HomeMy WebLinkAbout2014-10-28_cityofsanrafael_07425bac0e10e7c6a9638c39eeebb18bExhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 1 Title: General Plan 2020 Consistency Table Exhibit: 2A PURPOSE OF THE GENERAL PLAN 2020 AND PROJECT-BASED ANALYSIS The San Rafael General Plan was adopted in 2004 after a lengthy process involving community review and participation. The San Rafael General Plan is the guideline for the future of the City. It contains goals, policies and programs describing the community’s long range vision for economic viability, livable neighborhoods and environmental protection. The document satisfies California state law that requires all cities and counties to prepare and adopt comprehensive long range and internally consistent general plans addressing the following seven specific and required topics (aka, elements): Land Use, Circulation, Housing, Open Space, Conservation, Safety and Noise. The San Rafael General Plan includes additional optional elements, as follows: Community Design, Neighborhoods (that incorporates the many of the neighborhood plans – such as the Gerstle Park and Neighborhood 13/14 plans – and vision documents – such as the Downtown Vision – which had been prepared and implemented within the City over prior years), Infrastructure, Parks and Recreation, Governance (and community involvement), Economic Vitality, Culture and Arts, Air and Water Quality and Sustainability (recently added to respond to climate change as a 2011 amendment to the general plan, aka, File No. GPA11-001). General Plan 2020 is a 20 year long range planning document that was adopted in 2004 after several community meetings, and following preparation and adoption of an Environmental Impact Report. The General Plan 2020 is reviewed annually for updates and to evaluate progress made toward the programs identified to implement the several goals and policies contained in the plan elements. In particular, the City is required by the state to update its housing element on a cyclical basis and demonstrate that the City is meeting its obligation for accommodating growth anticipated in the region by providing adequate housing sites and regulations to facilitate housing. The General Plan was also subject to a programmatic level environmental impact report (EIR) that evaluated the potential environmental impacts of implementation of the plan, specifically with regard to the anticipated level of new development. State law requires that the plan must evaluate infrastructure capacity required to accommodate anticipated development, and in particular, a water supply must be identified that would accommodate anticipated and planned growth. HOW THIS TABLE IS USED This table summarizes the General Plan policies determined to apply to the particular project being considered for approval. Not all policies apply to a specific development project or are specific to specific geographic areas or land uses. Therefore, policies that have been identified as not applicable have not been listed. Generally, the table will identify, for each of the applicable policies, whether the project has been found to be consistent, consistent with conditions, partially consistent (with discussion), potentially inconsistent, or inconsistent. In reviewing and making decisions on projects, there may be competing economic, housing, environmental and design concerns that must be balanced. If competing policies are identified, they will be further discussed herein and also in staff’s report to the decision-making body. Ultimately, the decision-making body shall determine the level of project consistency with the policies and overall intent of the General Plan 2020. LAND USE ELEMENT DISCUSSION LU-1. Planning Area and Growth to 2020. Plan the circulation system and infrastructure to provide capacity for the total development expected by 2020. Consistent The City has updated its traffic mitigation fees to assure that funding for traffic improvements identified as required to accommodate development anticipated under the General Plan 2020 timeframe could be made. The state certified past updates to the City Housing Element, and the City is in the process of preparing its most recent required housing element update. Development within the City to date has been well within the
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 2 Title: General Plan 2020 Consistency Table Exhibit: 2A level of growth anticipated by the Plan, since its adoption in 2004. The following residential development projects have been approved and implemented, or remain valid entitlements, since adoption of General Plan 2020: 110 Loch Lomond (Loch Lomond Marina) – 84 single and multi-family residential units and commercial mixed use development off Point San Pedro Road (approved, phased project. Permits issued for grading). 56 San Pablo Road – 3 residential condominium units. 1203 Lincoln – 36 multi-family residential units approved near downtown san Rafael (approved, not built). 33 San Pablo Ave – 82 unit multi-family residential condominium complex, replacing offices. 1867 Lincoln Avenue – 16 unit residential condominium. 190 El Cerrito – 2 single family residential lots. 21 G Street – 8 new residential units in downtown San Rafael. 224 Belle Ave – 1 new single family residential lot and unit. 522 Third Street – 3 new residential condominium units and office. 45 Happy Lane – 1 new single family residential lot (approved, not built). 1144 Mission Ave – 3 new residential condominium units (under construction). 524 Mission Ave – Condominium redevelopment (approved, not built) 1515 Lincoln Ave – 24 Units (built). The City has reported that it has built 143 housing units from 2007 to 2013, with 1,260 units remaining to reach its regional housing allocation (RHNA) number for the current housing plan period. The most significant commercial development consists of the 137,511 square foot Target retail store in Shoreline Center and build-out of San Rafael Corporate Center office complex. These developments were originally anticipated and approved under the prior General Plan 2000, and are included within General Plan 2020 anticipated growth. There have been no land use plan changes that have required new or increased infrastructure capacity to be provided. LU-2. Development Timing. For health, safety and general welfare reasons, new development should occur when adequate infrastructure is available consistent with the following findings: a. Project-related traffic will not cause the level of service established in the Circulation Element to be exceeded; Consistent Traffic and Circulation The project with 10 residential units and 750 square feet of retail is expected to generate 3 new trips out of the development in the morning during the AM peak hour and 10 fewer trips (7 less to the site and 3 less from the site) during the evening PM peak hour (per Fehr and Peers September 25, 2014 project Memorandum). Thus, the project would generate net fewer trips than currently generated by the existing restaurant use. Mitigation impact fees will still be required for the net new peak hour trips.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 3 Title: General Plan 2020 Consistency Table Exhibit: 2A b. Any circulation improvements needed to maintain the level of service standards established in the Circulation Element have been programmed and funding has been committed; c. Environmental review of needed circulation improvement projects has been completed; d. The time frame for completion of the needed circulation improvements will not cause the level of service in the Circulation Element to be exceeded, or the findings set forth in Policy C-5 have been made; and e. Sewer, water and other infrastructure improvements will be available to serve new development by the time the development is constructed. The project increase in traffic is not significant and is within the general plan anticipated level of development. Mitigation fees are deemed sufficient to fund traffic improvements identified in the Circulation Element to fund improvements required to accommodate build-out under the General Plan. No additional or not previously anticipated improvements are required for the project to proceed. The Department of Public Works has reviewed the project, including on-site circulation plan for the parking garage, and provided its conditions for incorporation into the project (see October 2, 2014 Memorandum from Kevin McGowan, Assistant Public Works Director & City Engineer). The parking garage entrance and exit ways would comply with City design standards and would not create any anticipated traffic queuing problems or conflicts. The traffic trips generated by the project also have been confirmed, with a potential net new increase in both AM and PM peak hours as a result of the new residential development. Traffic mitigation would be required for up to 2 AM and 2 PM net new trips, or $16,984.00 (based on prior review that included 1,000 square footage of retail). Drainage Public Works also reviews potential drainage impacts from new development. Public Works has provided standard conditions of approval including a requirement that the project will need to submit final drainage calculations and demonstrate prior to building permit issuance that either the project will detain the increased runoff generated by the project with facilities on-site or will upgrade the City drainage systems to accommodate the increased flow, if necessary (e.g., increase storm drain pipe sizing). The project would not significantly alter current drainage patterns, considering that the 7,500 square foot parcel is currently substantially paved and developed. The project would result in an increase in a net reduction in permeable surfaces. The impermeable (impervious) surface area on-site would increase from 6,937 square feet to 7,317 square feet (380 square feet net new hardscape on-site). An additional 67 square feet of paving is anticipated in the public right of way. As noted on project plans Sheet C2 and hydrology report dated 10/2/2014 by Michael Robertson, RPE, there is not a significant difference in impervious surface area (8,856 square feet existing versus 9,303 square feet proposed total on- and off-site). The project sheet C2 indicates that on-site piping and landscape areas can provide sufficient detention of the minimally anticipated increase, thus it would have no net increase on downstream flows. Sewer The San Rafael Sanitation District has reviewed the project and has not identified any capacity or infrastructure constraints, nor any upgrades that would be required to accommodate in-fill redevelopment of the site. Conditions have been provided by SRSD for the project to address at time of construction,
