Loading...
HomeMy WebLinkAboutSPCC Minutes 1988-05-17SRCC MINUTES (Special. 5/17/88 Page 1 IN THE COUNCIL CHAMBERS OF THE CITY OF SAN RAFAEL, TUESDAY, MAY 17, 1988 AT 7:30 PM. Special Meeting: Present: Lawrence E. Mulryan, Mayor Albert J. Boro, Councilmember Dorothy L. Breiner, Councilmember Joan Thayer, Councilmember Absent: Gary R. Frugoli, Councilmember Also Present: Pamela J. Nicolai, City Manager; Gary T. Ragghianti, City Attorney; Jeanne M. Leoncini, City Clerk PUBLIC HEARING ON SAN RAFAEL DRAFT GENERAL PLAN 2000, LAND USE, SPECIFIC AREAS AND IMPLEMENTING PROGRAMS - File 115 Mayor Mulryan declared the public hearing opened, and called upon Planning Director Moore to present her opening comments. Planning Director Moore stated the public hearing portion of the review of the San Rafael General Plan 2000 would be concluded this evening and announced dates set for Council to hold their decision making meetings as follows: Tuesday, June 7, 1988; Wednesday, June 15, 1988; Tuesday, June 21, 1988 and Wednesday, June 22, 1988. She stated these meetings are in addition to the Council's regular meetings scheduled for June 6 and 20, 1988. As soon as the sequence and format is finalized, staff will mail notices out to the standing mailing list for the General Plan. People in the audience who have not regularly received postcards from staff in the last several months regarding Planning Commission and City Council meeting dates, were advised to contact the Planning Department so they would be on the next mailing list. Ms. Moore indicated the Council's intent is to begin reviewing the more difficult portions of the Plan, Circulation and Land Use, so those deci- sions having the most affect on other portions of the Plan can be made. She stated staff will provide responses to public comments and Council requests for information or when Council directs staff to respond to something such as new information. Ms. Moore stated new testimony this evening is on the Implementation Program that will be taken into consideration by the Council at budget meetings. She indicated it was worked on by the General Plan Technical Advisory Committee which was made up of a member of the City Council, representatives of City Boards and Commissions and Department Heads. Some modifications were made by the Planning Commission during its recom- mendations and should be looked at annually in terms of budget and annual review of the Plan when adopted by the Council. OVERALL LAND USE Mr. Peter Calthorp of Sausalito showed slides and recommended a "Pocket Park" concept which would be a cluster of mixed use development at transit stops along the Northwest Pacific Railroad Right -of -Way. He indicated if this design is used from a regional standpoint, people will begin to use the transit system which is not utilized as much now. He stated the concept would cluster development within a quarter mile walking radius of transit, or about 100 acres. These would be small, townlike entities with residential, two car garages and three story commercial. The center would have a classic main street or downtown area with neighborhood serving retail and jobs along the light rail and automobile access. The residential component would be close to the medium and high density stipulations as stated in the General Plan. Within the quarter mile, 1500 units of mixed town homes having medium-high densities could be built with people owning their own parcels of land, private yard and attached garage. Some apartment dwellings would also be built in addition to having open park space, shared recreation facilities and walkable child day-care facilities. The alternative uses a lot of land and generates about 8 trips per day from each resident. SRCC MINUTES (Special) 5/17/88 Page 1 SRCC MINUTES (Special 5/17/88 Page 2 Mr. Calthorf stated that many people argue that one cannot get away from the single family dwelling, but statistics for San Rafael show 50 percent of the dwelling units to be higher density, 50 percent of the new home buyers are a mix of younger people and 21 percent are single parents. Referring to a more detailed analysis he showed the Civic Center with a potential "pocket" including properties along the Railroad Right -of -Way, and other "pockets" at Silveira Ranch, St. Vincents, Hamilton and the (proposed) Hahn Center. With 90 acre pedestrian pockets, a total buildout within walking range of the light rail station would be approximately 3,000 housing units, but would be condensed to allow open views from Highway 101 and still preserving the wetlands area. This concept would solve the transit problem and traffic problem on Highway 101 including some of the environmental issues. Mr. Calthorf concluded by stating the County of Marin is using this concept as one of their alternatives in their General Plan Update. People endorsing this strategy are people for Open Space, Community Development Block Grant, San Rafael Housing Corporation, Housing Authority of Marin, Marin County Board of Realtors, League of Women