HomeMy WebLinkAboutCC Resolution 10235 (St. Vincents MOU with COM)RESOLUTION NO. 10235
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
RAFAEL ADOPTING A MEMORANDUM OF UNDERSTANDING
BETWEEN THE CITY OF SAN RAFAEL AND THE COUNTY OF MARIN
TO WORK COOPERATIVELY ON A PROCESS FOR THE
PREPARATION OF
GENERAL PLAN AMENDMENTS FOR THE SAN RAFAEL GENERAL
PLAN AND THE MARIN COUNTYWIDE PLAN
REGARDING THE ST. VINCENT'S AND SILVEIRA PROPERTIES
BE IT RESOLVED by the City Council of the City of San Rafael as follows:
WHEREAS, the City of San Rafael and County of Marin have a long established
history of working together in planning for the future use of the St.
Vincent's and Silveira properties; and,
WHEREAS, in 1994 the City Council received the recommendations of the St.
Vincent'/Silveira Advisory committee for proposed general plan
amendments respecting the land resulting from over three years of
deliberation by that committee; and,
WHEREAS, in 1995 the City Council adopted Resolution 9395 recognizing the
work of the committee, highlighting noteworthy committee
recommendations, and noting additional ideas for consideration in
any general plan amendment respecting the land; and,
WHEREAS, the City Council indicated at that time that the Committee's work
would be incorporated into a city-wide general plan amendment
when and if adopted in the future, and requested of the Marin
County Board of Supervisors that the Countywide Plan's interim
land use designation for the site be extended until the City
completes its General Plan update; and,
WHEREAS, San Rafael is beginning the process of updating its current General
Plan, including those policies affecting the St. Vincent's and
Silveira properties; and
WHEREAS, in November voters will be deciding on a sales tax measure to fund
transportation improvements as well as land purchase of
developable lands; and,
�RdGaids,l o�
WHEREAS, the City and County share a mutual interest in seeking a solution to
the community debate about the future of St. Vincent's/Silveira;
and,
WHEREAS, staff has prepared for the City Council a Memorandum of
Understanding outlining a City/County planning process utilizing
an Advisory Task Force charged to reach consensus on general plan
amendment recommendations for the City Council and the Marin
County Board of Supervisors.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
San Rafael that it hereby approves the Memorandum of
Understanding attached hereto as Exhibit "A" between the City of
San Rafael and the County of Marin to enter into a City/County
planning process for St. Vincent's/Silveira.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that
the foregoing resolution was duly and regularly introduced and adopted at a
regular meeting of the Council of said City on the 15`h day of June, 1998, by the
following vote, to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips & Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
A.
JEA . LEONCI I, City Clerk
charged to reach consensus on general plan amendment recommendations
for the City Council and the Marin County Board of Supervisors.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San
Rafael that it hereby approves the Memorandum of Understanding attached
hereto as Exhibit "A" between the City of San Rafael and the County of
Marin to enter into a City/County planning process for St.
Vincent's/Silveira.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the
foregoing resolution was duly and regularly introduced and adopted at a regular meeting of
the Council of said City on the 15`h day of June, 1998, by the following vote, to wit:
AYES: COUNCILMEMBERS: Cohen, Heller, Miller, Phillips & Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
JEA&PP4 Nl. LEONCI I, City Clerk
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- `EMORANDUM OF UNDERSTANDW -
Introduction
This Memorandum of Understanding concerns certain lands depicted in Exhibit A and known
generally as the St. Vincent's/Silveira properties. These lands are located within the unincorporated
area of the County of Marin and within the City of San Rafael Sphere of Influence and Urban
Service Area. Policies in the San Rafael General Plan and Marin Countywide Plan anticipate that
these lands will be annexed to the City of San Rafael prior to or concurrent with the issuance of
development permits for the property.
Both the City of San Rafael and Marin County intend to amend their respective General and
Countywide Plans to establish appropriate general plan policies and programs for the St.
Vincent's/Silveira properties. It is the goal of both jurisdictions, where possible, to work
cooperatively in the amendment of these General Plans. Accordingly, the San Rafael City Council
and the Marin County Board of Supervisors agree to enter into this non-binding Memorandum of
Understanding.