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 4 Title: General Plan 2020 Consistency Table Exhibit: 2A pursuant to its August 26, 2014 Memorandum. Water The Marin Municipal Water District provided a letter on August 18, 2014 confirming water availability for the redevelopment of this site (service no. 06812). The letter confirms that the redevelopment will not impair the district’s ability to continue to serve this property. Payment of connection fees is required prior to granting water service for the new residential units. The MMWD requirements for obtaining water service for the new units will be included as standard conditions of approval, that must be addressed at time of construction (prior to issuance of building permits). Water conservation is included as part of new service and building upgrades. The district has not implemented nor initiated any action to pursue a development moratorium based on current drought conditions being experienced throughout the state and in Marin County specifically. Therefore, the project may proceed through the entitlement and subsequent construction phases at this time. Further, it is worth noting that in-fill urban housing development is encouraged as a more sustainable development model, with less impacts on land and water resources (in part through elimination of yard areas), and is consistent with long range planning implemented in the City of San Rafael and broader Marin County and its outlying communities through concerted efforts that have been made to preserve a majority of the County lands and important watershed areas as permanent open space. (An estimated 80 percent of the County is preserved in Open Space; with 3,285 acres contained in the City limit and almost 7,300 acres in the General Plan 2020 Planning Area). LU-8. Density of Residential Development. Residential densities are shown in Exhibit 11, Land Use Categories. Maximum densities are note guaranteed but minimum densities are generally required. Density of residential development on any site shall respond to the following factors: site resources and constraints, potentially hazardous conditions, traffic and access, adequacy of infrastructure, City design policies and development patterns and prevailing densities of adjacent developed areas. Consistent The site is assigned a residential density of 15-32 units per acre (e.g., gross acreage). Under the WEV downtown mixed use district adopted for the site to implement this policy, the site maintains a base density of 7 units based on allowance of 1 unit per 1,000 square feet of site area (e.g., net developable area, excluding rights of way). The project also qualifies for a 33% density bonus pursuant to State and local regulations, which may be granted for projects that include a percentage of affordable housing units without requiring a general plan amendment. The project includes 1 unit as affordable to “very low” income residents, which qualifies the site for the 33% density bonus, i.e., 3 bonus units (2.1 units rounded up to the next whole unit in accord with State law). LU-9. Intensity of Nonresidential Development. Commercial and industrial areas have been assigned floor area ratios (FAR’s) to identify appropriate intensities (see Consistent According to Exhibit 6 of the General Plan, the maximum FAR for this site in the Downtown San Rafael is 0.70. The total proposed commercial floor area on the site would be 750 square feet, which results in 0.10
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 5 Title: General Plan 2020 Consistency Table Exhibit: 2A Exhibits 4, 5 and 6). Maximum allowable FAR’s are not guaranteed, particularly in environmentally sensitive areas. Intensity of commercial and industrial development on any site shall respond to the following factors: site resources and constraints, traffic and access, potentially hazardous conditions, adequacy of infrastructure, and City design policies. FAR and within the maximum allowable .70 FAR. The small shop is considered just large enough for a viable retail shop. A larger retail space would be desirable. However, this would require the applicant to propose a reduction in units and/or to request a parking reduction in order to reduce the on-site parking requirement. LU-12. Building Heights. Citywide height limits in San Rafael are described in Exhibits 7 and 8. For Downtown height limits see Exhibit 9: Consistent According to Exhibit 9 (Building Heights Limits in Downtown San Rafael) of the General Plan, the maximum height limit for this property is 30 feet, measured to the top of parapet for a flat roof or to the roof deck for a mansard roof. The General Plan allows for a six-foot height bonus for projects that include affordable housing. The height bonus qualifies as a zoning concession that must be granted by the City upon request for a project that provides affordable housing per State law. LU-13. Height Bonuses. A height bonus may be granted with a use permit for a development that provides one or more of the amenities listed in Exhibit 10, provided the building’s design is consistent with Community Design policies and design guidelines. No more than one height bonus may be granted for a project. (See page 28 San Rafael 2020/Land Use) Consistent The project includes affordable housing and qualifies for a six-foot height bonus. LU-14. Land Use Compatibility. Design new development in mixed residential and commercial areas to minimize potential nuisance effects and to enhance their surroundings. Consistent, with conditions The project site is located in a mixed-use area of the Downtown. There is a multi-family residential complex to the rear of the site, and one and two story commercial and mixed buildings to the west, east and south (across Fourth Street and G Street). The proposed mixed use building is characteristic of other uses found in the vicinity and anticipated for the area. The design of the structure is also within the size and massing of mixed use structures anticipated for the area, as well as the commercial buildings found throughout the nearby Downtown area, including H Street mixed use building to the east. Project impacts such as noise, refuse service, lighting, parking, traffic, etc. are being evaluated as part of the review of the Use Permit. Any land use concerns or potential conflicts will be evaluated and conditions will be recommended and implemented to address any issues.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 6 Title: General Plan 2020 Consistency Table Exhibit: 2A LU-15. Convenience Shopping. Encourage the retention and improvement of existing retail stores and services in residential neighborhoods that provide needed neighborhood services and reduce traffic. Consistent The project would maintain commercial use along Fourth Street which is required for a residential mixed use project in the WEV area. As noted in policy LU-9 above, the small shop is considered just large enough for a viable retail shop. A larger retail space would be desirable. However, this would require the applicant to propose a reduction in units and/or to request a parking reduction in order to reduce the on-site parking requirement. LU-23. Land Use Map and Categories. Land use categories are generalized groupings of land uses and titles that define a predominant land use type (See Exhibit 11). All proposed projects must meet density and FAR standards (See Exhibits 4, 5 and 6) for that type of use, and other applicable development standards. Some listed uses are conditional uses in the zoning ordinance and may be allowed only in limited areas or under limited circumstances. Maintain a Land Use Map that illustrates the distribution and location of land uses as envisioned by General Plan policies. (See Exhibit 11). Consistent This site designated with the West End Village land use category, which was established to incorporate the City of San Rafael Downtown Vision document. This category allows residential uses on the upper floor of Fourth Street of a mixed use project. Specifically, Exhibit 11 identifies the following land uses for the WEV category: “Retail uses, especially specialty retail and neighborhood serving retail and restaurants. Personal service, high customer-volume office and limited amounts of other office uses are allowed. Residential and live-work uses are permitted on the upper floor of Fourth Street, and on the ground floor and above elsewhere.” The General Plan Land Uses are implemented through the Zoning Ordinance WEV Downtown Zoning District Land Use Table 14.05.022 which lists a variety of permitted commercial-retail uses for the district and with various permitted, conditionally permitted or administratively permitted office, residential and other compatible and conditionally compatible land uses. The project is entirely consistent with the type of mixed use development anticipated for the area by the General Plan 2020 West End Village Land Use Designation. It is worth noting that most in-fill development projects that are consistent with the underlying land use designation would be expected to be consistent with all pertinent general plan policies, including traffic and infrastructure policies intended to evaluate build-out under the General Plan 2020. HOUSING ELEMENT H-1. Housing Distribution. Promote the distribution of new and affordable housing of quality construction throughout the city to meet local housing needs. Consistent The Downtown area has been identified in the General Plan 2020 to be an area for additional housing to be created because of its proximity to transportation, jobs and services. Furthermore, the addition of housing
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 7 Title: General Plan 2020 Consistency Table Exhibit: 2A is encouraged in the downtown to promote an “alive after five” atmosphere in which additional residents in the Downtown area would patronize and utilize the Downtown after normal business hours. The project would add a valuable housing type to the existing housing stock, promote a goal to provide more sustainable in-fill downtown housing, and includes affordable housing. H-2. Neighborhood Improvements. Recognize that construction of new housing can enhance a community. Encourage investment in housing that adds to the appearance and value of a neighborhood. Consistent The Downtown area has been identified in the General Plan 2020 to be an area in which additional housing it created because of its proximity to transportation, jobs and services. Furthermore, the addition of housing is encouraged in the downtown, as noted above. H-3. Design That Fits into the Neighborhood Context. Design new housing, remodels and additions to be compatible in form to the surrounding neighborhood. Incorporate transitions in height and setbacks from adjacent properties to respect adjacent development character and privacy. Respect existing landforms and minimize effects on adjacent properties. Consistent The project is located in the Downtown neighborhood which is characterized as a mixed-use area. The Downtown includes a variety of building heights and architectural styles. This proposed project is consistent with the height limits for the District in which it is located and was reviewed by the Design Review Board and found to be compatible with the mass and scale of the surrounding development. H-4. Public Information and Participation. Provide information