III. PROJECT DESCRIPTION

Transcription

1 III. PROJECT DESCRIPTION This chapter describes the 950 Mason Street Fairmont Hotel Revitalization and Residential Tower Project (proposed project), which is evaluated in this Draft Environmental Impact Report (DEIR). A description of the project sponsor s objectives, project location and site characteristics, proposed project components, project schedule and construction are presented herein. Additionally, a discussion of the intended uses of the EIR, and required project approvals and entitlements are provided in this chapter. The proposed project includes two main components: (1) demolition of the existing 1961 hotel tower and podium structure, and construction of a new replacement residential tower, new mid-rise residential component and replacement podium structure with residential, parking and hotel support uses; and (2) the renovation of portions of the existing historic 1906 Fairmont Hotel building. The proposed residential tower would be built to the Leadership in Energy and Environmental Design (LEED) Gold standard. 1 As noted, in Chapter II, Introduction, the project sponsor is the Fairmont Hotel Company San Francisco LP. The San Francisco Planning Department is the CEQA Lead agency. A. PROJECT OBJECTIVES The project sponsor has identified the following objectives: 1. Replace the existing hotel tower and podium structure with a new residential tower, mid-rise residential component and podium structure that is integrated with the historic Fairmont Hotel and includes up to 160 residential units. 2. Reduce the number of hotel rooms in order for the Fairmont Hotel to become responsive to the mid-size, five-star hotel market segment in San Francisco. 3. Upgrade hotel components such as meeting rooms, restaurants, lounges, and support facilities to the standards of other mid-size, five-star hotels in San Francisco. 4. Upgrade and refurbish the historic Fairmont Hotel in a manner consistent with its historic character and importance. 5. Relocate the Grand Ballroom to an area adjacent to the main hotel elevators and the existing Terrace and Vanderbilt Rooms, which will better enable the use of those rooms as pre-function spaces. 6. Develop a project that will meet a LEED Gold standard. 7. Create additional on-site parking for the new residential use on site. 8. Create pedestrian and visual amenities along California and Powell Streets. 1 A green building standard set by the U.S. Green Building Council. Draft EIR III Mason Street Fairmont Hotel

2 B. PROJECT LOCATION AND SITE CHARACTERISTICS The project site is located at 950 Mason Street (Assessor s Block 0244, Lot 001) in the Nob Hill neighborhood, in the northeast quadrant of San Francisco (see Figure III-1: Project Site Location, p. III- 3). The site is fully developed and includes the entire city block bounded by California Street to the south, Powell Street to the east, Sacramento Street to the north, and Mason Street to the west. The project site slopes downward toward the east along California and Sacramento Streets and slopes downward toward the north along Powell Street. Between Mason and Powell Streets, Sacramento Street has a 71-foot downhill change in grade, and California Street has a 50-foot downhill change in grade. Between California and Sacramento Streets, Powell Street has a 21-foot downhill change in grade. The project site is located in a densely-developed, urban area surrounded by mid- to high-rise structures. The primary land uses surrounding the project site are high-density hotel and residential uses with some institutional club uses. Directly south of the project site are the 10-story Stanford Court Hotel and the story Mark Hopkins Hotel (City Landmark Number 184). Directly to the east are the four-story University Club and three residential apartment buildings ranging from three to nine stories in height. Residential apartment buildings continue to the north and northwest of the project site, with the historic 10-story Brocklebank apartment building at the corner of Mason and Sacramento Streets. The Pacific Union Club (City Landmark Number 64) and Huntington Park and Grace Cathedral (City Landmark Number 170) are located directly west of the project site. To the southwest along California Street, is a seven-story apartment building, a public parking garage, and the 12-story Huntington Hotel. The Powell- Mason and Powell-Hyde cable car lines run north-south along Powell Street and the California Street cable car line runs east-west along California Street, directly adjacent to the project site. The project site is within an RM-4 (Residential Mixed-High Density) use district and the Nob Hill Special Use District (SUD). The Nob Hill SUD (Planning Code Section 238) was adopted in 1978 in order to provide for an established area with unique combination of uses and special identity. The project site is within the 200-E, 300-E-2, and 320-E-2 Height and Bulk Districts. Please refer to Figure III-1, which illustrates how these Height and Bulk Districts apply to the site. Draft EIR III Mason Street Fairmont Hotel

3 Figure III-1 Project Site Location Huntington Park Pacific Union Club Huntington Hotel Stanford Court Hotel Existing Height and Bulk Districts Area of proposed residential tower, mid-rise residential component, and podium structure Source: AECOM, Draft EIR III Mason Street Fairmont Hotel

4 EXISTING CONDITIONS The project site is approximately 113,400-square-feet (approximately 2.6 acres) and encompasses all of Lot 1 in Assessor s Block 244 (see Figure III-1). The project site is currently occupied by the 591-room, 914,243 gsf Fairmont Hotel complex, which consists of (1) the eight-story historic 1906 Fairmont Hotel building with two additional levels below grade; (2) the five-story podium with one level below grade (Level B6) built in 1961; and (3) the 23-story hotel tower above the podium. The existing hotel tower and podium structure are a total of 317 feet tall, including the mechanical penthouse. A 60-foot-tall roof ornament extends above the existing 1961 tower, bringing the total hotel tower to a height of 377 feet (see Figure III-2: Existing East-West Section, p. III-10 and Figure III-8: Existing Site Plan Roof Level, p. III-16). The historic 1906 Fairmont Hotel building is designated City Landmark Number 185, is listed in Here Today, 2 and has an Architectural Survey (AS) Rating of 2S2 3 and is listed on the National Register and California Register of Historic Places. The interior of the historic 1906 hotel was destroyed by the 1906 earthquake and fire before the hotel opened; however, the hotel interior was refurbished and opened in The historic 1906, eight-story Fairmont Hotel building is approximately 125 feet tall, as measured from the Mason Street frontage, and comprises the western portion of the project site. A three-bedroom rooftop penthouse suite is located on the eighth floor, as shown in Figure III-2. This penthouse was constructed in 1927 and is considered part of the historically-designated hotel site. 4 The historic 1906 Fairmont Hotel building contains approximately 365 hotel rooms and other hotel functions, including restaurant and retail spaces, hotel function rooms, and hotel back-of-house (BOH) spaces. 5 These uses are described in detail on pp. III-7 III-9. This building includes two levels (Levels B1 and B2) below Mason Street grade to a maximum depth of 23 feet below ground surface (see Figure III-2) Junior League of San Francisco, 1968, Here Today: The Historic Sites Project of the Junior League of San Francisco, pp Between 1974 and 1976, the Planning Department conducted a citywide survey of cultural resources. As a result, thousands of buildings, structures, sites and objects were surveyed and assigned with an Architectural Survey (AS) number between 5 and 0, with a rating of 5 being the highest and 0 the lowest. The 2S2 rating means the individual property is determined eligible for the National Register and is individually listed on the California Register. The 1987 Board of Supervisors Ordinance No designated the Fairmont Hotel as a Landmark. According to this ordinance, the location and boundaries of the Fairmont Hotel Landmark site encompass Lot 1 in Assessor s Block 244, excepting the easterly portion of the site upon which the roof garden structure, the Crown Room Tower, and the Pavilion Room are constructed. Existing hotel BOH includes kitchens, service, offices, loading, storage, lockers, public restrooms, and service elevators. Draft EIR III Mason Street Fairmont Hotel

5 The existing hotel tower and podium structure were constructed in 1961 and comprise the eastern portion of the project site. The podium structure extends from the east wall of the 1906 hotel to the boundaries of the site along Sacramento, Powell, and California Streets. The five-story, 50-foot-tall podium structure frontage occupies the entire length of Powell Street between Sacramento and California Streets. The 23- story hotel tower is located on the northeastern corner of the site, above the five-story podium structure, at the corner of Sacramento and Powell Streets. The existing hotel tower plus podium structure is approximately a total of 28 stories or 317 feet in height above street grade, 6 as measured from the westernmost corner of the tower along Sacramento Street. The hotel tower and podium structure s lowest parking level (Level B6) is approximately 10 feet below Powell Street grade at the intersection of Powell and California Streets. Overall, due to the 50-foot change in grade from Mason to Powell Streets and development of various structures of the hotel in different time periods, the existing Fairmont Hotel complex buildings ranges from 125 to 317 feet in height from west to east (377 feet in height including the 60-foot roof ornament). Please refer to Figure III-2 which illustrates the existing east-west section of the Fairmont Hotel complex as seen from California Street. The existing podium structure is a five-story building ranging from 50 to 70 feet in height above street grade, as measured along the Powell Street frontage. The rooftop of the podium structure functions both as a courtyard and rooftop mechanical area for the Fairmont Hotel complex. The 20-foot differential in podium height above street grade exists because the southeast corner (at the intersection of Powell and California Streets) of the 50-foot-tall podium structure is occupied by an additional level for the 1,911-square foot Pavilion Room, which is 20 feet in height. This constitutes a partial sixth story of the otherwise five-story, 50-foot-tall podium structure. Please refer to Figure III-2, which illustrates the 50-foot-tall podium at the courtyard level; and Figure III-3: Existing North-South Section, p. III-11, which illustrates the additional 20 feet in height for the Pavilion Room portion of the podium structure. The existing podium structure contains a 65,000-gsf, 165-space parking garage located at Levels B4 (10 feet above-grade), B5 (at-grade), and B6 (below-grade), as shown in Figure III-2. The three parking levels total approximately 30 vertical feet. Levels B4 and B5 are approximately 20 feet above Powell Street grade, and Level B6 is approximately 10 feet below Powell Street grade at the intersection of Powell and California Streets. Configuration of the existing on-site parking garage is described below on p. III-9. The Grand Ballroom, meeting rooms, Tonga Room, and BOH hotel functions are also located in the podium structure. The 23-story hotel tower contains 226 rooms on floors 2 to 22, with 9 to 11 hotel rooms per floor, depending on room configurations. Meeting and event rooms of the hotel tower are located on feet at Sacramento and Powell Streets due to change in grade, down slope. Draft EIR III Mason Street Fairmont Hotel