Voters, Ecumenical Association for Housing, NEA and many other groups who ran a full page advertisement in the Marin Independent Journal. Mr. Toby Leibert, San Rafael resident at 2134 Fifth Avenue, indicated he circulated a letter from the Northbay Transit Committee to those in attendance at tonight's meeting and stated it is incumbent upon the City of San Rafael to show leadership with the Northwestern Pacific Railroad Right -of -Way. Jay Paxton, Attorney with Bianchi, Paxton, Engel, Keegin & Sherwood, representing Pell Development Company, indicated that the General Plan 2000 has new concepts changing the way land use decisions are to be made and cited the Regency Plaza. He asked that a sentence be added to LU -14 to consider parking easements when they look at calculating FARs both for the office building and theatre involved with this property's easements. In this case, he indicated this added sentence would leave Council with the discretion but not require that they take into account parking, as they did when they approved the first building in Regency Plaza. SPECIFIC AREAS William Bullard, Attorney representing the Silveira Property referred to Policy SVS2 and indicated this Policy keeps the Silveira Property out of the Urban Services Area, resulting in a "Catch 22" with the Sanitary District, because the City is not currently planning development for this property assuming the non-availability of infrastructure. He stated that the Sanitary District is not planning to expand its facilities for sewer capacity because the City is not planning near term development of this property. He stated the General Plan must include this property within the Urban Service Area to enable commencement of planning for the infrastructure. He indicated this procedure would be consistent with LAFCo recommendations, Marin Countywide Plan and San Rafael's Land Use Policy LU -51, to insure provision of adequate water and sewer facilities to meet the needs of existing and new development. Mr. Bullard recommended bringing the property within the Urban Service Area and enumerated the major issues surrounding development. He also recommended establishing an Advisory Committee whose purpose would be to reactivate the prior planning efforts of the North San Rafael Policy Plan and to address the outstanding major planning issues. He proposed a 7 -member committee composed of two Councilmembers, one Planning Commis- sioner, representatives of the St. Vincent's/Silveira Properties and two neighborhood representatives appointed by the City Council. The commit- tee would then report back to the City Council regarding the issues within a year's time. Mr. Bullard also asked that a change be made in the Land Use Designation from residential to a mixed-use, indicating this is consistent with the Marin Countywide Plan, the Jobs/Housing Goals proposed in the new General Plan and addresses constraints of the site, i.e., buffer problems for large residential uses. He said the Advisory Committee is consistent SRCC MINUTes (Special) 5/17/88 Page 2 SRCC MINUTES (Specia_ 5/17/88 Page 3 with the sentiment expressed by many of the neighborhood representatives at the previous meeting of May 9, 1988. Regarding the Eastside Arterial location, they ask that it only be shown conceptually on the General Plan and that its precise alignment as well as other circulation issues be deferred until further study is performed. Mr. Michael Marovich, General Director of Youth Activities CYO, the parent corporation for St. Vincent's School for Boys, stated they are a charitable public benefit corporation serving all children, regardless of race, creed or religion. He then gave a history of the St. Vincent's property. He said in 1853 Don Timoteo Murphy, on his deathbed, willed to the Arch Bishop of San Francisco, the property St. Vincent's sits on today. The purpose was to establish a seminary of learning for destitute or homeless children and youth of California's Gold Rush and Barbary Coast. In 1855, two nuns with 8 orphans and 2 Indian rowers, rowed across the Bay from San Francisco and began their work which at their height was home for over 500 orphaned and homeless children and its dedicated staff. Contrary to public opinion, the first boys' home was not Father Flanagan's in Nebraska nor Boys' Town, but here in San Rafael. Over the past 130 plus years, they have established a long, rich tradition of caring; for being mother, father and guardian to thousands of children and youths who did not have the good fortune of coming from secure family situations. Today, their commitment is to continue their work on their property for hopefully, the next 130 years. Over the first 8 years of their existence up until the 1930's in pre -World War II era, St. Vincent's was a self-sustaining community based on the agrarian model. They cultivated the land, fed their dairy and other farm animals and themselves; built and repaired their own facilities. They had their own agricultural harvest and education was done by the dedicated religious