on housing programs and related issues. Encourage and support public participation in the formulation and review of the City’s housing policy, including encouraging neighborhood involvement in development review. Work with community groups to advocate programs that will increase affordable housing supply and opportunities. Ensure appropriate and adequate involvement so that the design of new housing will strengthen the character and integrity of the neighborhood. Consistent Notice has been mailed to residents and posted on site in compliance with City notification requirements, which has resulted in public awareness and participation in the process. Several letters and comments were provided on the project at the hearings, and staff was directly contacted by one resident. The applicant also left additional flyers and provided his contact information offering to meet with any residents to discuss the project. H-18. Adequate Sites. Maintain an adequate supply of land designated for all types of residential development to meet the quantified housing need for San Rafael. Within this total, the City shall also maintain a sufficient supply of land for multifamily housing to meet the quantified housing need of very low, low and moderate income housing units. Consistent The site is designated with a mixed-use designation and therefore is encouraged to include housing. This project proposes residential density at the maximum density allowed for this site and includes affordable housing that exceeds the requirements established by the City. Therefore, this project would not reduce the City’s supply of land designated for housing development, and rather would utilize the site to provide affordable and moderate income housing units.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 8 Title: General Plan 2020 Consistency Table Exhibit: 2A H-19. Inclusionary Housing Requirements. Require residential projects to provide a percentage of units for below market rate (BMR) housing, as indicated below. Provide units affordable at below market rates for the longest feasible time, or at least 55 years. The City's primary intent is the construction of units on-site. The units should be of a similar mix and type to that of the development as a whole, and dispersed throughout the development. Specific requirements are: 10% for development with 2 – 10 Housing Units Consistent As a 7-unit residential development (base density before density bonus), this policy requires that this project dedicate 10% of the total units as affordable, with 50% of the units dedicated being affordable to low income households and the other 50% affordable to moderate income households. Based on this requirement, 0.7 of the units would be required to be affordable and fractional units below 1 unit are required to be rounded up, so 1 on-site affordable unit would be required. The project proponent has proposed to dedicate one unit as affordable to very low income households and thus qualifies for a 33% State density bonus (see below). H-21. Density Bonuses and other Regulatory Incentives Affordable Housing. Create regulatory incentives to promote the provision of affordable housing including density bonuses, height bonuses, fee waivers, reduced parking and exemptions from the Project Selection Process. Consistent The affordable housing proposed as part of this project provides a greater number and affordability than that which would be required by the City’s current regulations. The City’s General Plan and Zoning Ordinance would have required 10 % or .7 units (rounded up to 1 unit) be provided as affordable for a 7 unit residential development. The project proponent has proposed to provide 1 unit as affordable to very low income residents, and therefore has qualified for a State Density Bonus of 33%, or 3 bonus units, above the base density of 7 units (based on required rounding-up for a fractional unit). H-23. Mixed Use. Encourage development of residential uses in commercial areas where the vitality of the area will not be adversely affected and the site or area will be enhanced by linking workers to jobs, and by providing shared use of the site or area. Consistent This project proposes to construct a mixed-use development and would be situated in an area with other similar uses. Although the commercial part of this mixed-use project is fairly limited, the site is surrounded by numerous other office, retail and service uses that would allow this new housing to be added to a mixed-use area. The Downtown area would be enhanced by the creation of additional residential units that would shop and live in the commercial area. Further, the parking provided for residential tenants could be made available for shoppers in the area during the day, which would decrease on-street parking demand in the area. This may help reduce conflicts between the commercial and downtown single-family residential neighborhoods located in the immediate downtown WEV area. NEIGHBORHOODS ELEMENT NH-1. Neighborhood Planning. Engage neighborhood associations in preparing neighborhood plans for their This area in not covered by an active neighborhood association but is located in the West End Village that currently has specific Neighborhood Element (NH) goals, policies and programs adopted for the area. The
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 9 Title: General Plan 2020 Consistency Table Exhibit: 2A area. WEV downtown area is comprised of commercial and residential neighborhoods established around the turn of the 19th century, before general plans were required, and most properties developed before there were any adopted zoning regulations. Many of the policies included in the General Plan 2020 were adapted from existing downtown and neighborhood plan planning documents; including the significant downtown planning effort conducted in the 1990’s that resulted in the Downtown Vision document. Development of the site is guided by the specific West End Village NH policies adopted for the area, as further discussed below. NH-2. New Development in Residential Neighborhoods. Preserve, enhance and maintain the residential character of neighborhoods to make them desirable places to live. New development should: Enhance neighborhood image and quality of life, Incorporate sensitive transitions in height and setbacks from adjacent properties to respect adjacent development character and privacy Preserve historic and architecturally significant structures Respect existing landforms and natural features Maintain or enhance infrastructure service levels Provide adequate parking. Consistent The WEV area includes older single-family residential neighborhoods on F, Latham, G and Ida Streets. Residents have expressed concerns that additional development would impact their quality of life as a result of the density, traffic, parking, scale and design of the building. The project has been identified as a compatible mixed use commercial project in character with the type of development anticipated for downtown, subject to review by the City Design Review Board and Planning Commission. The Board unanimously recommended approval of the project design, which included a review of the building for compatibility with adjacent structures. While parking is not within the purview of the Board, it was noted that the project would satisfy its parking demand on-site and provide potential for shared parking of residential spaces during the day. Finally, no infrastructure (capacity and supply) or roadway design issues or improvements have been identified that would need to be addressed before the project could proceed. NH-3. Housing Mix. Encourage a housing mix with a broad range of affordability, character, and sizes. In areas with a predominance of rental housing, encourage ownership units to increase the variety of housing types. Consistent The project would add to the existing housing stock with livable units that fit within the zoning provisions and site constraints. See discussion of housing policy H-1, H-18,H-19 and H-21 above. NH-5. Safe Streets. Provide neighborhood streets that are safe, pleasant, and attractive to walk, cycle and drive along. Consistent The project would incorporate street trees and minimum six-foot walkways, as required by the City for improvement within the downtown area. No other public improvements or amenities are being proposed or required for the private development project.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 10 Title: General Plan 2020 Consistency Table Exhibit: 2A NH-6 Bicycle and Pedestrian-Friendly Streets. Create bicycle and pedestrian friendly residential streets with large street trees, sidewalks and other appropriate amenities. Consistent See discussion of NH-5 above. NH-7. Neighborhood Identity and Landmarks. Enhance neighborhood identity and sense of community by retaining and creating gateways, landmarks, and landscape improvements that help to define neighborhood entries and focal points. Consistent As noted above the design is consistent with the type of development anticipated and encouraged for the area, and would provide frontage improvements with wide sidewalks and street trees to match the character of the area. The site is on a major transportation corridor (Fourth Street) but this is not a gateway location nor does the site contain any significant landmarks. See General Plan 2020 Exhibits 17 and 18. NH-8. Parking. Maintain well-landscaped parking lots and front setbacks in commercial and institutional properties that are located in or adjacent to residential neighborhoods. Promote ways to encourage parking opportunities that are consistent with the design guidelines. Consistent The project proposes parking to meet its demand and comply with development standards adopted by the City. The parking would be within a covered parking area. However, the project could make residential parking available to shoppers during the day which may help alleviate an existing concern in the neighborhood with spillover of parking for commercial uses into the immediately adjacent downtown residential neighborhoods located on F, Latham, G and Ida streets. Parking in the garage would be available during the day, i.e., during daytime business hours. NH-14. Gathering Places and Events. To spark social interaction and create a greater sense of community, encourage both daytime and nighttime gathering places and events in appropriate locations, such as cafes, restaurants, outdoor eating places, bookstores, shopping facilities, libraries, schools, churches, parks, recreation facilities….