6 Level 1 of the hotel tower and the Crown Room is on Level 23. Please refer to Figure III-2 and Figure III- 3, which illustrate the various levels of the existing Fairmont Hotel complex. Figure III-4: Existing South Elevation, Figure III-5: Existing East Elevation, Figure III-6: Existing North Elevation, and Figure III-7: Existing West Elevation, pp. III-12 to III-15, illustrate the elevations of the existing hotel complex. Overall, the existing Fairmont Hotel complex is 914,243 gsf, and includes approximately 574,000 gsf of hotel use; 31,098 gsf of restaurant space; 14,437 gsf of retail use; approximately 65,000 gsf of parking (165 parking spaces); approximately 5,000 gsf of mechanical space; 119,754 gsf of BOH functions; approximately 46,080 gsf of public hotel lobby and circulation space; 48,964 gsf of hotel function rooms (e.g., ballroom and meeting rooms); and approximately 9,920 gsf of recreation and fitness facilities. Table III-1: Existing Project Characteristics, below shows the existing uses and their gross square footage on the project site. Use Table III-1 Existing Project Characteristics Historic 1906 Fairmont Hotel (gsf) Hotel Guest Rooms 402,000 (365 rooms) Fairmont Hotel Tower and Podium Structure (gsf) 172,000 (226 rooms) Existing Total (gsf) 574,000 (591 rooms) Hotel Function Rooms 1 23,244 25,720 48,964 Hotel Restaurants 2 19,503 11,595 31,098 Retail 3 10,992 3,445 14,437 Recreation / Fitness 9,920 9,920 Parking 65,000 (165 spaces) 65,000 (165 spaces) Hotel Back of House (BOH) 4 62,606 57, ,754 Public Hotel Lobby and Circulation 36,608 9,472 46,080 Mechanical 2,500 2,500 5,000 Total 557, , ,243 Notes: 1. Hotel function rooms include the Grand Ballroom, Venetian Room, Gold Room, Crown Room/ Event Space, etc. 2. Restaurant spaces include Laurel Court, Tonga Room, Cafe Cento, the former Masons, and the former Bella Voce. Masons and Bella Voce are currently vacant. 3. Retail space includes lobby retail, hairdresser salon, UPS Store, and currently vacant retail space (previously occupied by Bank of America). 4. Back of house (BOH) areas include kitchens, service, offices, loading storage, lockers, public restrooms, and service elevators. Source: Miles Berger Architect, AIA 2008 Draft EIR III Mason Street Fairmont Hotel

7 Layout of Existing Site The historic 1906 Fairmont Hotel building lobby at Mason Street serves as the main point of reference. Due to the 50-foot grade change along California Street from Mason to Powell Streets, the lobby level of the historic 1906 Fairmont Hotel is located on the same level as the podium courtyard and Level 1 of the hotel tower. Levels below the Fairmont Hotel Lobby/Podium Courtyard Level/Tower Level 1 are described as B1 to B6, respectively. Levels above the Fairmont Hotel Lobby/Podium Courtyard Level/Tower Level 1 are described as Levels 2 to 23, respectively. Table III-2: Existing Project Uses by Level, below shows the general existing uses of the Fairmont Hotel complex by floor and corresponds to the levels referenced on Figures III-2 and III-3. Table III-2 Existing Project Uses By Level Level/Floor Historic 1906 Fairmont Hotel Fairmont Hotel Tower Podium Structure Level 23 of Hotel Tower Crown Room/Event Space Levels 2 through 22 of Hotel Tower (no 13 th floor and no rooms on level 23) 226 Hotel Rooms Levels 3 through 8 of Historic 1906 Fairmont Hotel Building Level 2 of Historic 1906 Fairmont Hotel Lobby (Historic 1906 Fairmont Hotel), Podium Courtyard (Podium), and Level 1 of Hotel Tower Level B1 Level B2 365 Hotel Rooms on 3 rd through 7 th floors Penthouse Suite on 8 th floor Meeting Rooms, Beauty Shop, Guest Rooms, Offices Main Lobby, Laurel Court, Venetian Room, Gold Room, Cirque Room, Green Room, and Retail BOH, Meeting Rooms, Retail, Vacant Restaurants BOH, Terrace Room, Vanderbilt Room, and Retail Meeting/Event Rooms Courtyard, Pavilion Room BOH BOH BOH, Tonga Room, Recreation/Fitness, UPS Store Level B3 BOH BOH, Grand Ballroom Level B4 Parking Level B5 Parking Level B6 (one level below grade at Powell and California Streets) Parking Source: Information provided by CMA to AECOM, 2008 Draft EIR III Mason Street Fairmont Hotel

8 The existing lobby level of the historic 1906 Fairmont Hotel building has several rooms and various retail spaces, some of which are vacant or not in use. Please refer to Figure III-9: Existing Site Plan Lobby/Podium Level, p. III-17 which shows the various uses at this level. The main lobby of the historic 1906 Fairmont Hotel is located along the western side of the hotel facing Mason Street. Laurel Court is the hotel s main dining room and cocktail lounge located to the east of the main lobby. East of Laurel Court, on the eastern side of the historic 1906 Fairmont Hotel building is the Venetian Room, which is reserved for meetings and events. The existing open-to-sky podium courtyard is located east of the Venetian Room. The podium courtyard is divided into two sections: the western portion is occupied by mechanical equipment, which is screened from view by an eight-foot-tall wall, and the eastern portion is a landscaped area that overlooks Powell Street (from 50 feet above Powell Street grade). The Venetian Room currently has no direct access to the podium courtyard, because the area directly east of the Venetian Room is occupied by mechanical equipment. As illustrated in Figure III-2, Levels B1 and B2 of the existing historic 1906 Fairmont Hotel building are approximately 23 feet below the Mason Street grade and contain hotel BOH, retail, and restaurant uses. The Terrace and Vanderbilt Rooms are located on Level B2 in the historic 1906 Fairmont Hotel directly below the Venetian Room. The Terrace Room is used for meetings and events and can serve as prefunction rooms to the Grand Ballroom, which is located in the podium structure on Level B3. The Grand Ballroom is currently only accessible by one wheelchair stair-lift from Level B2; in order to access Level B2, handicapped access is provided by an elevator from the lobby level. The existing hotel tower is located at the northeast corner of the site at the intersection of Sacramento and Powell Streets; it encloses the landscaped podium courtyard to the north, and the south-facing meeting rooms at the main level (Level 1) have direct access to this courtyard. The Pavilion Room, with direct access to the podium courtyard, is another meeting and event space located on top of the podium structure at the intersection of California and Powell Streets. The Pavilion Room and access corridor from the main hotel lobby enclose the courtyard to the south. (Please refer to Figure III-8: Existing Site Plan-Roof Level, p. III-16, which illustrates the existing site plan from a bird s eye view and Figure III-10: Existing Site Plan- Level B2 (Terrace Room Level), p. III-18, which illustrates the various uses at this level. The existing podium structure contains various hotel functions, such as BOH spaces on Levels B1, B2, and B3, a recreation/fitness space and a restaurant (Tonga Room) on Level B2, the Grand Ballroom on Level B3, and three levels of parking on Levels B4, B5, and B6, as shown on Figure III-2. The Tonga Room is a tiki-theme restaurant and bar that has been operated as part of the Fairmont Hotel since Draft EIR III Mason Street Fairmont Hotel

9 The Tonga Room is double height and therefore occupies a portion of Level B1, as shown in Figure III-2. Because of the pool (lagoon water feature) the Tonga Room also occupies a portion of Level B3. The parking garage is accessed from Powell Street. Due to the 21-foot change in grade along Powell Street from south to north, the lowest parking level (Level B6) is approximately 10 feet below Powell Street grade at the intersection of Powell and California Streets and 10 feet above Powell Street grade at the intersection of Powell and Sacramento Streets, as shown on Figure III-5. The upper parking levels (Levels B4 and B5) are 10 feet above grade and at grade, respectively, at the intersection of Powell and California Streets. The existing Fairmont Hotel complex is served by five loading spaces. These include: two off-street loading docks on Sacramento Street, approximately 100 feet west of Powell Street (dimensions of 29.5 feet long, 16 feet wide, and 16.5 feet tall for the loading bay closest to Powell Street and dimensions of 40 feet long, 10 feet wide, and 15 feet high for the loading bay further from Powell Street), two curbside loading facilities on Sacramento Street, one at mid-block (18 foot wide curb cut) and another approximately 100 feet east of Mason Street (14 foot wide curb cut), and one loading dock on Mason Street. The Fairmont Hotel also has a hotel guest drop-off and pick-up area off Mason Street. Draft EIR III Mason Street Fairmont Hotel

10 377ft +/- above grade 60 ft. +/- Roof Ornament Hotel Tower Levels 2-22 above Podium 317 ft +/- Hotel Lobby / Podium Courtyard Level / Tower Level 1 Powell Street 10 ft Height Measurement Datum for Residential Tower 55 ft +/- +/- Figure III-2 Existing East - West Section Notes: Level B6 is 10 ft. +/- below grade at the corner of Powell and California Streets. Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 hotel taken from top of curb along Mason Street. Mechanical Penthouse 125 ft +/- above grade Original 1906 Fairmont Hotel Guest Rooms 7 6 Existing Fairmont Hotel Tower 105 ft +/- 20 ft +/- 8 Existing Hotel Penthouse Suite 7 Guest Rooms 6 Mason Street Lobby Venetian Room Laurel Court Level B1 Back of House/ Retail/ Restaurant Level B2 Retail/ Restaurant/ Kitchens Terrace Room Level B3 Level B4 Level B5 Level B6 Approximate Scale 0' 10' 5' 20' 50' Crown Room (Level 23) Mechanical Tonga Room Grand Ballroom Parking Parking Parking Tonga Room Pool 28'-6" +/- 12 ft 6 in +/- 11 ft +/- California Street Source : Miles Berger, AIA Architect, May 27, Revised January 26, 2010 Draft EIR III Mason Street Fairmont Hotel