Notwithstanding this Memorandum of Understanding, it is not the intent of either the City Council
or the Board of Supervisors to expand, restrict, or otherwise alter the authority granted to each body
under the laws of the State of California. In the adoption of the general plan amendments, the City
and County shall exercise their independent judgment, under CEQA and applicable planning laws,
regarding the decision to adopt each recommendation.
Recitals
A. The City and the County have a long established history of working together in planning for
the future use of the St. Vincent's and Silveira properties. The 1982 Countywide Plan
designated the two properties as a special study area having major jobs and housing
potential. From 1982 - 86, the County and the City jointly prepared a North San Rafael
Policy Plan. The Plan, although not adopted, identified issues related to the development of
the St. Vincent's and Silveira properties to be further studied in the San Rafael General Plan
update work of 1986 - 88.
B. San Rafael's General Plan, adopted in 1988 and amended in 1990, set forth policies for the
St. Vincent's and Silveira properties as described in the St. Vincent's/Silveira section of
General Platt 2000 (see map, Exhibit B). Policy SVS -1 specified that the City Council
should appoint an Advisory Committee to assist in development of a Specific Plan for the
area. Additional policies described environmental concerns, identified the potential for
development west of the railroad for up to 2,100 units and 361,000 square feet of
nonresidential use, designated the areas east of the railroad for agricultural and recreational
uses, and stated that prior to development the site(s) shall be annexed to San Rafael.
C. The 25 -member St. Vincent's/Silveira Advisory Committee began its work in 1991. At the
same time, the County was revising the Countywide Plan. To avoid duplicating the work of
the Committee, the County established an interim land use designation (see map, Exhibit C)
for the properties, recognizing that the County would hold hearings to consider a permanent
designation after the City of San Rafael had amended its General Plan.
D. In 1994, the St. Vincent's/Silveira Advisory Committee presented its final report "Draft
General Plan Amendment Proposal" to the San Rafael City Council. The following year,
Council adopted Resolution No. 9395 (Exhibit D) which affirmed City, County and LAFCo
policies for the properties, recognized the detailed and innovative community-based process
which had gone into the preparation of the report, highlighted noteworthy committee
recommendations, ar resented additional ideas for considerate 'n a future General Plan
amendment for St. V wvent's/Silveira. In addition, the Council rt..ruested that the Board of
Supervisors extend its interim land use designation for the site until the City reconsiders land
uses as part of a City-wide General Plan amendment.
E. The City and the County desire to continue in cooperative planning efforts for the area. As
the City will soon embark on an update of its General Plan, and the County is desirous of
amending its interim land use designation for the properties, the City and County have
determined that it would be mutually beneficial to establish procedures for participating
together in the preparation of General Plan amendments for St. Vincent's and Silveira and
related environmental documents consistent with the approach listed below. In addition, it is
the intent of the City and County to cooperate in the review of development applications for
the properties. Such cooperation and coordination are authorized by California State law,
including but not limited to, Section 65101 of the California Government Code and the
California Environmental Quality Act (California Public Resources Code, section 21000, et
seq).
1. Scope of Memorandum of Understanding. The City and County agree to participate
in a cooperative planning process intended to produce recommendations for amendments
to the San Rafael General Plan and the Marin Countywide Plan.
1.1 The Advisory Task Force established in paragraph 2.2 of this Memorandum of
Understanding shall develop recommendations setting forth proposed locations for
development, densities, intensities, and design guidelines for those areas
appropriate for development, and environmental preservation and management
policies for those areas inappropriate for development, consistent with the
Coordination Policies set forth herein. In the event that the requirements herein
conflict with existing state and local laws and ordinances, the state and local laws
and ordinances shall prevail. The City and County shall, to the extent possible,
coordinate their planning and review efforts as set forth in section 2.
1.2 In addition, the City will consult with the County during the review process of
development applications for land use entitlements including but not limited to
Pre -Zoning, Annexation, Tentative Map, and a Development Agreement, and all
required environmental documents.