(etc.) Consistent The project would provide retail new development and residents in the area that would contribute to the vitality and character of the area, even in consideration of the development it is replacing. There is no requirement in the General Plan land use category or zoning ordinance for the site to provide any public gathering area on-site. NH-15. Downtown Vision. Continue to implement Our Vision of Downtown San Rafael. NH-15a. Downtown Vision. Base periodic review of Downtown policies on the Vision. Consistent The project would contribute to the livability of downtown and maintain a retail character along Fourth Street. Mixed-use development is encouraged in downtown, where it can be accommodated to provide needed in-fill and sustainable housing close to transit services, and add to the vitality of the downtown area by bringing residents into the downtown. Further, the retail presence is promoted and required to retain a pedestrian scale and retail oriented streetscape in the WEV mixed use district.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 11 Title: General Plan 2020 Consistency Table Exhibit: 2A NH-16. Economic Success. Substantially expand Downtown’s economic success and increase opportunities for retail, office and residential development. Consistent The project would increase retail and residential development in the downtown, and contribute to the vitality of the west end neighborhood area. NH-17. Competing Concerns. In reviewing and making decisions on projects, there are competing economic, housing, environmental and design concerns that must be balanced. No one factor should dominate; however, economic and housing development are high priorities to the health of Downtown. Consistent The mixed use residential project is encouraged and utilizes the maximum development potential for a mixed use development on this site, based on parking and building height constraints. As noted herein, the commercial space could be expanded if the parking requirement were reduced. This would lead to increased parking pressure on the existing public streets, which could result in greater spillover into the existing downtown residential neighborhoods. This is a typical experience within downtown commercial and residential mixed use neighborhoods given that existing downtown buildings and residences were not built with sufficient parking to meet current standards or demands of the commercial and residential occupants. Therefore, parking supply and demand is considered a sensitive concern for this neighborhood, which has been expressed by several neighbors. A reduction in on-site parking in favor of more commercial development would likely lead to increased parking demand on the surrounding public streets, including the streets in front of residences on Latham, F, G and Ida streets. If increased commercial development is desired, this could likely be offset through a shared parking arrangement on-site. Further evaluation and discussion of the parking supply and demand would be needed to determine if a reduction in parking would be supported. NH-18. Economic Center. Strengthen Downtown’s position as a major business, financial and office center for the city and the county by maintaining a diversified economic base reflecting a mutually supportive combination of retail, office, service and government uses. Consistent. As noted above, the project proposes new housing and retail mixed use development that meets the intensity and density allowed under the general plan land use designation and zoning standards adopted to govern and control development of the site. Residential development is required to include commercial in order to retain the downtown retail core and character on Fourth Street. NH 19. Healthy Retail Sector. Promote a healthy retail sector, essential to a successful and prosperous Downtown. Consistent The retail space is adequate in size to support a small business and comply with parking requirements of the area.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 12 Title: General Plan 2020 Consistency Table Exhibit: 2A As noted above in the LU and NH policy discussion above, the small shop is considered just large enough for a viable retail shop. A larger retail space would be desirable. However, this would require the applicant to propose a reduction in units and/or to request a parking reduction in order to reduce the on-site parking requirement. If pursued, the Planning Commission would need to determine if it would support a parking reduction or shared parking arrangement for the property. NH-22. Housing Downtown. Create a popular and attractive residential environment that contributes to the activity and sense of community Downtown. This includes: a. Preserving and upgrading existing units, b. Providing incentives to encourage new private sector construction of housing, particularly affordable housing, live/work units, and single room occupancy (SRO) units, c. Designing units that take advantage of Downtown's views, proximity to shopping and services, and transit, and d. Implementing zoning standards that reflect Downtown’s urban character. Consistent This project would create an attractively designed new mixed-use project in the Downtown area and would create urban housing for residents in the center of the Downtown area. The units would be located in proximity to shopping and services in the downtown and would be close to transportation corridors of Second and Third Street as well as public transportation. The design of the project was reviewed by the Design Review Board which recommended support of the design. The subject urban infill mixed-use project would integrate with the existing urban corridor and fulfill numerous general plan land use, housing, neighborhood, community design, sustainability, and economic vitality related policies. NH-25. Pedestrian Comfort and Safety. Make Downtown's street systems more comfortable and safe for pedestrians by: Balancing between the needs of pedestrians and the desire for efficient traffic flow, Slowing traffic where necessary, Providing two-way traffic where feasible, Making pedestrian crossings direct and safe, Establishing pedestrian environments unique to each District, Improving and/or expanding sidewalks, street trees, landscaping and other sidewalk amenities, Consistent The project would include street trees and minimum six foot wide walkways with a landscape edge along the building which will enhance the sense of safety and well-being for pedestrians using the sidewalk. The project proposes landscaping along the building edge, and would extend this into the excess sidewalk frontage if permitted and desired by the City. The project does not propose nor require any street improvements. Traffic is discussed further in the Circulation section below.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 13 Title: General Plan 2020 Consistency Table Exhibit: 2A Increasing visibility to storefronts and businesses, Seeking innovative solutions and ideas. NH-27. Parking. Continue to make parking convenient and easy to find by encouraging solutions that address Downtown’s urban parking situation. Needed improvements include: Providing a range of long and short-term parking. Facilitating the joint use of parking areas where appropriate. Reducing the visual impacts of parking areas through design and landscaping. Improving pedestrian safety in parking lots and garages. Alleviating parking congestion where appropriate by converting underdeveloped open lots into public and private parking lots. Improving signage and visibility of public parking facilities. NH-27a. Downtown Parking Strategy. Continue to maintain a comprehensive parking strategy including the management of the operations (revenue, enforcement and maintenance). Consistent, with conditions See NH-17 and NH-19 for further discussion on parking above regarding neighborhood parking concerns and parking supply provided by the project. The project provides parking to meet the demand it would generate for the mixed commercial and residential uses and a parking reduction is not being proposed. Three of the 14 parking spaces proposed to be constructed on-site would be provided for the commercial tenant. Therefore, directional signage may help ensure customers are aware that the garage is available for use during business hours. Further, the residential parking could potentially be made available to customers and shoppers in the area during the daytime business hours, which would help to improve existing parking concerns expressed by several downtown residential property owners. The City has not completed a formal parking study for the area. An informal parking count was completed for the West End Area by the City Economic Development Division in 2010. At the time of the study, it was found that the combined number of on-street and off-street parking spaces resulted in a supply that was adequate for the square footage of existing retail and mixed use tenants. The City has a parking services department that manages metered parking in the downtown, and the City also manages parking garages in the downtown parking assessment district. Also, traffic engineering staff monitors traffic needs throughout the City, including the downtown, and assists staff in reviewing parking issues. These issues are reviewed formally and informally by several City departments, including public works, parking, economic development, and community development. The programs in the general plan are periodically reviewed by the City Council to measure progress. This information is one source used to help develop departmental priorities and work plans for each year. Thus, the programmatic requirements of this policy would be addressed by City staff as part of its routine operations. NH-28. Special Place. Preserve Downtown’s reputation as a special place by developing a design strategy that capitalizes on Downtown’s existing strengths: Unique urban characteristics and density, Consistent As noted herein the project is subject to design review which would assure the project is evaluated for design related polices and criteria that have been identified as important to promote the design preferences and retain the character of neighborhoods. The Design Review Board reviewed the project on conceptual