11 317ft +/- above grade 317 ft +/- 50 ft +/- Hotel Tower Levels 2-22 above Podium Tower Level 1 21 ft +/- Figure III-3 Existing North-South Section Notes: Level B6 is 10 ft +/- below grade at the corner of Powell and California Streets, and 10 ft +/- above grade at the corner of Powell and Sacramento Streets. Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 hotel taken top of curb along Mason Street. 125 ft +/- above grade Existing Hotel Penthouse Suite Profile Original 1906 Fairmont Hotel Existing Fairmont Hotel Tower 105 ft +/- 20 ft +/- 12 ft 6 in +/- 11 ft +/- Level B1 Level B2 California Street Approximate Scale 0' 10' 5' 20' 50' Area of Existing Underground Garage ( B6 ) Powell Street 10 ft +/- Pavilion Room Top of Podium Courtyard Level / Tower Level 1 70' +/- 50' +/- 10 ft +/- Source : Mario Gaidano, AIA Architect Draft EIR Crown Room (Level 23) Sacramento Street Screen Wall Grand Ballroom Level B3 Parking Level B4 Parking Level B5 Parking Level B6 Meeting Rooms BOH BOH Exhibition Hall Height Measurement Datum for Residential Tower III Mason Street Fairmont Hotel

12 377ft +/- above grade 60 ft. +/- Roof Ornament 317 ft +/- 70 ft +/- Powell Street 10 ft 55 ft +/- +/- Figure III-4 Existing South Elevation Notes: Level B6 is 10 ft. +/- below grade at the corner of Powell and California Streets. Existing Fairmont Hotel Tower Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 hotel taken top of curb along Mason Street. Mechanical Penthouse 125 ft +/- above grade Original 1906 Fairmont Hotel Existing Hotel Penthouse Suite 105 ft +/- 20 ft +/- Mason Street California Street 0' 10' Approximate Scale 5' 20' 50' Area of Existing Underground Garage ( B6 ) Source : Miles Berger, AIA Architect, November 2008 and Mario Gaidano, AIA Architect, May Revised January 26, Draft EIR Height Measurement Datum for Residential Tower III Mason Street Fairmont Hotel

13 Figure III-5 Existing East Elevation 377ft +/- above grade 60 ft. +/- Notes: Level B6 is 10 ft +/- below grade at the corner of Powell and California Streets, and 10 ft +/- above grade at the corner of Powell and Sacramento Streets. Roof Ornament Existing Fairmont Hotel Tower Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 hotel taken top of curb along Mason Street. 125 ft +/- above grade 317 ft +/- Existing Hotel Penthouse Suite 20 ft +/- Profile Original 1906 Fairmont Hotel Pavilion Room Top of Podium Courtyard Level / Tower Level ft +/- Height Measurement Datum for Residential Tower 50' +/- 70' +/- Sacramento Street California Street 21 ft +/- 10 ft +/- Area of Existing Underground Garage ( B6 ) Powell Street 10 ft +/- 0' 10' Approximate Scale 5' 20' 50' Source : Miles Berger, AIA Architect, November 4, 2008 and Mario Gaidano, AIA Architect, May 1960: Revised January 26, Mason Street Fairmont Hotel III-13 Draft EIR

14 Figure III-6 Existing North Elevation 377ft +/- above grade Notes: Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. 60 ft. +/- Height measurement for 1906 hotel taken top of curb along Mason Street. Existing Fairmont Hotel Tower Roof Ornament Mechanical Penthouse 125 ft +/- above grade 20 ft +/- Original 1906 Fairmont Hotel Existing Hotel Penthouse Suite 317 ft +/- 105 ft +/- Mason Street Powell Street Height Measurement Datum for Residential Tower 0' 10' Sacramento Street Approximate Scale 5' 20' 50' Sacramento Street 10 ft +/- 21 ft +/- Area of Existing Underground Garage ( B6 ) Source : Miles Berger, AIA Architect, November 4, 2008 and Mario Gaidano, AIA Architect, May Revised: January 26, Mason Street Fairmont Hotel III-14 Draft EIR

15 Figure III-7 Existing West Elevation 377ft +/- above grade Notes: Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Existing Fairmont Hotel Tower 60 ft. +/- Height measurement for 1906 hotel taken top of curb along Mason Street. Roof Ornament Original 1906 Fairmont Hotel 125 ft +/- above grade 20 ft +/- Existing Hotel Penthouse Suite 317 ft +/- 105 ft +/- California Street Sacramento Street Height Measurement Datum for Residential Tower Mason Street 0' 10' Approximate Scale 5' 20' 50' Source : Miles Berger, AIA Architect, November 4, 2008 and Mario Gaidano, May Revised: January 26, Mason Street Fairmont Hotel III-15 Draft EIR

16 Figure III-8 Existing Site Plan - Roof Level Area of Original 1906 Fairmont Hotel Area of Existing Hotel Tower & Podium Sacramento Street Existing Hotel Tower Original 1906 Fairmont Hotel Lightwell Courtyard Mechanical California Street Powell Street Mason Street Existing Penthouse Suite Loggia Pavilion Approximate Scale Source : Miles Berger, AIA Architect, November 4, 2008 and Mario Gaidano, May Revised: January 26, ' 10' 5' 20' 50 North Draft EIR III Mason Street Fairmont Hotel '

17 Sacramento Street California Street Mason Street Powell Street Figure III-9 Existing Site Plan - Lobby / Podium Level Empire Room Green Room Garden Room Porte Cochere Entry Lobby Retail Concierge Bell Captain R etail Source : CMA, 2009 Draft EIR Retail Main Desk Outline of Tower Shown Dashed Meeting Room Gold Room Tower Meeting Room Roof Garden Laurel Court Venetian Room Tonga Room Roof (Exposed Mechanical) Restrooms French Room Retail Restrooms Corridor R etail Cirque Room Roof Pavilion Room Approximate Scale 0' 10' 5' 20' 50 North III Mason Street Fairmont Hotel '

18 Sacramento Street Terrace Room Tonga Room Grand Ballroom Below California Street Mason Street Powell Street Figure III-10 Existing Site Plan - Level B2 (Terrace Room Level) Engine Room Source : CMA, 2009 Draft EIR Laundry Room Cafeteria Engineering Stores Vanderbilt Room Offices Retail Offices Offices Health Club Approximate Scale 0' 10' 5' 20' 50 North III Mason Street Fairmont Hotel '

19 C. PROPOSED PROJECT The proposed project includes two main components: (1) demolition of the existing 1961 hotel tower and podium structure, and construction of a new replacement residential tower, new mid-rise residential component and replacement podium structure with residential, parking and hotel support uses; and (2) the renovation of portions of the existing historic 1906 Fairmont Hotel building. See Table III-3: Proposed Project Characteristics on p. III-22 for a discussion of the net change in development on the project site. The proposed new development (residential tower, mid-rise residential component, and podium structure) would be built to the LEED Gold standard. The project sponsor proposes the following actions: 1. Retaining and upgrading the historic 1906 Fairmont Hotel building; 2. Possibly consolidating existing hotel rooms in the historic 1906 Fairmont Hotel, that is, reducing the number of hotel rooms overall in order to enlarge some small hotel rooms, for a net loss of up to 60 rooms; 3. Reconfiguring some of the uses in the Fairmont Hotel such as locating the new Grand Ballroom to enhance its accessibility to the main hotel elevators and the existing Terrace and Vanderbilt Rooms to enable the use of those rooms as pre-function spaces; 4. Demolishing the existing 23-story Fairmont Hotel Tower and five-story podium structure built in 1961 with a loss of 226 hotel rooms; and, 5. Constructing a 26-story 7 residential tower and a five-story mid-rise residential component, both above a five-story podium, and totaling 475,156 gsf, excluding below-grade parking (approximately 145,500 gsf). The proposed project would be 620,656 gsf including below-grade parking. The new residential tower would be located on the northeastern corner of the site above the podium and enclosing the north side of the podium courtyard. The mid-rise residential component would enclose the podium courtyard level along the east and south sides. The proposed five-story podium would be 50 feet tall and the proposed five-story mid-rise residential portion (above the five-story podium) would be 55 feet tall. The mid-rise residential component including the podium would be a total of 10 stories and 105 feet in height from street grade. The proposed residential tower and podium structure would be a total of 317 feet in height from street grade, as measured from the westernmost corner of the tower along Sacramento Street. 8 In addition, an 11-foot-tall mechanical penthouse would extend above the tower. With the 11-foot-tall mechanical penthouse, the proposed tower would be approximately 328 feet in height. A 45-foot-tall flag pole is also proposed above the tower. The proposed tower with its flag pole would be 373 feet in height, approximately 4 feet shorter than the existing hotel tower with its roof ornament (377 feet). 7 8 Despite the difference in the number of stories, the proposed residential tower (26 stories) would be the same height as the existing hotel tower (23 stories). This is because two of the floors in the existing tower are double ceiling height (Lobby and Crown Room) and the stair/elevator penthouse level in the existing tower would be occupied with the proposed project development. This measurement is based on the requested deviation from the standard provision for building height measurement including the point where height is measured (see Table III-5). Draft EIR III Mason Street Fairmont Hotel

