with no historic character. The
condition of the residential units is unknown, but a lack of permits for upgrades and
improvements would indicate that there may be code and structural deficiencies.
3
810, 812, 814, 816 B Street (Continued)
Parking is provided in the rear of the building, but it is not intended for public use. Access to this
area is by means of a narrow driveway of which five feet is on the adjacent northerly property
(St. Vincent's). The adjacent property's right to use the driveway is recorded. Use of the rear
area appears to be shared with the northerly property. A storage shed or container is in the rear
corner and a toilet facility is located at the rear of the building. Retail tenants must exit the
building and cross the open area to reach the toilet. An addition has been added on at the second
floor for the residential uses and appears to be in need of repair. The lease space in 810 has no
toilet facility, limited electrical outlets and lighting. The 816 lease space has been remodeled and
upgraded on the interior as part of the various restaurant operations.
822 B Street
Assessor Parcel Number: 011-262-15
Property Owner:. St. Vincent de Paul's Society
PO Box 150527
San Rafael, CA 94915
Lot Size: 5,640 square feet
Building Size: 11,416 square feet
(4,800 sq.ft. retail ground floor 1,600 sq.ft. second floor)
Residential Units: 8
Parking Spaces: 0
Occupants: St. Vincent de Paul Free Dining Room on the ground floor, vacant retail space on
the second floor, and 8 residential units and office/storage units on the second acid third floors.
Summary: The building is wood frame and stucco. A 1981 remodel involved the
construction of a new wood front facade that replicated the building's appearance iri 1906. There
are 14 units on the second and third floors, at least 8 of which are residential and the remainder
are office and storage use. The sides and rear of the building are in need of painting and general
maintenance. The external appearance of the site is not visually attractive due to the lack of
maintenance. The building design and second floor access is not consistent with current demand,
making use of the second floor difficult. The long, narrow ground floor area is not consistent
with current retailing area design which requires shallower and smaller spaces.
4
Assessor Parcel Number:
Property Owner:
809 B Street
011-256-12
Jonathan Parker
1844 Union Street
San Francisco, CA 94123
Lot Size: 4,920 square feet
Building Size: 4,438 square feet
Residential Units: 0
Parking Spaces: 0
Occupants: Centerpoint administrative offices
Summary: The building was remodeled over the past year, under permit, for office use with
the installation of partitions and ADA required bathroom. Exterior improvements were limited
to painting, removal of exterior tile work and the demolition of a dilapidated equipment shed.
The building design is substandard quality for. improved office uses. with the lack of exterior
modifications and.the retention. of the window areas broken by partition walls.
Assessor Parcel Number:
Property Owner:
813 B Street
011-256-32
Jonathan Parker 50% etal
Thomas Monahan 50% etal
1040 B St Suite 300
San Rafael Ca 94901
Lot Size: 13,038 square feet
Building Size: 0
Residential Units: 0
Parking Spaces: 46
Occupants: Parking lot operated by California Parking Service
Summary: In 1976, the property was developed into a parking lot. The lot is paved, and the
spaces clearly striped and marked, but there is litter, weeds and leaves on the perimeter of the lot
and the landscaping has not been maintained. The parking lot lighting does not appear to be
functioning and the sign and payment box is marked and damaged. Overall, the lot is not
attractive and. under utilized.
5
1112 Second Street
Assessor Parcel Number: 011-262-19
.Property Owner: David Zappetini Trust 50% etal
Russell Zappetini 50% etal
1112 Second Street
San Rafael, CA 94901
Lot Size: 7,383 square feet
Building Size: estimated 6,530 square feet
Residential Units: 0
Parking Spaces: 0
Occupants: Steve Zappetini & Sons
Summary: The lot is part of the iron works facility located on lots 011-262-11 and 19 and has
operated from this location for many years. In 1955, permits were granted to construct a 145
sq.ft. cement block office addition with a tar and gravel roof on the front of the existing 50 by 80
structure. A 550 gallon. submerged tank and an adjacent gas pump are also indicated at the front
of the building. The gt6und is paved, but stained with oil, grease and other substances. In
general, the site is crowded and dirty, the activities overflow onto the sidewalks and street,
blocking pedestrian and vehicular traffic. On site parking is not provided for eiiher customers or
delivery vehicles.