community. The agrarian model for their work is no longer applic- able and they now deal with boys who have emotional, learning and family problems which reflect all the complexities of the late 20th century society. They concentrate on special education, socialization and building a sense of self-worth. They have always been responsible for their own support and no longer is their counseling, child care, teaching and admini- strative staff provided at little or no cost by people who choose this work as a religious vocation. Mr. Marovich stated in order for St. Vincent's to secure its future, they are committed to continuing a special stewardship of their lands by working to preserve and guide the development options of their entire property. It is the future development of these lands that will provide the funding and resources necessary for them to continue their mission of service to at -risk children and youth. Their lands today and tomorrow, have to yield a different harvest, and they need to realize its financial endowment. They have a trust to keep and that is the reason they are participating in the draft General Plan. Mr. Marovich indicated he observed people representing various interest groups, some who indicate they have a special interest or an opinion with regard to the future opportunities and/or limitations relative to their properties at St. Vincent's. He stated it is their right to exercise their option and to voice them publicly and the right of the property owners as well. Heretofore, the people at St. Vincent's have been occupied with serving their boys and have not always done a good job as to who they are, what they are about and representing their interests. Mr. Marovich concluded by asking that they remember there is another special interest group who, for the past 130 years, has been a conservator of the special environment in Marin County who has been protecting and serving an endangered population of children and youth. He stated there is a very active constituency of 60 young boys and a broad base of com- munity support which stretches beyond their property line. James Stark, 134 Spear Street, San Francisco, spoke on behalf of St. Vincent's property, referring to four General Plan Policies: 1. SVS1-Land Use of St. Vincent's. The General Plan has a proposal to offset rapid growth and jobs by emphasizing housing in areas which might be used otherwise for other land uses. The St. Vincent's/Silveira Properties have been identified as a distinct neighborhood within San Rafael and SRCC MINUTES (Special) 5/17/88 Page 3 SRCC MINUTES (Special 5/17/88 Page 4 a neighborhood wherein 565 acres are to be developed in the future with residential uses. As the ultimate goal of balancing jobs/growth is benefi- cial to the community, they asked the Council to consider in regard to St. Vincent's/Silveira neighborhood that it is inappropriately applied. He was referring to the uniform application of residential land uses with some local serving commercial. He asked that the Council consider the following points and support a mixed land use concept. The first is there are certain areas in the neigh- borhood that are inappropriate for residential land uses, i.e., the areas mentioned adjacent to Highway 101. Second, the properties are geographi- cally isolated by topography and Highway 101 from other parts of the community and the City should recognize this condition and should decrease future residents' dependence on automobiles through a diversity of land uses within this large neighborhood. Third, San Rafael has succeeded in having 35 percent of its employed residents find work within the City. There should be some opportunity in this neighborhood to mirror the success of San Rafael within the St. Vincent's/Silveira neighborhood. With no employment, San Rafael's largest housing opportunity will also become the largest exporter of workers from this area. Fourth, creation of partial land uses that go beyond local serving commercial. Fifth, infrastructure improvements to be supported by St. Vincent's/Silveira neighborhood require the support of non-residential land uses and housing affordabilities to be a goal. Sixth, St. Vincent's plans assume that a large portion if not all of this land will serve as a continuing endowment for the support of St. Vincent's program for the next century. Since single family residential development does not occur on leased land, the property owner has some concerns that there is a potential conflict between the proposed uniformly residential neighborhood and the property's long range plans for continuation of the St. Vincent's mission. 