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 14 Title: General Plan 2020 Consistency Table Exhibit: 2A Diversity in architectural design, and Historic heritage and buildings. and formal meetings, and voted unanimously to recommend the project design as presented on formal review. NH-29. Downtown Design. New and remodeled buildings must contribute to Downtown’s hometown feel. Design elements that enhance Downtown’s identity and complement the existing attractive environment are encouraged, and may be required for locations with high visibility or for compatibility with historic structures. Design considerations include: Varied and distinctive building designs, Sensitive treatment of historic resources, Generous landscaping to accent buildings, Appropriate materials and construction, and Site design and streetscape continuity. Consistent As noted above the Design Review Board has reviewed the proposed project on conceptual and formal review, and recommended unanimously support for the project. The design presents a unique design to the City of San Rafael that is appropriate for the urban downtown environment. The mass and scale are consistent with that anticipated for mixed use development in the area, and appropriate for the site and its surroundings. The project would enhance the downtown area and would provide materials and colors that are appropriate for the site and its surroundings. The project is considered to be an example of the type, scale and design that the Downtown Vision and General Plan 2020 envisioned for infill development in downtown. NH-30. Pedestrian Environments. Enhance Downtown’s streets by establishing pedestrian environments appropriate to each District. These environments could include the following: Well-designed window displays and views into retail stores, Outdoor businesses and street vendors, Signs that are easy for pedestrians to see and read, Sun-filled outdoor courtyards, plazas and seating areas, Attractive street furniture and lighting, Information kiosks and public art. Consistent The project provides an adequate pedestrian environment, through the provision of a ground floor office tenant with large window display area, defined entryways, adequate landscaping, and pedestrian friendly site improvements. These features create a pedestrian environment appropriate for this District. NH-31. Ground Floor Designed for Pedestrians. Ensure that all buildings, regardless of height, are comfortable for people at the street level. This includes: Relating wall and window heights to the height of people, Use of architectural elements to create visual interest, Consistent See NH-30 above
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 15 Title: General Plan 2020 Consistency Table Exhibit: 2A Adding landscaping and insets and alcoves for pedestrian interest, and, Stepping upper stories back as building height increases NH-32. Historic Character. Recognize and use the unique character of Downtown’s many attractive, well-liked, historic buildings. Encourage new development on sites in the Downtown area to be compatible with nearby historic buildings, the historic Downtown street pattern, and the area’s historic, pedestrian oriented character. Consistent As discussed herein, the project is subject to design review which would assure the design adequately respects and contributes the historic character of Downtown. The project would not conflict with any existing historic buildings or structures. There are no historic structures on site or directly adjacent to the project that would be impacted by the development. NH-33. Downtown’s Neighbors. Distinguish Downtown from adjoining neighborhood areas by: Establishing major entrances to downtown with gateway treatments, Keeping all Downtown activities within the Downtown area, and Providing a gradual transition into adjacent residential neighborhoods in terms of building scale and intensity of use. Consistent The project proposes a design that complements the WEV neighborhood area. NH-42. West End Village. a. Village within Downtown. Keep the West End Village a unique, friendly, desirable place to live and shop. Activities in this district help meet the needs of the surrounding neighborhoods. Encourage residential use on the upper floors of buildings. b. Unique shopping district. Continue to encourage development that makes the West End Village a unique place to shop. One-of-a-kind businesses, such as bakeries, restaurants, craft stores, art galleries, and furniture stores; outdoor uses such as sidewalk cafes; and a major retail anchor are all part of the West End’s special blend of retail. Consistent, with conditions As discussed in the LU and NH policies above, the project proposes an attractive mixed use building within the intensity, density and scale anticipated for the area, with retail maintained on Fourth Street frontage and adequate parking to satisfy the demand generated by the retail and residential uses.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 16 Title: General Plan 2020 Consistency Table Exhibit: 2A c. Retail Anchor. Encourage upgrading the Yardbird’s Center retail anchor by: Integrating all the individual properties and parking lots into a well designed center, Coordinating and connecting the shopping center with the other stores and services along the west end of Fourth Street, Providing a wide variety of goods and services, and Including outdoor restaurants, sales and activities. d. Improve parking. Upgrade existing parking and create new, easy to find parking areas by: Requiring new development to provide adequate new parking areas, Screening parking areas with landscaping, and Locating parking lot entrances on side streets where possible. e. Parking Lots of Fourth Street. Encourage the redevelopment of parking lot sites (such as car dealers and private, open parking lots) on Fourth Street west of Shaver Street. NH-43. West End Village Design Considerations. a. Residential design. Blend new multifamily development on Second and Third Streets into the character and appearance of the Latham Street neighborhood. For example, new development should have elements similar to existing structures, entrances oriented toward the street, and driveways and garages that are recessed or under the buildings. Encourage lot consolidation for better site design. b. Village identity. Create a distinct identity for the Consistent. As noted herein the project complies with parking, height and design standards of the district, retains retail presence on Fourth Street, incorporates landscaping along the building frontage and street trees on the street edge and maintains the existing streetscape with frontage improvements and the building façade. The building incorporates setbacks and articulation to minimize the height of the building which will not exceed three stories, as permitted by the district. The site appears to be well-suited to accommodate a mixed use project without given that it would not create any direct privacy, noise, light, parking or other conflicts with the adjacent uses. The City has replaced the sidewalks and street trees, and appearance of Fourth Street through the West End
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 17 Title: General Plan 2020 Consistency Table Exhibit: 2A Village with, for example, a sign program or bench program unique to the District. c. Historic neighborhood shopping district. Preserve the West End Village as a beautiful, inviting, relaxed place with a comfortable neighborhood character. Keep its historic appearance and small-scale buildings. West End Village design includes: Retaining the small storefront pattern, and building to the sidewalk , and Façade improvements and lighter and brighter building colors. d. Attractive outdoor setting. Increase interest for pedestrians with: Outdoor cafes and other activities, Streetscape improvements, such as decorative banners, benches and public art, Small staging areas for events in the Village and/or extend into the Core, Sidewalk repairs, Views to the creek where possible, and Plentiful and colorful landscaping. e. Fourth Street Retail Core connection. Visually connect the Village to the Core, for example, by installing street lighting and trees similar to those in the Core. f. Height. Respect the low scale development of buildings one to three stories in height with housing or office above ground floor retail. g. Village area as part of a capital improvement project. There is not a public works program in place or currently being pursued for benches, decorative banners, public art or other streetscape improvements in the area at this time. The owner is willing to extend landscape improvements into the wide sidewalk frontage if desired by the City. Further, the City encourages and supports use of public sidewalks for outdoor dining purposes, if desired by café and food service uses. NH-123. Commercial areas. Retain existing mixed-use land categories and zoning districts in the commercial areas. Consistent with these districts, encourage active ground floor and retail uses on Fourth Street. Consistent As discussed herein the project proposes an encouraged mixed use project with retail maintained at the ground floor on the Fourth Street frontage at the corner facing G Street where the building will be most prominently visible to vehicles and pedestrians along Fourth Street.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 18 Title: General Plan 2020 Consistency Table Exhibit: 2A COMMUNITY DESIGN ELEMENT CD-1. City Image. Reinforce the City’s positive and distinctive image by recognizing the natural features of the City, protecting historic resources, and by strengthening the positive qualities of the City's focal points, gateways, corridors and neighborhoods. CD-1a. Gateway Enhancements. Fund gateway enhancements. CD-1b. Finer Grain Design Qualities. Develop neighborhood or corridor plans to identify more detailed design qualities and elements. CD-1c. Way-Finding Signage. Prepare and implement an attractive citywide way-finding sign program to direct people to the City's cultural resources, public facilities, parks and other important destinations. CD-1d. Landscape Improvement. Recognize that landscaping is a critical design component. Encourage maximum use of available landscape area to create visual interest and foster sense of the natural environment in new and existing developments. Encourage the use of a variety of site appropriate plant materials. Consistent As discussed above the project would contribute to the character of the City by providing new development in the West End which is encouraged and anticipated in the General Plan. CD-2. Neighborhood Identity. Recognize and promote the unique character and integrity of the city's residential neighborhoods and Downtown. Strengthen the "hometown" image of San Rafael by: Maintaining the urban, historic, and pedestrian character of the Downtown; Preserving and enhancing the scale and landscaped character of the City's residential Consistent As discussed above the project proposes an attractive, well design building that is intended to fit in with the existing streetscape and character of the West End neighborhood.