20 The proposed development also includes four levels of below-grade parking, up to a maximum depth of approximately 40 feet below the Powell Street grade at the intersection of Powell and California Streets. Detailed descriptions of uses by level are provided on pp. III-20 through III-31. There are currently a total of 591 hotel rooms in the Fairmont Hotel complex: 365 hotel rooms in the historic 1906 Fairmont Hotel building and 226 hotel rooms in the hotel tower. The proposed project would result in a total reduction of between 226 and 286 hotel rooms through the demolition of the hotel tower and the possible consolidation of hotel rooms in the historic 1906 Fairmont Hotel, as described below. The project sponsor would retain the existing historic 1906 Fairmont Hotel building which includes 365 hotel rooms. Some of the hotel rooms may be remodeled by consolidating them into larger rooms, for a net reduction of up to 60 rooms. The historic 1906 Fairmont Hotel therefore would have a total of 305 to 365 hotel rooms upon project completion, depending on how many rooms are consolidated. With the exception of some restaurant and retail space, most uses within the historic 1906 Fairmont Hotel building would not change (see Table III-3). The proposed tower, mid-rise residential component and podium would contain up to 160 residential units (325,086 gsf of residential use), 3,776 gsf of retail space, 2,568 gsf of restaurant space, 12,792 gsf of recreation/fitness/spa space, approximately 8,880 gsf of hotel lobby and circulation space, 58,456 gsf of residential lobby and circulation space, approximately 11,660 gsf of mechanical area, 16,586 gsf of hotel BOH area, 11,672 gsf of residential BOH area, approximately 23,680 gsf of hotel function rooms and an approximately 80,500-gsf net addition to the existing approximately 65,000-gsf, and 165-space parking garage. With the approximately 80,500-gsf parking garage floor area addition (185 net new spaces), there would be an approximately 145,500-gsf, 350-space parking garage on site. Table III-3, p. III-22, shows the gross square footage of proposed uses, and net change in gross square footage from the existing uses. LAYOUT OF PROPOSED PROJECT The lobby level of the historic 1906 Fairmont Hotel at the Mason Street grade serves as the main point of reference (see Figure III-11: Proposed East-West Section, p. III-36). The lobby level of the historic 1906 Fairmont Hotel building is on the same level as the proposed podium courtyard level, or Level 1 of the residential tower, due to the change in grade from Mason to Powell Streets. Levels below the Lobby/Podium Courtyard Level/Tower Level 1 are referred to as B1 to B8, respectively. Levels above the Lobby/Podium Courtyard Level/Tower Level 1 are described as Levels 2 to 26, respectively. Draft EIR III Mason Street Fairmont Hotel

21 Table III-4: Proposed Project Uses by Level, p. III-23, shows the general proposed uses of the project by floor and corresponds to the levels referenced on Figure III-11. Plans for various levels are illustrated in Figure 12: Proposed North-South Section, Figure III-13: Proposed Site Plan-Roof Level, Figure III-14: Proposed Plan for Podium Entry at Powell Street (Level B4), Figure III-15: Proposed Plan for Level B3, Figure III-16: Proposed Plan for Level B2, Figure III-17: Proposed Plan for Terrace Room and Grand Ballroom (Level B1), Figure III-18: Proposed Lobby/Podium Courtyard Level/Tower Level 1 Plan, Figure III-19: Proposed Plan for Typical Mid-Rise Podium Residential Levels (Levels 2 5), Figure III-20: Proposed Typical Tower Floor Plans (Levels 6 26), Figure III- 21: Proposed Plan for Parking Levels (Levels B5 B8), pp. III-37 to III-46. A discussion of the proposed project s uses by level is presented below. Elevations of the proposed project are included and illustrated in Figure III-22: Proposed South Elevation, Figure III-23: Proposed East Elevation, Figure III-24: Proposed North Elevation, and Figure III-25: Proposed West Elevation, pp. III-47 to III-50. Draft EIR III Mason Street Fairmont Hotel

22 Table III-3 Proposed Project Characteristics Use Historic 1906 Fairmont Hotel (gsf) Fairmont Hotel Tower and Podium Structure (gsf) New Residential Tower and Podium Structure (gsf) Fairmont Hotel Complex Total with Proposed Project (gsf) Net Change from Existing Total (gsf) Retain Demolish New Hotel Guest Rooms 402,000 1 ( rooms) -172,000 (-226 rooms) 402,000 ( rooms) -172,000 (-226 to -286 rooms) Hotel Function Rooms Hotel Restaurants 23,244-25,720 23,680 46,924-2,040 26,689-11,595 2,568 29,257-1,841 Retail 3,806-3,445 3,776 7,582-6,855 Recreation / Fitness / Spa Residential Lobby and Circulation -9,920 12,792 12,792 +2,872 58,456 58, ,456 Residential Units 325,086 (~160 units) 325,086 (~160 units) +325,086 (+~160 units) Residential BOH, Storage, Function 11,672 11, ,672 Parking -65,000 (-165 spaces) 145,500 (+302 self-park and +48 tandem spaces) 145,500 (+302 self-park and +48 tandem spaces) +80,500 (+ 185 spaces) Hotel BOH 62,606-57,148 16,586 79,192-40,562 Public Hotel Lobby and Circulation 36,608-9,472 8,880 45, Mechanical 2,500-2,500 11,660 14,160 +9,160 Total 557, , ,656 1,178, ,856 Note: 1. The consolidation of rooms would occur within the existing gsf of hotel rooms and would not change the total gsf. Source: Miles Berger Architect, AIA 2008 Draft EIR III Mason Street Fairmont Hotel

23 Level/Floor Levels 2 through 26 of New Tower and Podium Structure Levels 3 through 8 of Historic 1906 Fairmont Hotel Building Level 2 of Historic 1906 Fairmont Hotel Lobby (Historic 1906 Fairmont Hotel), Podium Courtyard, and Level 1 of Residential Tower Level B1 Level B2 Table III-4 Proposed Project Uses By Level Historic 1906 Fairmont Hotel Hotel Rooms on 3 rd through 7 th floors Penthouse Suite on 8 th floor Meeting Rooms, Beauty Shop, Offices New Fairmont Residential Tower 1 New Podium Structure 1 Residential Units (Levels 2 through 26 of Tower) Main Lobby, Laurel Court, Venetian Room, Gold Room, Retail, Restaurant, Green Room, Cirque Room Hotel BOH, Retail/Restaurant, Kitchen BOH, Terrace Room, Retail/Restaurant, Kitchen Residential Units Residential Units Residential Units Residential Units (Levels 1-5 in mid-rise structure at and above Podium Courtyard Level) Courtyard, Podium Residential, Restaurant, Spa, Residential Units Hotel BOH, Recreation/Fitness/Spa, Residential Units Grand Ballroom, Hotel BOH, Residential Units Level B3 Residential Units Hotel BOH, Residential Function Rooms and Office, Retail, Residential Units Level B4 Residential Units Parking, Loading Dock, Atrium Entrance, Residential Entry and Lobby Level B5 (one level below grade at Powell and California) Level B6 (two levels below grade at Powell and California) Level B7 (three levels below grade at Powell and California) Residential Units, Residential BOH Parking Parking Parking Level B8 (four levels below Parking grade at Powell and California) Notes: 1 The new Fairmont Residential Tower and Podium Structure would have up to 160 residential units. Source: AECOM 2008 Draft EIR III Mason Street Fairmont Hotel

24 PROPOSED PARTIAL RENOVATION AND UPGRADE OF THE HISTORIC 1906 FAIRMONT HOTEL BUILDING An extensive renovation of the historic 1906 Fairmont Hotel building occurred between 1998 and In addition to renovation of the historic hotel lobby and Laurel Court, that renovation included the conversion of the Venetian Room from a nightclub back to a meeting and function room. This restoration involved removing large-scale photomurals covering the north and south walls, which covered the moldings and trim; restoring the moldings and trim that had been removed or painted black; removing stage lights that projected down from the decorative ceiling; installing new fabric wrapped panels on the north and south walls; and re-painting, re-lighting, and re-carpeting the room. As noted above, one of the objectives of the current proposal is to continue to upgrade and refurbish the historic 1906 Fairmont Hotel in a manner consistent with its historic character and importance. The proposed additional renovation and upgrade of the historic 1906 Fairmont Hotel building would include refurbishment of the Venetian Room, which is located on the lobby level, adjacent to an existing screened mechanical equipment area in the western portion of the existing podium courtyard (See Figure III-2). The Venetian Room was altered in the 1960s to accommodate a stage within the three arched window bays along the eastern wall of the historic 1906 Fairmont Hotel. The stage protrudes east of this wall into the open podium mechanical area. As part of the current proposed project, the stage would be removed and the three arched window bays would be restored, both from the interior and exterior, to match the appearance of the materials and design of the historic 1906 Fairmont Hotel. The lower portion of these restored bays would be constructed as double-doors that would lead out to a new open courtyard area, in an arrangement similar to the original configuration and function of this portion of the historic 1906 Fairmont Hotel (see Figures III-11 and III-14). The proposed upgrade of the historic 1906 Fairmont Hotel may include consolidating up to 111 existing, smaller hotel rooms into larger rooms for a net reduction of up to 60 rooms, resulting in a total of 305 to 365 hotel rooms in the historic portion of the hotel complex. Please refer to Figure III-26: Possible Room Consolidation Plan (Level 3 of the Original 1906 Hotel) - Typical, p. III-51 which illustrates the possible room consolidation. The rooms for possible consolidation would be those that surround the light well (see Figure III-13). The corridors within the historic 1906 Fairmont Hotel would remain unchanged as a result of the possible consolidation. The proposed upgrade of hotel components such as meeting rooms, restaurants, lounges, and support facilities would be consistent with the project sponsor s Draft EIR III Mason Street Fairmont Hotel