Assessor Parcel Number:
Property Owner:
Lot Size:
Building Size:
Residential Units:
Parking Spaces:
Part of 1112 Second Street
011-262-11
David Zappetini Trust 50% etal
Russell Zappetini 50% etal
1112 Second Street
San Rafael, CA 94901
4,575 square feet
estimated 1,525 square feet
0
0
Occupants: Steve Zappetini & Sons
Summary: The lot is part of the iron works facility located on lots 011-262-11 and 19. The
front 100 feet of the site is used for storage, circulation. and equipment parking for parcel 19.
The rear 50 feet contains a metal shed that appears to extend from property line to property line
with a metal -canopy -on the front of the shed. The ground is paved, and is stained with oil, grease
and other unidentified materials from the business use. The metal building is unpainted and the
area is crowded with material and vehicles and is completely visible to the street.
1212 Second Street
Assessor Parcel Number: 011-256-14
Property Owner:
Lot Size:
Building Size:
Residential Units:
Parking Spaces:
Kenneth Proctor
8 Bayo Vista Way
San Rafael, CA 94901
2,700 square feet
estimated 1400 square feet
1
1
Occupants: Residential use
Summary: The building is a two story wood framed residential structure. The house was built
in the late 1800's and has an historic designation of "Good". The structure and yard appear to
have not been maintained and no permits are on file to indicate any improvements have been
made to the -property.
1214 Second Street
Assessor Parcel Number: 011=256-15
Property Owner: Dora J. Maggiolo
109 Floribel Avenue
San Anselino, CA 94960
Lot Size: 2,700 square feet
Building Size: 1,442 square feet
Residential Units: 1
Parking Spaces: 1
Occupants: Residential; Nail salon
Summary: The house was built in the late 1800's, however it has no historic designation. It
contains a two story residential structure and a small detached retail store (approximately 160
square feet) which abuts Second Street. In addition, three storage sheds are in the rear yard. From
the exterior, it appears the stricture and yard have not been maintained and no permits have been
filed since to indicate any improvements have been made over the last twelve years to the
property.
run\ b-block-propdesc
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City of San Rafael
Schedule for Downtown Area Projects
revised October 13, 1997
Project Status/Schedule
1
Anderson Drive Extension
Construction underway. Expect completion in Dec. 1997.
2
"B" Street Project
Developer Request for Proposals prepared. Expect to
commence construction in 1999.
3
Fair Isaac
EIR underway. All City approvals by Feb. 1998. First phase
construction will start June 1998 and be completed by
December 1999.
4
Fourth Street Sidewalks
Construction underway. Expect completion by October 31".
5
Lone Palm Housing
Commenced construction on August 5'. Expect completion
in June 1998.
6
Macy's Site
Design Review Board approved September 1997. Expect
completion of construction in Spring g 1999.
7
Mahon Creek.Concept Plan
EIR underway. Plan approval scheduled for January 1998.
Construction to proceed as funds become available.
8
Marin Community Foundation
Public outreach completed July''l997. MCF preparing plans
Office Building
to submit City application.
9-
Oasis/Garderi'Court (Fifth and
Construction underway. Expect completion in late 1998.
"B" Street
10
Safeway Relocation/Expansion
Land assemblage-0forts underway --1 y.private developer.
Construction schedule unknown.
11
Rafael Theater
First Phase construction underway. Expect Second Phase
completion in December 1998.
12
Second/.Third Street
Commenced construction on August 4r''. Expect completion
Undergrounding.
in March 1998.
13
Shamrock Center (CompUSA,
Construction scheduled to commence in October 1997.
Staples, LandRover)-
Expect completion in 9-12 months.
14
Kaiser Medical Offices/
Scheduled for Planning Commission in November.
Pharmacy &:Optometrist
Complex includes parking garage and ground floor
Third & "A" Streetpharmacy
and optometrist. Ex ect construction in 1998.
15
Walgreens
Plans being prepared by developer for Third and Cijos
location. Expect construction in mid 1998.
16
West End Street Lights
Construction underway. Expect completion at end of
October 1997.
17
729 Fourth Street Mixed Use
Approved by PIanning Commission and City Council,
Project (office, retail, and 30
subject to resolution of private legal issues regarding project
units of housing)
access. Construction may be delayed until 1998.
18
Downtown Banner Poles
To be installed this holiday season.
19
Downtown Decorative Lights
Funding approved by Agency Board. To be installed this
holiday season.
20
Court Street Plaza
A committee has been formed and has been meeting
re2larly to work on a 21aza design.
Attachment E
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