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 19 Title: General Plan 2020 Consistency Table Exhibit: 2A neighborhoods; Improving the appearance and function of commercial areas; and Allowing limited commercial uses in residential neighborhoods that serve local residents and create neighborhood-gathering places. CD-3. Neighborhoods. Recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. Develop programs to encourage and respect the context and scale of existing neighborhoods. Consistent The project site is located within the downtown on a pedestrian and vehicle corridor of Fourth Street. The project is considered to be an appropriate design for the site and its surroundings. CD-5. Views. Respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael’s church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. Consistent This proposed project would not have a significant impact on views of the hills and ridgelines, Mt. Tamalpais or the St Raphael church bell tower from public vantage points around the site. The proposed project is within the height limit established for the site and within the context of the surrounding development. Furthermore, the Design Review Board reviewed the proposed project for consistent with this Community Design policies of the General Plan. CD-7. Downtown and Marin Civic Center. Build upon the character of these areas by controlling land uses to clearly distinguish their boundaries; by recognizing Mission San Rafael Arcangel and St. Raphael Church, Marin Civic Center, and other buildings that help define the City’s character, and requiring that these and other architectural characteristics and land uses that give these areas their identity are strengthened. Consistent Given the distance from thee the Mission and St Raphael church, this project would not impact the character or features of these buildings. The design and architecture of the proposed new mixed-use building would introduce a higher quality of architecture to the site. CD-10 (Non-Residential Design Guidelines). Recognize, preserve and enhance the design elements that contribute to the economic vitality of commercial areas. Develop design guidelines to ensure that new nonresidential and mixed-use development fits within and improves the immediate neighborhood and the community as a whole. Consistent with conditions As part of the General Plan 2020, the City adopted residential design guidelines for non-residential projects. The Design Review Board reviewed the proposed project for consistency with both the City’s non-residential and residential guidelines and recommended approval of the project with a recommendation that the final building color be partially painted out for review and approval by the DRB prior. This requirement has been incorporated in conditions of approval.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 20 Title: General Plan 2020 Consistency Table Exhibit: 2A CD-11. Multifamily Design Guidelines. Recognize, preserve and enhance the design elements that ensure multifamily housing is visually and functionally compatible with other buildings in the neighborhood. Develop design guidelines to ensure that new development fits within and improves the character defining elements of neighborhoods. Consistent See CD-10 above CD-15. Participation in Project Review. Provide for public involvement in the review of new development, renovations, and public projects with the following: a) design guidelines and other information relevant to the project as described in the Community Design Element that would be used by residents, designers, project developers, City staff, and City decision makers; b) distribution of the procedures of the development process that include the following: submittal information, timelines for public review, and public notice requirements; c) standardized thresholds that state when design review of projects is required (e.g. residential conversions, second-story additions); and d) effective public participation in the review process. Consistent When the application for this project was received, copies of plans were referred to all surrounding neighborhood groups. Notices of public hearings were mailed to all property owners, neighborhood groups and interested parties within 300 of the project site informing them of the proposed project and all public meetings prior to both public meetings (prior to this Planning Commission meeting) conducted for this project. In addition, the site was posted with notice of all public meetings on this proposed project. CD-16. Property Maintenance. Provide incentives and enforcement to achieve desirable property maintenance. Consistent, with conditions The project would be subject to conditions requiring landscape and building maintenance. CD-18. Landscaping. Recognize the unique contribution provided by landscaping, and make it a significant component of all site design. Consistent, with conditions A landscape plan was presented as part of this project for new landscaping along the front of the structure on the ground floor. CD-19. Lighting. Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare. Consistent, with conditions Lighting would be subject to a 30-day lighting review to confirm the light levels and require adjustments if necessary.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 21 Title: General Plan 2020 Consistency Table Exhibit: 2A CD-20. Commercial Signage. Provide sign regulations and guidelines that allow adequate visual identification necessary for successful commercial uses, while also taking into consideration the visual impact along any given roadway. CD-20a. Sign Ordinance. Update the Sign Ordinance and, when developing regulations, take into account the cumulative effects of possible signage along a roadway or corridor. Consistent, with conditions Future tenant signs would be subject to future review for consistency with criteria established for downtown area signage. ECONOMIC VITALITY EV-4. Local Economic and Community Impacts. In addition to review of environmental, traffic and community design impacts, take the following into account when major projects, policies and land use decisions are under review: Fiscal impacts on the City’s ability to provide and maintain infrastructure services. Impacts on the community such as the provision of jobs which match the local workforce, commute reduction proposals, and affordable housing. Additional or unique economic, fiscal and job-related impacts. Fiscal and community impacts of not approving a project, plan or policy. Consistent As noted herein the project would provide units and maintain commercial retail space in downtown, in a desirable in-fill mixed use development. The units would provide affordable housing for existing and future workforce tenants. The retail area would also maintain job opportunities, which could potentially be fulfilled by tenants that would occupy the subject or similar housing types in San Rafael. Thus, the project represents a good example of providing a balance of employment and housing opportunities. Further, the project is in a downtown core on a major transportation corridor. Finally, the project utilizes the maximum housing and development intensity available within the zoning and land use constraints that apply to the site. Therefore, the project is considered an appropriate redevelopment opportunity of the site to replace the small restaurant use (originally established in 1974). EV 6. Shop Locally. Encourage local purchase of goods and services by residents, workers, businesses and City government so as to cycle dollars back into our local economy and generate revenue for the City. Consistent As noted by this policy it is important for the City to retain its economic centers in order to support local City services, and provide a full range of community goods and services. The mixed use project would implement this policy. EV-8. Diversity of our Economic Base. Keep San Rafael Consistent
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 22 Title: General Plan 2020 Consistency Table Exhibit: 2A a full-service city by retaining and supporting a broad and healthy range of businesses. EV-8a. Industrial Zoning. Maintain zoning for industrial areas to the extent feasible to prevent a loss of industrial businesses. EV-8b. Day Laborers. Assist in identifying an appropriate and convenient location for a center for the employment for day laborers who provide a ready and accessible source of labor for construction, landscaping and maintenance. As noted above, the project would maximum the retail development capacity on the site, within the zoning limitations that apply to the property; which is required for mixed use development in this location. EV-12. Workforce Housing. Aggressively encourage creation and retention of workforce housing, both owner and renter-occupied especially for public safety and community service personnel. Consistent The project includes affordable housing and would provide potential workforce rental housing for one or two family residents. EV-13. Business Areas. Promote San Rafael’s economy and the strengths and benefits of all of its business areas. Pursue actions that revitalize and sustain San Rafael’s business areas such as: • Planning and managing the supply and operations of parking. • Beautification efforts along City public areas, such as installation and maintenance of planters, street trees, and lighting. • Housing and economic development. • Multi-modal circulation improvements for residents, workers, suppliers and customers. Consistent The project would revitalize an existing site with commercial and residential uses that are encouraged by the underlying land use designation, and which address the applicable development standards. CIRCULATION ELEMENT C-5. Traffic Level of Service Standards. A. Intersection LOS. In order to ensure an effective roadway network, maintain adequate traffic levels of service (LOS) consistent with standards for signalized Consistent The project would not significantly change the existing AM/PM peak trips generated from the existing restaurant use on the property. As noted in the discussion of policy LU-2, the project is within the level of development anticipated under the General Plan 2020 build-out scenario and would not cause intersection
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 23 Title: General Plan 2020 Consistency Table Exhibit: 2A intersections in the A.M. and P.M. peak hours as shown below, except as provided for under (B) Arterial LOS. Intersection Level of Service Standards, A.M. and P.M. Peak Hours Location LOS Citywide, except as noted below D a. Downtown except as noted below E 1. Mission Ave. and Irwin F b. Irwin Street and Grand Avenue between E Second Street and Mission Avenue c. Andersen and West Francisco E d. Andersen and Bellam E e. Freitas at Civic Center/Redwood Highway E f. Merrydale at Civic Center Drive E g. Merrydale at Las Gallinas E B. Arterial LOS. The City Traffic Engineer may apply arterial level of service analysis as the primary method of analysis for any proposed development project. The City Traffic Engineer will make this determination based on intersection spacing and other characteristics of the roadway system where conditions are better predicted by arterial analysis. Where arterial LOS analysis is warranted, a proposed development must be consistent with the following arterial LOS standards. If an intersection LOS is above or below the standard, the project shall be considered consistent with this policy if the arterial LOS is within the standard. The project will not be deemed consistent with this policy if the arterial LOS fails to meet the standard. When arterial level of service is applied as the primary levels of service to be exceeded. Although the project would result in a net reduction in total AM and PM peak hour trips, the residential units and commercial use would increase the AM peak hour trips above current estimates of the restaurant use. Therefore, traffic mitigation fees would be required to be paid to fund traffic improvements identified as required for build-out in the area under the General Plan 2020 (per Policy C-6).