25 objectives for upgrading these facilities to the standards of other mid-size, five-star hotels in San Francisco. The Cirque Room would remain in its current location on the lobby level of the historic 1906 Fairmont Hotel. An existing passageway located at the south of the bar would be modified to connect the Cirque Room to existing retail spaces and proposed restaurant to the west (see Figure III-18). Hotel BOH and meeting rooms would remain on Level B1 of the historic 1906 Fairmont Hotel. The Terrace Room would remain in its existing location on Level B2. Retail space, including restaurant uses, would continue to be located along the south side of the historic 1906 Fairmont Hotel on the lobby level and Level B1, as shown in Figures III-9 and III-14. One retail space on the north side of the corridor on the lobby level would be upgraded as part of the proposed project. With the proposed project, restaurant uses in the historic 1906 Fairmont Hotel would increase by approximately 7,200 gsf, from approximately 19,500 gsf to 26,700 gsf, with a corresponding decrease in the amount of retail space from approximately 11,000 gsf to 3,800 gsf (see Table III-1 on p. III-6 and Table III-3 on p. III-22). All other square footages within the historic 1906 Fairmont Hotel would remain generally the same, as discussed on p. III-22. PROPOSED NEW PODIUM AND RESIDENTIAL TOWER COMPONENT OF PROJECT As described on pp. III-19 and III-20, a new residential tower and podium structure would be constructed following demolition of the existing 1961 Fairmont Hotel tower and podium structure. A new five-story, 50-foot-tall podium structure would front along the length of Powell Street between Sacramento and California Streets. Similar to existing site conditions, the new Podium Courtyard Level/Tower Level 1 would be located at the same level as the historic hotel lobby. A five-story, 55-foot-tall, mid-rise residential component would extend above the podium, enclosing the podium courtyard level along the east and south sides and bringing the total height to 105 feet. The new 26-story residential tower would be located on the northeastern corner of the site above the fivestory podium and would enclose the north side of the podium courtyard. The proposed residential tower and podium would be 317 feet in height, as measured from the westernmost corner of the tower along Sacramento Street. 9 In addition, as shown on Figure III-11, an 11-foot-tall mechanical penthouse would extend above the 317-foot tower. With the mechanical penthouse, the proposed tower would be approximately 328 feet in height. A 45-foot-tall flag pole is also proposed above the 328-foot tall tower. 9 This measurement is based on the requested deviation from the Planning Code provision for measurement of building height, including the point where height is measured (see Table III-5). Draft EIR III Mason Street Fairmont Hotel

26 The proposed project would also include four levels of below-grade parking (Levels B5 B8), up to a maximum depth of approximately 40 feet below the Powell Street grade at the intersection of Powell and California Streets and described further below. Please refer to Figure III-27: Comparison of Existing and Proposed South Elevations, Figure III-28: Comparison of Existing and Proposed East Elevation, Figure III-29: Comparison of Existing and Proposed North Elevations, and Figure III-30: Comparison of Existing and Proposed West Elevations, pp. III-52 to III-55. These figures show the existing and proposed elevations superimposed on one another. Figure III-30 illustrates the extent of the proposed new tower that would fall within the existing building profile and portions that would extend beyond the existing building profile. The following description begins at the lowest proposed level, Level B8, and proceeds upward to the top of the tower component of the proposed project. Please refer to Figures III-11 through III-21, which illustrate the various levels of the proposed project and their uses. Levels B8 through B4 would accommodate a total of 350 parking spaces in a garage, consisting of 302 self-park spaces and 48 tandem spaces. Fourteen of the 302 self-park spaces would be handicappedaccessible spaces. Three below-grade parking levels (at Powell and California Streets) are proposed on the site (Levels B6 through B8) and would require net new excavation of about 30 feet below the 10-foot depth of the existing basement level. With project implementation, the maximum depth of the basement levels would be 40 feet below Powell Street grade at the intersection of Powell and California Streets. Please refer to Figure III-11, which shows the proposed east-west section and parking levels. Levels B4 through B6 already exist, but would be demolished and reconstructed as part of the project. The parking garage would be accessed from Powell Street at Level B5, as shown in Figure III-21. Levels B6 to B8 would contain only parking. Approximately 75 parking spaces would be provided per level, except for Level B4, which would have approximately 50 parking spaces. The typical parking plan for Levels B6 through B8 is shown in Figure III-21. Levels B6, B7, and B8 are located 20, 30, and 40 feet, respectively, below street grade at the southeastern corner of the podium structure at the intersection of Powell and California Streets. Due to the slope of Powell Street, Levels B6, B7, and B8 would therefore be at grade, 10 feet below grade, and 20 feet below grade, respectively, at the northeastern corner of the podium structure at the intersection of Powell and Sacramento Streets (see Figure III-23). Draft EIR III Mason Street Fairmont Hotel

27 In addition to 75 parking spaces, residential units and residential BOH 10 are proposed on Level B5 at the northeast corner of the proposed tower. Due to the downward slope of Powell Street from south to north along the project site, Level B5 is approximately 10 feet below the Powell Street grade at the intersection of Powell and California Streets, and 10 feet above street grade at the northeastern corner of the podium structure at the intersection of Powell and Sacramento Streets, as shown on Figure III-23. In addition to 50 parking spaces, Level B4 would contain residential units and retail space (see Figure III- 14). Level B4 is located at grade at the corner of California and Powell Streets. A pedestrian atrium entrance and plaza are proposed at this corner (see Figure III-14), which would provide access to the main residential lobby, as well as secondary access to the historic 1906 Fairmont Hotel. Two off-street loading spaces would also be accessed at Level B4 from Sacramento Street along the north side of the podium structure. Level B3, see Figure III-16, would contain residential units fronting on Sacramento, Powell, and California Streets, and retail, residential and hotel BOH functions behind. The residential units are proposed on the north, east, and south portions of the podium structure. Retail space and some residential BOH functions would also be located on this level. The hotel BOH functions would be on the west side of the podium structure closest to the historic 1906 Fairmont Hotel, and this would serve to consolidate much of the hotel BOH functions at this level. Level B2 would contain residential units fronting on Sacramento and Powell Streets, the new Grand Ballroom, and hotel BOH (the Terrace Room is also on Level B2, but it is in the historic hotel as discussed above). The Grand Ballroom, currently at Level B3 in the existing hotel podium, would be relocated to Level B2 to enhance its accessibility. The new Grand Ballroom would be close to the existing main hotel elevators and the existing Terrace and Vanderbilt Rooms to better enable the use of those rooms as pre-function spaces as shown in Figures III-11 and III-17. The project sponsor would like to provide direct access to the Grand Ballroom from the main hotel elevators, which would improve handicap access to this event space and generally improve circulation between the historic 1906 Fairmont Hotel and the Grand Ballroom. The construction of the new Grand Ballroom in this location would displace the Tonga Room bar and restaurant currently located at Level B2 of the existing hotel podium. Level B1 would contain the new recreation/fitness/spa space, residential units, and hotel BOH. The new Grand Ballroom on Level B2 would be double height and would therefore occupy a portion of Level B1, 10 Residential BOH includes condominium management offices, owner storage areas, owner function rooms, and mechanical spaces. Draft EIR III Mason Street Fairmont Hotel

28 as shown in Figure III-11. The Terrace Room, located in the historic 1906 Fairmont Hotel, would also continue to be double height. The podium courtyard level would contain residential units, retail/restaurant space and a spa. The podium courtyard would be landscaped and be directly connected to the renovated Venetian Room in the historic 1906 Fairmont hotel, as described above and shown in Figures III-11 and III-18. The proposed courtyard would be approximately 9,800 square feet and larger than the existing courtyard (8,640 square feet), and would be located on the west side of the proposed podium and enclosed on the north, east, and south by the mid-rise residential component and residential tower. The proposed five-story, 55-foot-tall mid-rise residential component would overlook the podium courtyard along its south and east sides. The mid-rise residential component would include residential units distributed over five levels (Levels 1 5). Some of these units would be two-story, townhouse-type units on Levels 4 and 5 of the mid-rise residential component; these units would likely be a mix of twoand four-bedroom units. Figure III-19 illustrates the typical plan for the mid-rise residential component. The proposed new residential tower would be located on the northeast portion of the site above the podium. It would contain approximately 114 residential units on Tower Levels 1 through 26 (3 units on Tower Level 1, 111 units on Tower Levels 2 26). Please refer to Figures III-11 and III-20. Tower Levels 2 24 would generally consist of a mix of five units as shown on Figure III-20. Two two-story townhomes would occupy Tower Levels 25 and 26. The number of residential units per floor is an approximation and subject to modification. Elevators and stairs would be located in the center of the tower with the residential units along the perimeter of the tower. PROPOSED RESIDENTIAL UNIT MIX AND CHARACTER A total of up to 160 residential units are proposed as part of the project, of which approximately 31 units would be located in the proposed mid-rise residential component, and approximately 129 units would be located in the new residential tower. The project sponsor anticipates that the proposed residential units would consist of a combination of two- bedroom, three-bedroom, and four-bedroom units. Affordable units are not proposed on site as part of the project; the project sponsor anticipates electing to pay an inlieu fee in compliance with Section 315 of the Planning Code. The proposed residential uses would be functionally integrated into the historic 1906 Fairmont Hotel such that hotel quality services and amenities (e.g., concierge, housekeeping, room-service, spa, and valet parking) could be available to the occupants of the proposed new residential component. Draft EIR III Mason Street Fairmont Hotel