2. SVS2-Timing of Development. The draft General Plan places the St. Vincent's property beyond the Urban Service Area, meaning nothing is to occur in this area for a 5 -year period which is another delay in the progress for the St. Vincent's plan for its property. In early 1980, St. Vincent's recognized the agrarian model was no longer workable for its mission and further recognized that it was in the Urban Corridor of Marin County. It commenced its own plans to bring its properties into step with what was happening around it. The plan originally developed was almost immediately sidetracked by a condemnation on the part of Las Gallinas Valley Sanitation District to obtain lands for waste water dispo- sal. After readjustment, St. Vincent's became involved with the North San Rafael Specific Plan which was a study that continued for four years and was eventually postponed in favor of the draft General Plan. They now find themselves about to have an approved General Plan in San Rafael and are again being delayed by 5 years by being excluded from the Urban Service Area. They asked that Council consider the recommendation put forward by Mr. William Bullard in regard to inclusion of the St. Vincent/Silveira neigh- borhood within the Urban Service Area and adopt the policies he recommended in regard to a study committee. 3. General Plan Map 6 and 7 -Depicting the primary transportation network and major transportation improvements. Within the St. Vincent/Silveira neighborhood, there is a recommendation for the eastside arterial also known as McInnis Parkway which proposes a 4-1ane arterial with a median or turning lane or combination, plus landscaped areas, to pass through the St. Vincent's properties. They recognize the importance of this arterial and support that effort, however, they do ask that the City recognize that an alignment study has not been done for this route, that there are several technical aspects to be recognized including impacts upon the neighborhood, engineering, environment, relationship to the transitway, etc. They suggest the the General Plan Maps 6 and 7 include a note identi- fying the necessity of the alignment to be placed across this neighborhood but not show it graphically until an alignment study has been completed. 4. Land Use Map Changes Transmitted by the Planning Commission in December, to the City Council. He suggested that the entire area west of the railroad tracks be designated "schematic". SRCC MINUTES (Special) 5/17/88 Page 4 SRCC MINUTES (Special) 5/17/88 Page 5 NORTHGATE Mr. Dwight Ku from the California State Automobile Association located on Smith Ranch Road, stated they disagreed with LU -14. He indicated that in considering the number of parcels that would be affected by the proposed change, the number 2 outline on page 5 of the staff report, he urged the Council to consider the alternative offered in their letter submitted earlier to the Planning Department. Their alternative suggested they keep the FARs as currently exist and consider projects on a case by case basis. Mr. George Schilling, representing the California State Automobile Associa- tion and a real estate broker in charge of properties for AAA, stated the property in question was purchaed by AAA and their office is located on it. Nine years ago, they purchased the property with the understanding that they could develop it for office use at a later date, and indicated if they had known a change would take place they would not have waited this long. He wanted Council to know that they vehemently oppose the change that involvestheir properties. Mr. William Pfanner, Attorney representing owners of the Daphne/Bacciocco Property located in the vicinity of Highway 101 on Lucas Valley Road, stated his client requested that the property be used as a Mixed Use/Land Use Designation incorporating a hillside residential with an Office/Land Use Designation. He stated they have submitted justification of a concep- tual site plan map, summary of preliminary findings of the Administrative EIR prepared for this property and traffic assessments prepared by DKS Associates. Mr. Tom Sherwood, Attorney with Bianchi, Paxton, Engle, Keegin & Sherwood, spoke representing the owner (Mr. Ongolion) of 65 Mitchell Boulevard who protests LU -14 and the FAR Designation for this parcel. He stated the .3 limitation would restrict his proposed office building to approxi- mately 8,500 square feet of space. Given a more generous General Plan, Mr. Ongolion would contemplate proposing a building of approximately 16,500 square feet. Richard Tarrant, Attorney addressed recommendations for trip allocations and density for Assessor's Parcels 155-050-03 & 04 located at the end of Professional Parkway in the Northgate area. As part of the record, he submitted two letters, one addressed to the Planning Commission in October, 1987, asking consideration of a designation of high density for the 2k acres of level land located at the toe of the hill they believe is suited for a high density, family oriented afford- able rental housing project. The economics of development, unfortunately, require that they be allowed to develop as many as 70-80 units on this site in order to make it an economic project to develop the street that must be extended. They contemplate small 2 -bedroom apartments which suit the needs for single mothers with one or two children within a rental rate of $600/$700 per month. He stated