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 24 Title: General Plan 2020 Consistency Table Exhibit: 2A method of analysis for a proposed project, the project shall be deemed to be consistent with this policy if it is demonstrated that the arterial LOS standards described below are met regardless of the intersection LOS, or the project shall be deemed to be inconsistent with this policy if the arterial LOS standards are not met regardless of the intersection LOS. Arterial Level of Service Standards, A.M. and P.M. Peak Hours Location LOS Citywide, except as noted below D a. Downtown except as noted below E Congestion Management Segments D (Second, Third and Fourth Streets) (as established by the Marin County Congestion Management Agency) b. Arterials operating at LOS E outside F Downtown, and F (1) (1) For arterials operating at LOS E outside Downtown, and F as of the date of adoption of General Plan 2020, see Appendix C. C. Exemptions. Signalized intersections at Highway 101 and Interstate 580 onramps and offramps are exempt from LOS standards because delay at these locations is affected by regional traffic and not significantly impacted by local measures. D. Evaluation of Project Merits. In order to balance the City’s objectives to provide affordable housing, maintain a vital economy and provide desired community services with the need to manage traffic congestion, projects that would exceed the level of service standards set forth above may be approved if
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 25 Title: General Plan 2020 Consistency Table Exhibit: 2A the City Council finds that the benefits of the project to the community outweigh the resulting traffic impacts. C-7. Circulation Improvements Funding. Take a strong advocacy role in securing funding for planned circulation improvements. Continue to seek comprehensive funding that includes Federal, State, County and Redevelopment funding, Local Traffic Mitigation Fees and Assessment Districts. The local development projects’ share of responsibility to fund improvements is based on: (1) the generation of additional traffic that creates the need for the improvement; (2) the improvement’s role in the overall traffic network; (3) the probability of securing funding from alternative sources; and (4) the timing of the improvement. Consistent, with conditions As part of the General Plan 2020, circulation improvements necessary to maintain LOS standards, improve safety and relieve congestion in San Rafael were identified. To help fund these improvements, all development projects that generate new A.M. or P.M peak hour trips are subject to traffic mitigation fees. The project will be required to pay its fair share contribution for increasing trips by up to 2AM and 2PM trips as a result of development (which is within the intensity planned for the area in the General Plan 2020). A total of $16,984 traffic impact fee payment would be required for the use at time of building permit, or as adjusted in accordance with actual final trip generation and/or to account for inflation. C-29. Better use of Parking Resources. Improve use of existing parking and create new parking opportunities through innovative programs, public/private partnerships and cooperation, and land use policies. Consistent The project would provide parking to meet its on-site demand and could provide shared parking of the residential parking spaces, during the day when businesses are open and residents are typically at work. C-30. Downtown Parking. Optimize the use of parking spaces Downtown. C-30a. Downtown Parking District. Conduct periodic evaluations and, consistent with State Law, modify the Downtown parking regulations to meet changing needs and to optimize parking Downtown. Consistent The project proposes an adequate supply of parking that would meet its project demand consistent with City standards, based on the mix of residential and commercial uses. INFRASTRUCTURE ELEMENT I-2. Adequacy of City Infrastructure and Services. Assure that development can be adequately served by the City’s infrastructure and that new facilities are well Consistent The public utility agencies that would provide water, sewer and other services to the site have reviewed the proposed project and determined that there is adequate capacity to service the new project given that the
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 26 Title: General Plan 2020 Consistency Table Exhibit: 2A planned and well designed. proposed new use would be within the historical levels of use. I-4. Utility Undergrounding. Continue to pursue the undergrounding of overhead utility lines. Consistent, with conditions The site is already served by utilities and a based on City policy, all new utility connections would be required to be undergrounded. A condition of approval has been added to require this undergrounding. I-8. Street Trees. Create street tree planting and maintenance programs and encourage the use of large canopy trees where appropriate in order to control temperature, improve air quality, control wind, define neighborhoods, and improve street appearance. I-8a Street Tree Program. Develop a comprehensive citywide street tree planting, maintenance, replacement, diversification, wood utilization and tree waste-recycling program. The citywide street tree program should consider the use of large canopy trees where the planting areas and locations make such trees feasible and appropriate. Include coordination and communication with PG&E regarding tree maintenance in relation to power lines. Utilize volunteers to the extent feasible in creating a street tree inventory. I-8b. Street Trees for New Development. Require street trees at frequent spacing in all new developments and property upgrades, and consider mitigation for tree removal by planting street trees in locations other than the project site. I-8c. Street Tree Maintenance. Seek diversified funding sources for street tree maintenance and replacement. I-8d. Landscape Maintenance Next to Sidewalks. Revise City ordinances to require maintenance of private landscaping which encroaches onto the City right-of-way and sidewalks. Consistent The project would install street trees consistent with the existing street tree planting program.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 27 Title: General Plan 2020 Consistency Table Exhibit: 2A I-9. Water Supplies. Consistent See discussion of LU-2 above. The site is an in-fill urban property that is currently being served and is within the water district planned service capacities. I-10. Sewer Facilities. Existing and future development needs should be coordinated with responsible districts and agencies to assure that facility expansion and/or improvement meets Federal and State standards and occurs in a timely fashion. Consistent See discussion of LU-2 above. The site is already served by the San Rafael Sanitation District and they have reviewed the project and determined that there is adequate capacity to serve the addition of this facility. SUSTAINABILITY SU-1. Land Use. Implement General Plan land use policies to increase residential and commercial densities within walking distance of high frequency transit centers and corridors. Consistent The mixed use project is wholly consistent with this policy. SU-3. Alternative Fuel and Fuel Efficient Vehicles. Consistent with conditions The project will be required to comply with new Parking Regulations that require bicycle parking and support providing parking for alternative fuel vehicles. SU-5. Reduce use of Non-Renewable Resources. Reduce dependency on non-renewable resources. Consistent, with conditions The project will be required to comply with the City green building regulations which would address this policy. SU-6. New and Existing Trees. Plant new and retain existing trees to maximize energy conservation and carbon sequestration. Partially consistent The project would remove 9 mature sycamore trees located on the property to accommodate the redevelopment project. The project is a downtown infill development and not subject to tree mitigation, which applies to development in hillside areas only. Five (5) new street trees would be planted that would be consistent with the City street tree planting program. The environmental benefits of the in-fill mixed housing project with use of green building, energy and water efficient features should off-set loss of the mature trees.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 28 Title: General Plan 2020 Consistency Table Exhibit: 2A SU-8. Social diversity and Equity. Enhance social equity among all segments of the community. Consistent The project would expand the affordable housing supply which helps reduce commute and congestion. CULTURE AND ARTS CA-15. Protection of Archaeological Resources. Recognize the importance of protecting significant archaeological resources by: Identifying, when possible, archaeological resources and potential impacts on such resources. Providing information and direction to property owners in order to make them aware of these resources. Implementing measures to preserve and protect archaeological resources. CA-15a. Archeological Resources Ordinance. Continue to implement the existing Archeological Resources Ordinance. Consistent with conditions While this site has been significantly disturbed in the past, there always exists the potential that an accidental discovery of remains of cultural or archaeological significance may occur during site grading. Therefore, standard conditions of approval would be recommended to address this, in the unlikely event such remains are discovered. SAFETY ELEMENT S-5. Minimize Potential Effects of Geological Hazards. Development proposed within areas of potential geological hazards shall not be endangered by, nor contribute to, the hazardous conditions on the site or on adjoining properties. Development in areas subject to soils and geologic hazards shall incorporate adequate mitigation measures. The City will only approve new development in areas of identified hazard if such hazard can be appropriately mitigated. Consistent with conditions A geothechnical investigation has been prepared for the site by Salem Howes and Associates Inc, dated July 8, 2014, which would be utilized to prepare construction drawings submitted for building permit. There are no unusual site conditions that would preclude the proposed level of development or require any further evaluation. S-6. Seismic Safety of New Buildings. Design and construct all new buildings to resist stresses produced by earthquakes. The minimum level of seismic design shall be Consistent See S-5 above