29 The exterior design of the podium structure and mid-rise residential component would incorporate vertical recesses and balconies. The proposed residential tower component would also include exterior building elements, such as stacked balconies with recessed alcoves. These elements are intended to convey the mixed-use residential nature of the podium structure and break up the project façade to reflect the prevalent neighborhood streetscape pattern of a continuous street wall composed of a variety of building façades. The proposed project design is intended to respect the existing pedestrian scale, create visual interest along Powell, California, and Sacramento Streets, and be visually compatible with the existing residential buildings to the east and north of the project site. PEDESTRIAN ACCESS Primary pedestrian access to the historic 1906 Fairmont Hotel would continue to be from Mason Street. The project sponsor would construct an atrium entrance at the corner of California and Powell Streets, as shown in Figure III-14. This entrance would serve as the primary entrance for the proposed new residential units and as a separate secondary access to the historic 1906 Fairmont Hotel. The two-story atrium is also expected to allow natural light into the historic 1906 Fairmont Hotel. NET CHANGE IN ON-SITE DEVELOPMENT The proposed demolition of the existing podium and hotel tower and partial renovation of the historic 1906 Fairmont Hotel would potentially reduce the total number of existing hotel rooms, from 591 to between 305 and 365 hotel rooms. This represents a reduction of between 226 and 286 hotel rooms. All hotel rooms in the hotel tower (226 hotel rooms) would be demolished as part of the proposed project. The number of hotel rooms upon project completion would depend on the exact number of rooms consolidated within the historic 1906 Fairmont Hotel (for a net reduction of up to 60 rooms). Upon project completion, the project site would be occupied by 1,178,109-gsf of development. This would include construction of about 183,356 net new on-site gsf, not including parking. There would be about 80,500 gsf of net new parking, bringing the total net new onsite construction to 263,856 gsf. Please refer to Table III-3, which shows the proposed project s total gross square feet and net change from existing conditions. As shown on Table III-3, p. III-22 hotel square footage would be reduced by approximately 172,000 gsf with demolition of the existing hotel tower. Hotel function space would decrease by approximately 2,040 gsf. Hotel restaurant uses would decrease by 1,841 gsf; and retail uses would decrease by 6,855 gsf. Recreation/fitness/spa space would have a net increase of 2,872 gsf; and parking would increase by approximately 80,500 gsf. Draft EIR III Mason Street Fairmont Hotel

30 New residential lobby and circulation uses would total 58,456 gsf; new residential units would total 325,086 gsf; and new residential BOH/storage/function space would increase by 11,672 gsf. Hotel BOH (gsf) would decrease by 40,562 gsf; public hotel lobby and circulation space would decrease by 592 gsf; and mechanical spaces would increase by approximately 9,160 gsf. PROPOSED OPEN SPACE AND LANDSCAPING The proposed project would include a total of approximately 17,000 sf of private open space shared in common by for the on-site residents, and approximately 9,800 sf of privately-owned, publicly accessible open space in the form of the landscaped podium courtyard that would replace the existing podium courtyard. Approximately 145 of the 160 residential units would have an average of 106 sf of private usable open space, which would exceed the Planning Code Section 304(d)(3) requirement of 36 sf of private open space per dwelling unit. Street trees and sidewalk improvements are proposed along California and Powell Streets in compliance with the City s Residential Design Guidelines Section 2.6. New landscaping is also proposed at the podium courtyard level. For discussion about the existing podium trees, street trees, and plants to be removed, see Section IV.L, Biological Resources. PARKING AND LOADING The proposed project would include construction of three new levels of below-grade parking (Levels B6, B7, and B8) located along Powell and California Streets, as shown in Figure III-11. The new underground parking would require up to 30 feet of net new excavation. Upon project completion, total depth of parking levels would be 40 feet below the intersection of Powell and California Streets, and approximately 20 feet below the intersection of Powell and Sacramento Streets, respectively, due to the downward slope of Powell Street. Please refer to Figure III-23 which illustrates the parking levels in relation to Powell Street. Vehicular access for parking would continue to be from Powell Street; however, the new parking entrance and exit would be relocated on Powell Street closer to the corner of Sacramento Street. The proposed project would include a 350-space garage, consisting of 302 self-park spaces and 48 tandem spaces. This would be 185 more parking spaces than under existing conditions of 165 spaces. Residential parking would be provided at a one-to-one space per unit ratio; therefore, there would be about 160 residential parking spaces. Of the total proposed, 190 parking spaces are allocated for hotel operations. The proposed project would comply with Planning Code requirements for bicycle parking, Draft EIR III Mason Street Fairmont Hotel

31 car-share spaces, and handicapped-accessible spaces by providing 61 bicycle parking stalls, four car-share parking spaces, and 14 handicapped-accessible parking spaces distributed through Levels B5, B6, and B7. As described on p. III-9, the existing Fairmont Hotel complex is currently served by five loading spaces; the location and number of loading spaces would remain generally the same with development of the proposed project but three of the existing loading spaces would be improved. The mid-block, curb-side loading facility along Sacramento Street would be enlarged into an enclosed loading dock. The two existing loading docks on Sacramento Street would be replaced in the new construction by two larger offstreet loading spaces which could accommodate trucks ranging in size from 33 to 53 feet. The Fairmont Hotel guest drop-off and pick-up area and loading dock off Mason Street would remain operational during project construction and thereafter. Please refer to Figure III-13, which illustrates the location of the loading areas. PROPOSED CHANGES TO HEIGHT AND BULK As shown in Figure III-1, the project site is located within the 200-E-2, 300-E-2, and 320-E Height and Bulk Districts; therefore, different portions of the site are subject to the 200-, 300-, and 320-foot height limits, respectively. The 2 suffix number is applicable to those portions of the site where the designated height limit is less than 320 feet and allows the Planning Commission to approve, as a Conditional Use, height exceptions up to 320 feet in height (see Planning Code Section 236.5). The E bulk controls are applicable to the entire project site and are explained below (see also Planning Code Section 270). The proposed 55-foot-tall mid-rise residential component, which is above the proposed 50-foot-tall podium structure, is within the 200-, 300-, and 320-foot height limits. The proposed 317-foot-tall residential tower would be within the applicable 200- and 320-foot height limit. The southern portion of the proposed residential tower is designed to step-down, such that it is within the applicable 200-foot height limit. An 11-foot-tall rooftop mechanical penthouse is proposed above the 317-foot-tall residential tower, however, per Planning Code Section 260(b)(1)(A)(B), elevator, stair, and mechanical penthouses are exempt up to an additional height of 16 feet from the height limit where the height limit is above 65 feet. A 45-foot-tall flag pole is also proposed above the rooftop mechanical penthouse, however, per Planning Code Section 260(b)(2)(H), flag poles are exempt from height limits. Please refer to Figures III-22 to III-25, which illustrates the proposed elevations for the project with the existing highest elevation of each structure superimposed. As shown on Figures III-22 to III-25, the Draft EIR III Mason Street Fairmont Hotel

32 existing hotel tower and proposed residential tower heights are both 317 feet tall. 11 As described on p. III- 25, the proposed residential tower would be approximately 328 feet in height with the 11-foot-tall mechanical penthouse. Per Planning Code Section 270, the E Bulk District provides bulk controls which apply over 65 feet in height. Controls for the E Bulk District allow up to 110 feet building plan dimension and up to 140 feet in building diagonal dimension for the portions of buildings above 65 feet in height. The mid-rise residential component of the proposed project would have a 275-foot plan dimension and a 300-foot diagonal dimension above 65 feet, which would exceed both the maximum allowable plan and diagonal dimensions under the applicable E bulk limits. As with the existing hotel tower, the proposed residential tower would also exceed the maximum allowable plan dimension in the east-west direction under the applicable E bulk limits, by about 16 feet. PROJECT SCHEDULE AND CONSTRUCTION Project construction is anticipated to take approximately 36 months. The historic 1906 Fairmont Hotel portion of the complex would continue to operate during project construction. Project construction cost is estimated to be about $130 million. Construction activities would occur in the four construction phases (Phases 1 4). Phases 3 and 4 would overlap by eight months during the 36-month period. 12 Construction related activities would typically occur Monday through Saturday between 7:00 AM and 8:00 PM. Construction is estimated to begin in 2012 and be completed at the end of 2014: Phase 1 Demolition (Eleven Months) During this phase, the east third of the project site between California and Sacramento Streets and west to the retaining wall separating the existing parking garage and historic 1906 Fairmont Hotel would be demolished. Demolition of the existing 1960s podium and hotel tower would occur from the inside out, top to bottom, and floor by floor. For each floor, interior finishes would be removed first, followed by removal of the precast panels below the uppermost slab. Then the uppermost slab and support structure would be demolished. The existing hotel tower would be scaffolded on all four sides and covered in fabric. The scaffolding would extend approximately 11 This measurement is based on the requested deviation from the Planning Code provision for measurement of building height, including the point where height is measured [see Table III-5]. With the 11-foot-tall mechanical penthouse, the residential tower would be 328 feet tall. 12 Conversion Management Associates, 2010, Fairmont Hotel Construction Management Plan. March. This document is available for review at the Planning Department, 1650 Mission Street, Suite 400, as part of. Draft EIR III Mason Street Fairmont Hotel

33 10-feet above the floor being demolished and would be dismantled floor by floor as work progresses downward. Construction debris would be loaded onto trucks on-site, rather than from public sidewalks or Streets bordering the project site. Trucks would enter at Powell Street and exit from California Street. The majority of construction debris and materials would be loaded onto trucks within the interior of the existing building and would be hauled off site. In order to accommodate the proposed truck route on-site, a temporary opening would be made in the historic south wall at the California Street boundary of the project site to allow trucks to exit westbound on California Street. The temporary opening would be approximately 16 feet wide by 16 feet high. 13 All work associated with the temporary opening would be developed, reviewed, and supervised by an architect that meets the Secretary of Interior s Professional Qualification Standards. Temporary shoring of the California Street wall would be required prior to any demolition work associated with the wall. The area to be removed would be inspected and approved by the preservation architect prior to commencement of work. All terra cotta tiles at the temporary opening to be removed would be catalogued, salvaged, and reinstalled to comply with the Secretary of Interior s Standards. A steel shoring frame would be installed at the inside face of the wall around the proposed temporary opening, and the structural wall and other internal backing material would be removed. After Phase 3 construction is complete (approximately 31 months), the temporary opening would be filled with material as specified by a qualified structural engineer. The terra cotta would then be reinstalled in its original location following specifications prepared by the preservation architect. The exterior of the historic wall would then be restored with salvaged materials from the shoring phase and the entire exterior would be cleaned, repaired and repainted as necessary. Please refer to Section IV.E, Cultural and Paleontological Resources for a detailed description and analysis of the temporary California Street wall opening. Phase 2 Excavation, Shoring and Foundation Construction (Five Months) During this phase, project-related excavation, shoring and below-grade construction would occur. Shoring of the streets and sidewalks would be extended downward as excavation proceeds. Underpinning of the historic 1906 Fairmont Hotel along its eastern edge would be completed before any excavation occurs in that area. The final step of this phase would include construction of the foundations and installation of two tower cranes within the interior of the site for the 13 Conversion Management Associates, 2010, Fairmont Hotel Construction Management Plan. March. This document is available for review at the Planning Department, 1650 Mission Street, Suite 400, as part of. Draft EIR III Mason Street Fairmont Hotel