they have sought staff's support for this proposal but stated staff does not agree with them, and his efforts to convince the Planning Commission have failed. He stated staff recognized there has been an inequity in this site's potential for housing and recommended that the density be increased to 43 units, which they consider to be reasonable allocation that can be addressed on an economic scale. However, it would not be addressed on an economic scale to provide affordable, rental housing. Mr. Tarrant stated they were told when the original specific plan for the Northgate area was undertaken, that they should rely on coming forth with a specific proposal that would suggest the use of Section 8 - Housing or some other commitment the City could rely on that this would be a housing resource that would be reserved for the purpose of meeting afford- able housing needs. They were told by the Planning Commission this last year that this would be appropriate. They then commissioned Mr. Robert Eckland, Architect, who prepared their original site plan back in 1979/1980 and asked him to update it and present it to the City for its reaction. Mr. Tarrant indicated what is disturbing, is that the City only has a pool under the present Plan of 29 units as an affordable housing reserve to be able to respond to developers that want to present an affordable housing project for the entire Northgate area. SRCC MINUTES (Special) 5/17/88 Page 5 SRCC MINUTES (Special) 5/17/88 Page 6 He indicated staff was concerned that their 72 units could utilize the entire 29 affordable housing trips reserved for the Northgate area, and wondered if San Rafael has done a fair job and provided for the needs of those who cannot afford anything but rentals that are far less than $1,000 per month to meet their housing needs, when only a 29 unit pool has been reserved for the entire Northgate area. Mayor Mulryan asked if this parcel is opposite the church and Mr. Tarrant responded it is at the bottom of the hill, adding that they have to develop a City -owned right-of-way. EAST SAN RAFAEL Mr. Dwayne Hunn, Board Member of the Community Canal Alliance, stated they have heard many citizens talk about reducing density in their neigh- borhood, and indicated that maintaining the neighborhood's character is one of the reasons they often give for allowing no more or even less density in the future than exists today. He asked what does East San Rafael want? They want the more exclusive neighborhoods to have affordable units built on infill lots and to pay a fairness assessment and send the money to East San Rafael to help subsi- dize affordable housing other neighborhoods will not allow. This program could be implemented only if the political will exists to wrestle with the neighborhood political powder keg that in the long run can defuse problems that will explode in the larger community. Mr. Ralph Crocker, expressed appreciation to Planning Director Moore and staff, members of the Planning Commission and the City Council for the time, effort and hard work devoted to the General Plan 2000. Mr. Crocker read a portion of his letter submitted to the Council, stating it is a message that the Canal Community Alliance would like to convey, and emphasized that the City must not continue to consider East San Rafael, primarily, if not solely as a tax generating vehicle for the benefit of the rest of San Rafael. He referred to the East San Rafael Policy Section of the draft General Plana passage under, "Overall Future Direc- tion, East San Rafael will continue to grow as a major commerical center and as a higher density diverse residential neighborhood." He stated if East San Rafael is to be burdened with the requirement that it continue to grow as a major commerical center with high density, then simple justice will dictate that an equitable share of the resulting tax revenues be returned to East San Rafael's neighborhood through additional funding for child care, recreational opportunities, police services, street improve- ments, and neighborhood retail services and all other amenities San Rafael citizens favor. Ms. Nancy Mosk of 455 Canal Street and a member of the Board of Directors with Canal Community Alliance stated her neighborhood has recently got a lot of press on the proliferation of drug traffiking, prostitution and related criminal activities. Referring to the Land Use Goal and Policies, she stated the Policy is to "maintain adequate fire protection, paramedic and police services as the City grows". She felt the City should commit itself to more than what was stated, and asked that San Rafael take a stronger stance and not only maintain adequate fire protection, paramedic and police services, but to improve them. She stated the Board of Directors for the Canal Community Alliance are pledged to improve the quality of life in East San Rafael and asked that the City join them toward that end. William T. Bagley, Attorney representing Mr. William Bielser and family, spoke on two assessor's parcels, and asked Council