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 29 Title: General Plan 2020 Consistency Table Exhibit: 2A in accordance with the most recently adopted building code as required by State law. S-13. Potential Hazardous Soils Conditions. Where development is proposed on sites with known previous contamination, sites filled prior to 1974 or sites that were historically auto service, industrial or other land uses that may have involved hazardous materials, evaluate such sites for the presence of toxic or hazardous materials. The requirements for site-specific investigation are contained in the Geotechnical Review Matrix. Consistent A Phase II site investigation was conducted by Will Bono Environmental Services in February of 2006, for presence of hazardous materials including subsurface testing and no contamination has been found. S-14. Hazardous Materials Storage, Use and Disposal. Enforce regulations regarding proper storage, use and disposal of hazardous materials to prevent leakage, potential explosions, fires, or the escape of harmful gases, and to prevent individually innocuous materials from combining to form hazardous substances, especially at the time of disposal. Consistent No hazardous materials are proposed to be used, stored or disposed of at this site as part of the new mixed-use building. This proposed project would not impact that permit and no further permitting or evaluation is necessary. S-17. Flood Protection of New Development. Design new development within the bay mud areas to minimum floor elevation that provides protection from potential impacts of flooding during the “100-year” flood. The final floor elevation (elevation of the first floor at completion of construction) shall account for the ultimate settlement of the site due to consolidation of the bay mud from existing and new loads, taking into account soils conditions and the type of structure proposed. Design for settlement over a 50-year period is typically considered sufficient. Consistent The subject site is not located in the 100-year flood zone and would be required to be constructed in accordance with Chapter 18 of the City’s Municipal Code. S-25. Regional Water Quality Control Board (RWQCB) Requirements. Continue to work through the Marin County Stormwater Pollution Prevention Program to implement appropriate Watershed Management plans as Consistent with condition This project has been reviewed by the City’s Public Works Department which implements the Stormwater Pollution Prevention standards and regulations. As designed, the proposed project includes adequate measures to reduce stormwater run-off consistent with the standards established by the RWQCB. The
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 30 Title: General Plan 2020 Consistency Table Exhibit: 2A dictated in the RWQCB general National Pollutant Discharge Elimination System permit for Marin County and the local stormwater plan. project would direct all run-off to the landscape areas and on-site filtration devices, before being discharged into the City’s stormdrain system. A standard condition of approval would require the applicant to submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City of San Rafael Public Works Department prior to the issuance of building permits. S-26. Fire and Police Services. Maintain adequate cost-effective fire protection, paramedic and police services. Minimize increases in service needs from new development through continued fire prevention and community policing programs. Consistent with conditions The project would meet required fire safety codes and include adequate lighting and security systems for the building to protect property and residents. NOISE ELEMENT N-1. Noise Impacts on New Development. Protect people in new development from excessive noise by applying noise standards in land use decisions. Apply the Land Use Compatibility Standards (see Exhibit 31) to the siting of new uses in existing noise environments. These standards identify the acceptability of a project based on noise exposure. If a project exceeds the standards in Exhibit 31, an acoustical analysis shall be required to identify noise impacts and potential noise mitigations. Mitigation should include the research and use of state-of-the-art abating materials and technology. Consistent with condition Exhibit 31 of the General Plan 2020 illustrates the land use compatibility standards for locating new development in existing environments. The land use category for the proposed use would be residential. New uses in this category are conditionally permitted in environments that exhibit between 60 a d 75 Ldn (dB). The project would be designed so that the interior levels of the units would be consistent with the required noise attenuation standards (those described by State Administrative Code standards, Title 25, Part 2). N-3. Planning and Design of New Development. Encourage new development to be planned and designed to minimize noise impacts from outside noise sources. Consistent See N-1 above N-5. Traffic Noise from New Development. Minimize noise impacts of increased off-site traffic caused by new development. Where the exterior Ldn is 65 dB or greater at a residential building or outdoor use area and a plan, program, or project increases traffic noise levels by more Consistent The project as designed would generate additional trips within the development intensity and density anticipated under the General Plan 2020. No undue additional traffic noise would be generated by the proposed level of development.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 31 Title: General Plan 2020 Consistency Table Exhibit: 2A than Ldn 3 dB, reasonable noise mitigation measures shall be included in the plan, program or project. AIR AND WATER QUALITY ELEMENT AW-1. State and Federal Standards. Continue to comply and strive to exceed state and federal standards for air quality for the benefit of the Bay Area. Consistent with condition Due to the nature of the proposed mixed use development, the project would not generate any air quality impacts and would be consistent with the Bay Area Air Quality District requirements Traffic associated with the facility was evaluated and found to be less than the historical levels of traffic from the site and would therefore be within the thresholds established for air quality impacts. Furthermore, the proposed development is within the additional development assumed under the General Plan 2020 and therefore cumulative impacts have been analyzed and found to be acceptable. AW-2. Land Use Compatibility. To ensure excellent air quality, promote land use compatibility for new development by using buffering techniques such as landscaping, setbacks and screening in areas where different land uses abut one another. Consistent This mixed-use development is situated in the Downtown area and abuts many other similar mixed use buildings. The proposed land use from this project is compatible with surrounding land uses. AW-7. Local, State and Federal Standards. Continue to comply with local, state and federal standards for water quality. Consistent with condition The project would be required to comply with the City’s Stormwater Pollution Prevention standards which are derived from the Regional Water Quality Board. The proposed drainage plan is designed to be consistent with the stormwater pollution standards by treating stormwater runoff on-site in landscape areas or through an on-site filtration area before it enters into the storm drain system.
Exhibit 2, Attachment A TABLE ANALYZING PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 G SQUARE MIXED USE DEVELOPMENT PROJECT – 1700 FOURTH STREET (APN: 011-192-07) PROJECT FILE NO.: ED14-068 & UP14-020 New Mixed Use Development File #: ED14-068 & UP14-020 1700 Fourth Street Page 32 Title: General Plan 2020 Consistency Table Exhibit: 2A AW-8. Reduce Pollution from Urban Runoff. Address non-point source pollution and protect receiving waters from pollutants discharged to the storm drain system by requiring Best Management Practices quality. Support alternatives to impervious surfaces in new development, redevelopment or public improvement projects to reduce urban runoff into storm drain system, creeks and the Bay. Require that site designs work with the natural topography and drainages to the extent practicable to reduce the amount of grading necessary and limit disturbance to natural water bodies and natural drainage systems. Where feasible, use vegetation to absorb and filter fertilizers, pesticides and other pollutants. Consistent See AW-7 above. Furthermore, as a standard building permit condition of approval, the proposed project would implement a storm water pollution and prevention plan (SWPPP) and Best Management Practices to minimize impacts on water quality and non-point source pollution discharge into the storm water system.