34 construction of the proposed residential tower, podium structure, and mid-rise residential component. Phase 3 Building Shell Construction (Fifteen Months) During this phase, the proposed residential tower, podium structure, and mid-rise residential component would be constructed. The truck route proposed through interior of project site would continue to be used during this phase as the primary means of delivering material to the site. As construction of the mid-rise residential component of the podium proceeds, the cranes located within the interior of the site would pick up deliveries from trucks parked inside the building through openings in the floor slabs. The tower cranes and interior truck route would be removed once the building structure and exterior cladding are complete. The openings in the concrete slabs used for crane access would then be filled in. Thereafter, deliveries would be staged on California Street and in the Sacramento Street loading dock. Materials for the podium and mid-rise residential component would be staged on California Street and would be brought up the personnel lift while materials for the residential tower would be delivered through the parking garage or staged in the off-street loading dock on Sacramento Street. Phase 4 Interior Construction, Systems and Finishing (Twelve Months) Interior construction, systems and finishing would partially overlap with Phase 3 and would be complete approximately four months after completion of the building superstructure. Building elevators would be installed during this phase. Once installed, the temporary personnel lifts would be removed and delivery staging would occur along the California Street frontage for the podium structure and mid-rise residential component would be brought through the California Street entrance to the elevators. Materials for the tower would be delivered through the parking garage or staged in the off-street loading dock on Sacramento Street. No materials would be stored on the street. The pedestrian barricades and fences would be removed prior to completion of the project, and sidewalks would be restored after construction is completed and as needed. D. INTENDED USES OF THE EIR AND APPROVALS REQUIRED It is anticipated that this EIR will provide environmental review for all discretionary approvals necessary for the project. A number of permits and approvals would be required before the development of this project could proceed. The City and County of San Francisco would be responsible for the approvals required for this development. As presented in Table III-5: Project Approvals, below, the proposed project would require the following approvals under existing zoning regulations and ordinances: Draft EIR III Mason Street Fairmont Hotel

35 Table III-5 Project Approvals Approval Required Conditional Use (CU) authorization for modifications to hotel use in the Nob Hill SUD (Planning Code Sections 238 and 303). CU authorization for buildings above 40 feet in height in an R (Residential) District (Planning Code Sections 253 and 303). CU authorization for deviation from the E Bulk District controls for buildings over 65 feet in height. The project is located in an E Bulk District where bulk limit is 110 feet maximum in plan dimension and 140 feet maximum in diagonal dimension for buildings over 65 feet in height. An exception is required because the proposed mid-rise residential component of the project would exceed both the maximum allowable plan and diagonal dimension under the applicable E Bulk District controls. The proposed tower would also exceed the maximum allowable plan dimension under the applicable E Bulk District controls. (Planning Code Sections 303, 270 and 271). CU authorization for a Planned Unit Development (Planning Code Sections 303 and 304). Specific Planning Code modifications requested include the following: 1. Minor deviations from the provisions for measurement of bay windows and height, including point where height is measured and allowing habitable space below the maximum parapet height (Planning Code Sections 136(c)(2), 260, 261 and 304(d)(6)). 2. Planning Code Sections 130, 134, 134(e)(1) and 304 permit up to 75 percent maximum lot coverage and require a 25 percent rear yard setback. The proposed project would require authorization to (a) permit full lot coverage below grade and at several levels above grade when a 25 percent rear yard is required; and (b) permit parking, commercial, and residential uses in the required rear yard (Sections 134 and 304). 3. Exception to the dwelling unit exposure requirements (Planning Code Sections 140 and 304). 4. Flexibility in roof-area coverage and the design of parapets and wind-screens (Planning Code Sections 260(b) and 304). Certificate of Appropriateness for exterior modifications to the historic 1906 Fairmont Hotel (Article 10 of the Planning Code). Approval under the Large Tourist Hotel Conversion Ordinance Administrative Code Section 41F.3(f). Building and Demolition Permits Street Improvement and/or Encroachment Permit for curb cuts, loading zones, and sidewalk changes and encroachments. Approving Body Planning Commission Planning Commission Planning Commission Planning Commission Historic Preservation Commission Zoning Administrator recommendation and Planning Commission Department of Building Inspection Department of Parking and Traffic Note: The purpose of the EIR is to analyze the development or activity and is intended to apply to all listed project approvals, as well as to any other approvals necessary or desirable to implement the project. Draft EIR III Mason Street Fairmont Hotel

36 105 ft +/- 50 ft +/- 55 ft +/- 30 ft +/- 317 ft +/- 45 ft +/- Proposed New Residential Tower & Podium 328 ft +/- Above Grade 11 ft +/- Figure III-11 Proposed East - West Section Notes: Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken top of curb along Mason Street. Mechanical Penthouse 125 ft +/- Above Grade Original 1906 Fairmont Hotel 8 Existing Hotel Penthouse Suite 7 Guest Rooms Guest Rooms Venetian Room Lobby Laurel Court Mason Street 0' 10' Approximate Scale 5' 20' 50' Back of House/ Retail/ Restaurant Retail/ Restaurant/ Kitchens Terrace Room Level B3 Level B4 Level B5 Level B6 Level B7 Level B8 California Street 10 ft +/- 10 ft +/- 10 ft +/- 10 ft +/- 10 ft +/- 10 ft +/- Grand Ballroom Mechanical Parking New Pool Residential Mid-Rise Flats & Townhomes Offices Parking Level B1 Level B2 Level B3 Res. Entry Proposed Flag Pole Level 5 Level 4 Level 3 Level 2 Level 1 10 ft +/- 10 ft +/- 14 ft +/- Powell Street Residential Tower Levels 6-26 Above Podium 5 Residential Levels 5 Podium Levels Above Grade Hotel Lobby/ Podium Courtyard Level Residential Lobby at Powell & California Streets Elevation of Powell Street at the corner of California Street. 20 ft +/- Level B1 Level B2 12 ft 6 in +/- 11 ft +/- Source : Miles Berger, AIA Architect, May 27, 2009 Draft EIR III Mason Street Fairmont Hotel

37 317 ft +/- 11 ft +/- Notes: Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken top of curb along Mason Street. 125 ft +/- Above Grade Top of Parapet ' Stanford Court California Street 0' 10' Approximate Scale 5' 20' 50' Proposed New Residential Tower & Podium 328 ft +/- Above Grade Top of Parapet ' Elizabeth Court Sacramento Street 42 ft +/- 105 ft +/- 95 ft +/- 20 ft +/- Hotel Lobby/ Podium Courtyard/ Tower Level 1 45 ft +/- 36 ft +/- 52 ft +/- Figure III-12 Proposed North - South Section Source : Miles Berger, AIA Architect, May 27, 2009 Draft EIR Original 1906 Fairmont Hotel Res. Unit Spa Meeting Rooms Retail Spa Spa 10 ft +/- 10 ft +/- 10 ft +/- 10 ft +/- 15 ft +/- 10 ft +/- 10 ft +/- 10 ft +/- Courtyard Grand Ballroom Mechanical / Electrical / Storage Parking Level B4 Parking Level B5 Parking Level B6 Parking Level B7 Parking Level B8 Powell Street III-37 Residential Penthouse Residential Units Residential Units Service Connection Cafe Truck Bays Mech. /Elec. Mech. /Elec. Mech. /Elec. Residential Tower Levels 1-26 Above Podium 950 Mason Street Fairmont Hotel

38 Figure III-13 Proposed Site Plan - Roof Level Area of Original 1906 Fairmont Hotel Area of New Proposed Residential Tower & Podium Sacramento Street Curb Loading Loading Dock Loading Dock New Residential Tower Loading Dock Original 1906 Fairmont Hotel Landscaped Area Garage Entrance & Exit Lightwell Courtyard New Mid-Rise Residential Powell Street Mason Street Porte Cochere Landscaped Area Existing Penthouse Suite New Mid-Rise Residential California Street 0' 10' Approximate Scale 5' 20' 50' North Source : Miles Berger, AIA Architect, May 26, Revised February 1, 2010 Draft EIR III Mason Street Fairmont Hotel

39 Area of Original 1906 Fairmont Hotel Sacramento Street California Street Area of New Proposed Residential Tower & Podium Loading Dock Garage Entrance & Exit Below 0' 10' Approximate Scale 5' 20' 50' North Mason Street Powell Street Loading Dock Landscaped Area Porte Cochere Truck Bay 2 Truck Bay 1 Figure III-14 Proposed Plan for Podium Entry at Powell Street (Level B4) Landscaped Area Lightwell Original 1906 Fairmont Hotel Source : Miles Berger, AIA Architect, May 2009 Draft EIR III-39 Ramp Up Ramp Down Parking Parking Lobby Residential Entry Open To Below Lobby Secondary Hotel Entry 950 Mason Street Fairmont Hotel

40 Area of Original 1906 Fairmont Hotel Sacramento Street California Street Area of New Proposed Residential Tower & Podium Mason Street Powell Street Figure III-15 Proposed Plan for Level B3 Original 1906 Fairmont Hotel Source : Miles Berger, AIA Architect, May 26, Revised February 1, Draft EIR III-40 Truck Bays Below Open to Residential Lobby Below Open to Parking Level Below Residential Offices Residential Function Rooms Open to Residential Lobby Below Open to Atrium Below 0' 10' Approximate Scale 5' 20' 50' North 950 Mason Street Fairmont Hotel