to visualize the aban- doned railroad right-of-way that runs from Auburn or Bellam to the old tunnel in Calfornia Park, comprising of 4.6 acres; on the Western side, another parcel of 3.2 acres flat and sloping upward to the top of the tunnel. He stated that before the Planning Commission and in a letter of May 12, 1988, the 3.2 acre parcel, as originally proposed by staff, there was zero usage because it was stated that the parcel had no access. He indicated that the Planning Commission corrected this and Mr. Bagley was asking Council to continue the statement that there will be usage if access is there and wanted this acknowledged in the final General Plan. He emphasized that they claim access, and if they are right, they SRCC MINUTES (Special) 5/17/88 Page 6 SRCC MINUTES (Special. 5/17/88 Page 7 then have usage. He stated by saying there is no access, a lawsuit has been decided. In reference to the lawsuit, Mr. Bagley stated that the predecessor in title (now deceased), was not to the 3.2 acres but to the 4.6 acre right- of-way strip. They have filed a Quiet Title Action on the right-of-way itself indicating it was abandoned in 1982. Northwestern Pacific had an easement from the 1890's or 18801s. He pointed out that where it is stated by staff that it is a "transit usage", if a court determines that this is not owned by the successors of the Railroad, then the City cannot zone this parcel as "transit", indicating in the long use, transit zoning would be a "taking". Mr. Bagley stated that the title status does not extend throughout the right-of-way, but happens to be an unusual exception where no deed was granted, but there was a contract to grant an easement but then the con- tract to grant an easement was never performed. He stated this is unique, explaining that the predecessor in title found out about this and filed a Quiet Title Action. He said they now have the adjacent land and the if they prevail in court, and if there has been an abandonment, they then own the property. Referring to the FARs on non-residential and commercial and light indus- trial uses, Mr. Bagley submitted a letter dated today that pointed out the 3.2 acre parcel has 2 acres of usage. He indicated the General Plan states that the floor area ratios are applied to total site area exclusive of roadways and urged the City Council to support the draft General Plan as recommended as far as the floor area ratios of .38 for East San Rafael in reference to industrial office buildings and a floor area ratio up to 1. (100 percent) for mini -storage projects. Mr. David Levinson, stated that traffic issues are a real problem in East San Rafael and urged Council to look at how we use what little traffic is left. He referred to the Bellam intersection and wondered what Level of Service C or D really means. He also asked that the few trips left in this area be used for a day care center and grocery store rather than for dense development which does not benefit the people in the area. Ms. Linda Orr, member of the Board of Directors of Canal Community Alliance and resident of East San Rafael, stated she recently served as a member of the Canal Area Child Care Task Force and spent the last 6 months gather- ing information regarding the current status of child care in San Rafael. She indicated 640 children potentially need child care and the number is expected to rise sharply as enrollment projections at Bahia Vista next year are higher than this year's figure. Future commercial and housing development of East San Rafael will bring in new workers and more residents with children who will also need child care. She indicated the City could provide child care arrangements within the context of future development and construction, working with developers and contractors perhaps by providing incentives for them to include child care in their planning process, or to adopt a resolution in support of the ABC Bill, the Act for Better Child Care which is before Congress. Mr. Stan Ott, referred to concerns made by Councilmember Boro regarding retention of housing, particularly in relation to Contempo Marin and indicated the statement H-8 could be strengthened. He stated that H-8 could be modified to indicate, "Contempo Mobile Home Park as a unique asset shall be protected by zoning and an assessment district program be promoted to assure its retention as residential resource." Mrs. Sarah Liftchild, President of Spinnaker Point Homeowners Association, asked that the Spinnaker on the Bay development not be designated as high density housing. Mr. Ray Piombo, representing Piombo Brothers at 2155 Francisco Boulevard, stated he submitted their first subdivision plan to the City in 1962 when they were located on Second Street and realized the increase of traffic at that time. They then moved out of town to East San Rafael and were required to form a Drainage Assessment District No. I in order to take care of required drainage before they could fill the land and again were required to form a Drainage Assessment District No. 2 because the first assessment district was not capable of taking care of all of the drainage in the district. They were then informed that they could SRCC MINUTES (Special) 5/17/88 Page 7 SRCC MINUTES (special 5/17/88 Page 8 not subdivide the property prior to the location of the new Kerner Boule- vard. They then submitted a 5 -lot subdivision of their property which was approved and proceeded to install all improvements and located Kerner Boulevard to a portion of their property and now wish to proceed with their development plan of record. He stated that it was unfair for the East San Rafael property owners to be "hit" with all the requirements after all the improvements and cost they have been through for the past 10 or 15 years, and that some consideration should be given to these property owners and indicated most believe in the new General Plan. Mr. Don Foster, Secretary of Bahia de Rafael Homeowners Association, stated they already have too much density and that the proposed density of moderate high to high is unacceptable for this area. Future residential projects should be lower density to balance the situation and they recom- mended that the Residential Land Use Density for East San Rafael be set at the medium level of 6.5 to 15 units per gross acre. Mr. Foster noted that the revised Plan is weak in promoting the neighbor- hood serving uses which has been emphasized many times. He proposed that the City take the City site at Bellam Boulevard and the former Sanitation District site and dedicate both of them to neighborhood serving uses, such as a supermarket, drug store, child care and recreational facilities. He stated they should try to take advantage of the natural assets, partic- ularly the waterfront areas and recommended that some gesture be made in the Plan to consider putting a yacht harbor along with the businesses it would support in that location. Mr. Robert Hoffmann stated he hoped that Council would make a decision based on what the community wants and not because Planning feels density is acceptable despite what the people of East San Rafael say, because Planning believes that with good design a high density is acceptable. He stated that Planning should get a "handle" on why people keep saying the density is too high, indicating this is a social problem. Mr. Howard Council, member of the Marinwood Community Services District Board of Directors, stated they are opposed to the City annexing the Daphne/Baccoccio property. He thanked the City Council and members of the Planning staff for services rendered to them. There being no further comments, Mayor Mulryan closed the public hearing. Councilmember Thayer stated she would like to have staff's guidance on the issue of parking easements when calculating FARs as to pros and cons. Councilmember Boro referred to H-8 stating he would give staff some suggested wording after the meeting. Regarding Mr. Bullard's St. Vincent's/Silveira proposals, Mr. Boro stated it has a lot of merit and was certain staff would evaluate it and come back to Council with comments. Mr. Boro asked staff for a re-evaluation of the site at 157 Woodland Avenue concerning statements made by Mr. Copple at a previous meeting. He also asked for an update/response on Canalways. He requested that Rich Berger's statements on property owned by the City in the Canal Area that could be turned into retail/serving commercial using the dollars from that sale and possibly rehabilitating housing in East San Rafael be evaluated by staff. Finally, he felt the issue of FAR bonuses for child care facilities provided on commercial sites brought up by Rich Berger and Linda Orr is an interest- ing concept and Council should react to this. Mayor Mulryan asked if staff will be giving Council reactions to the comments made. Planning Director Moore stated there will be responses but they would be based on comments that are new. SRCC MINUTES (Special) 5/17/88 Page 8 SRCC MINUTES (Special. 5/17/88 Page 9 Councilmember Breiner referred to LU -58 having to do with reuse of closed schools that the School District wants to rent out, mentioned by Assistant Superintendent Tom Solis, and stated they need to protect neighborhoods. She asked to have something different from the wording in the draft Plan with a little more opportunity for the Council to allow uses that currently are not allowed. Re: Zoning on San Rafael Hill, Councilmember Breiner stated there was concern with the residential portion considering itself different from the higher density area of the Lincoln Avenue Corridor and hoped the density is protected. She asked for response from staff on Upper Fremont Area where residents want no further subdivision and want it labeled, "Hillside resource area". She had concerns regarding parking in general and stated she would submit other comments in writing to staff. There being no further business, the meeting was adjourned. JEANNE XdAZEONCINI, Cl\ty Clerk APPROVED THIS DAY OF 1988 MAYOR OF THE CITY OF SAN RAFAEL SRCC MINUTES (Special) 5/17/88 Page 9