41 Area of Original 1906 Fairmont Hotel Sacramento Street California Street Area of New Proposed Residential Tower & Podium 0' 10' Approximate Scale North 5' 20' 50' Mason Street Powell Street Figure III-16 Proposed Plan for Level B2 Original 1906 Fairmont Hotel Source : Miles Berger, AIA Architect, May 26, 2009 Draft EIR III-41 Mechanical / Service / Storage 950 Mason Street Fairmont Hotel

42 Figure III-17 Proposed Plan for Terrace Room and Grand Ballroom (Level B1) Area of Original 1906 Fairmont Hotel Area of New Proposed Residential Tower & Podium Sacramento Street Loading Dock Landscaped Area Mason Street Porte Cochere Powell Street Kitchens & Back of House Terrace Room Grand Ballroom Landscaped Area New Mens Restroom Coat Check Original 1906 Fairmont Hotel New Womens Restroom Board Room Meeting Room California Street 0' 10' Approximate Scale North 5' 20' 50' Source : Miles Berger, AIA Architect, May 26, 2009 Draft EIR III Mason Street Fairmont Hotel

43 Figure III-18 Proposed Lobby / Podium Courtyard Level / Tower Level 1 Plan Area of Original 1906 Fairmont Hotel Area of New Proposed Residential Tower & Podium Sacramento Street Loading Dock Gold Room Landscaped Area Retail / Restaurant Laurel Court Mason Street Porte Cochere Powell Street Main Lobby Venetian Room 65 ft +/- New Courtyard Pool Laurel Court Landscaped Area Retail / Restaurant Cirque Room Spa California Street 0' 10' Approximate Scale North 5' 20' 50' Source : Miles Berger, AIA Architect, May 26, 2009 Draft EIR III Mason Street Fairmont Hotel

44 Area of Original 1906 Fairmont Hotel Sacramento Street California Street Area of New Proposed Residential Tower & Podium 0' 10' Approximate Scale North 5' 20' 50' Mason Street Powell Street Landscaped Area Lightwell Porte Cochere Landscaped Area Existing Penthouse Suite Walkway Figure III-19 Proposed Plan for Typical Mid-Rise Podium Residential Levels (Levels 2-5 ) Source : Miles Berger, AIA Architect, May 26, 2009 Draft EIR III-44 Walkway Terrace Res. Unit Res. Unit Res. Unit 950 Mason Street Fairmont Hotel

45 Figure III-20 Proposed Typical Tower Floor Plans (Levels 6-26) Typical Tower Floor Plate Levels 6-11 Typical Tower Floor Plate Levels Typical Tower Floor Plate Levels Typical Tower Floor Plate Levels Approximate Scale 0' 10' 5' 20' 50' North NOTE: Solely for illustrative purposes of possible unit layouts. Source : Miles Berger, AIA Architect, May 27, 2009 Draft EIR III Mason Street Fairmont Hotel

46 Figure III-21 Proposed Plan for Parking Levels (Level B5 - B8) Area of New Proposed Residential Tower & Podium Area of New Proposed Residential Tower & Podium Sacramento Street Sacramento Street Mechanical/ Electrical Mechanical/ Electrical Mechanical/ Electrical Mechanical/ Electrical Ramp Up Ramp Down Garage Entrance & Exit Ramp Up Ramp Down California Street 0' 10' Approximate Scale 5' 20' 50' North Powell Street Parking Parking Powell Street Car Wash Area Bicycle Storage Parking Parking Ramp Down Ramp Down Ramp Up Ramp Up Bicycle Storage California Street Parking Level B5 - Garage Entry Plan Parking Levels B6, B7 & B8 - Typical Plans Source : Miles Berger, AIA Architect, May 26, 2009 Draft EIR III Mason Street Fairmont Hotel

47 105 ft +/- 105 ft +/- 40 ft +/- 317 ft +/- 45 ft +/- 11 ft +/- Figure III-22 Proposed South Elevation Notes: Height measurement for Residential Tower taken at western-most corner from top of curb along Sacramento Street. Mechanical Penthouse Height measurement for 1906 Hotel taken from top of curb along Mason Street. 125 ft +/- Above Grade Original 1906 Fairmont Hotel Existing Hotel Penthouse Suite Mason Street California Street Approximate Scale 0' 10' 5' 20' 50' Proposed New Residential Tower & Podium Area of New Underground Garage 328 ft +/- Above Grade Powell Street 20 ft +/- Profile of Original 1906 Fairmont Hotel Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR III-47 Original Historic Facade to Remain Proposed Flag Pole Top of Townhomes Profile of Original 1906 Fairmont Hotel Height Measurement Datum for Residential Tower 950 Mason Street Fairmont Hotel

48 105 ft +/- 40 ft +/- 317 ft +/- 45 ft +/- 11 ft +/- Figure III-23 Proposed East Elevation Proposed New Residential Tower & Podium Notes: Height measurement for Residential Tower taken at western-most corner from top of curb along Sacramento Street. Mechanical Penthouse Existing Hotel Penthouse Suite Original 1906 Fairmont Hotel 105 ft +/- Above Grade California Street 10 ft +/- 10 ft +/- 10 ft +/- 10 ft +/- Level B5 Level B6 Level B7 Area of New Underground Garage Level B8 Powell Street Source : Miles Berger, AIA Architect, May 26, Revised: January 26, 2010 Draft EIR III-48 Proposed Flag Pole 328 ft +/- Above Grade Approximate Scale 0' 10' 5' 20' 50' 21 ft +/- Sacramento Street Height Measurement Datum for Residential Tower 950 Mason Street Fairmont Hotel

49 40 ft +/- 317 ft +/- 45 ft +/- 11 ft +/- 105 ft +/- 328 ft +/- Above Grade Proposed New Residential Tower & Podium Mechanical Penthouse 125 ft +/- Above Grade 20 ft +/- Figure III-24 Proposed North Elevation Powell Street Proposed Flag Pole Height Measurement Datum for Residential Tower 21 ft +/- Area of New Underground Garage Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR Existing Hotel Penthouse Suite III-49 Notes: Height measurement for Residential Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken from top of curb along Mason Street. Original 1906 Fairmont Hotel Mason Street Sacramento Street Approximate Scale 0' 10' 5' 20' 50' 950 Mason Street Fairmont Hotel

50 Figure III-25 Proposed West Elevation Proposed Flag Pole 328 ft +/- Above Grade Proposed New Residential Tower & Podium Mechanical Penthouse Notes: Height measurement for Residential Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken from top of curb along Mason Street. 105 ft +/- 317 ft +/- 45 ft +/- 11 ft +/- Original 1906 Fairmont Hotel Existing Hotel Penthouse Suite 125 ft +/- Above Grade 20 ft +/- Height Measurement Datum for Residential Tower Sacramento Street California Street Mason Street Approximate Scale 0' 10' 5' 20' 50' Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR III Mason Street Fairmont Hotel

51 Sacramento Street Figure III-26 Possible Room Consolidation Plan (Level 3 of Original 1906 Hotel) - Typical Mason Street Note:Not to Scale North California Street Powell Street Source : CMA, March 5, 2009 Draft EIR III Mason Street Fairmont Hotel

52 317 ft +/- 45 ft +/- 328 ft +/- Above Grade 11 ft +/- Height Measurement Datum for Residential Tower 105 ft +/- 105 ft +/- Figure III-27 Comparison of Existing and Proposed South Elevations Notes: Profile of existing Fairmont Hotel Tower & Podium structure shown in gray tone has been superimposed over proposed new south elevation to show extent of change in profile. Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken at top of curb along Mason Street. 125 ft +/- Above Grade Original 1906 Fairmont Hotel Existing Hotel Penthouse Suite Mason Street California Street Approximate Scale 0' 10' 5' 20' 50' Powell Street 20 ft +/- Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR III Mason Street Fairmont Hotel

53 317 ft +/- 45 ft +/- 328 ft +/- Above Grade 105 ft +/- 11 ft +/- Existing Hotel Penthouse Suite Original 1906 Fairmont Hotel 105 ft +/- Above Grade California Street Powell Street Approximate Scale 0' 10' 5' 20' 50' Sacramento Street 70 ft +/- 200 ft +/- Figure III-28 Comparison of Existing and Proposed East Elevations Notes: Profile of existing Fairmont Hotel Tower & Podium structure shown in gray tone has been superimposed over proposed new south elevation to show extent of change in profile. Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken at top of curb along Mason Street. Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR III-53 Height Measurement Datum for Residential Tower 950 Mason Street Fairmont Hotel

54 317 ft +/- 45 ft +/- 11 ft +/- 105 ft +/- 328 ft +/- Above Grade 125 ft +/- Above Grade 20 ft +/- Figure III-29 Comparison of Existing and Proposed North Elevations Height Measurement Datum for Residential Tower Powell Street Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR Existing Hotel Penthouse Suite III-54 Notes: Profile of existing Fairmont Hotel Tower & Podium structure shown in gray tone has been superimposed over proposed new south elevation to show extent of change in profile. Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken at top of curb along Mason Street. Original 1906 Fairmont Hotel Mason Street Sacramento Street Approximate Scale 0' 10' 5' 20' 50' 950 Mason Street Fairmont Hotel

55 317 ft +/- 45 ft +/- 11 ft +/- 105 ft +/- 328 ft +/- Above Grade Sacramento Street Notes: Profile of existing Fairmont Hotel Tower & Podium structure shown in gray tone has been superimposed over proposed new south elevation to show extent of change in profile. Height measurement for Hotel Tower taken at western-most corner from top of curb along Sacramento Street. Height measurement for 1906 Hotel taken at top of curb along Mason Street. Original 1906 Fairmont Hotel 125 ft +/- Above Grade Existing Hotel Penthouse Suite California Street Mason Street Approximate Scale 0' 10' 5' 20' 50' 200 ft +/- 20 ft +/- Figure III-30 Comparison of Existing and Proposed West Elevations Height Measurement Datum for Residential Tower Source : Miles Berger, AIA Architect, May 27, Revised: January 26, 2010 Draft EIR III Mason Street Fairmont Hotel