1.3 This Memorandum of Understanding is limited to the above -listed items and no
other work shall be undertaken pursuant to the Memorandum of Understanding
unless authorized by both jurisdictions in a written document approved by the
San Rafael City Council and the Marin County Board of Supervisors.
2. General Plan A idments.
2.1 A Management Team comprised of representatives of the San Rafael
Community Development Department and the Marin County Community
Development Agency shall cooperate in implementing this Memorandum of
Understanding. City and County will provide staff resources as necessary to
prepare a work program and carry out the authorized work. Management of the
work program shall be jointly conducted by the City and County, as specified in
the work program. In the event of a dispute, the Management Team shall make a
good faith effort to resolve the issue. If there is no resolution the Marin County
Administrator and the San Rafael City Manager shall attempt to resolve the
dispute to mutual satisfaction.
2.2 An Advisory Task Force comprised of a broad spectrum of community interests
shall be appointed by the City and County within 60 days of approval and
adoption of the Work Program by the parties hereto. The Task Force shall have
14 members appointed jointly by the City Council and the Board of Supervisors.
Criteria for appointment include commitment to seeking a solution which best
fulfills all the coordination policies listed in section 4 below. The committee
shall include a balance of community interests, as described below:
2 co-chairs, Mayor Al Boro (alternate, Councilmember Paul Cohen)
(ex officio, non-voting) Board President John Kress (alternate, Supervisor Steve
It shall be the objective of the Task Force to reach consensus on mutually
consistent general plan amendment recommendations for the San Rafael City
Council and the Marin County Board of Supervisors: (1) recommendations for
amendments to the San Rafael General Plan for portions of the Plan affecting the
area designated in Exhibit A, and (2) recommendations for amendments to the
Marin Countywide Plan for portions of the Plan affecting the area designated in
Exhibit A. The Advisory Task Force shall be directed to draft recommendations
for general plan amendments and submit them to the City and the County not
more than six months from the time the group is first convened.
2.3 In the event that a consultant(s) is retained for the planning process, the selection
of such consultant shall be made by the Management Team, and the costs shall
be shared equally by the City and County. All consulting contracts shall be
entered into with the City of San Rafael and in accordance with its procedures
for awarding and administering contracts. The City and County shall jointly
provide management oversight over the consultants retained for this process.
2.4 Following completion of the Advisory Task Force's work, the Advisory Task
Force's recommendations shall be forwarded to the respective jurisdictions
involved herein for preliminary review.
2.5 The two jurisdictions shall review the recommendations in a manner consistent
with their independent authority and responsibility. To further the agencies'
mutual understanding of their respective plans and concerns, the agencies will hold
3
Kinsey)
2 members
Property owners (St. Vincent's - one; Silveira - one)
3 members
Environment
2 members
Housing
2 members
Neighborhoods
2 members
Business
1 member
League of Women Voters
2 members
Community at -large
It shall be the objective of the Task Force to reach consensus on mutually
consistent general plan amendment recommendations for the San Rafael City
Council and the Marin County Board of Supervisors: (1) recommendations for
amendments to the San Rafael General Plan for portions of the Plan affecting the
area designated in Exhibit A, and (2) recommendations for amendments to the
Marin Countywide Plan for portions of the Plan affecting the area designated in
Exhibit A. The Advisory Task Force shall be directed to draft recommendations
for general plan amendments and submit them to the City and the County not
more than six months from the time the group is first convened.
2.3 In the event that a consultant(s) is retained for the planning process, the selection
of such consultant shall be made by the Management Team, and the costs shall
be shared equally by the City and County. All consulting contracts shall be
entered into with the City of San Rafael and in accordance with its procedures
for awarding and administering contracts. The City and County shall jointly
provide management oversight over the consultants retained for this process.
2.4 Following completion of the Advisory Task Force's work, the Advisory Task
Force's recommendations shall be forwarded to the respective jurisdictions
involved herein for preliminary review.
2.5 The two jurisdictions shall review the recommendations in a manner consistent
with their independent authority and responsibility. To further the agencies'
mutual understanding of their respective plans and concerns, the agencies will hold
3
at least joint public workshop on the proposed ar 'ments to the Plans. Prior
to the public hearings at the planning commissions ox the City and the County,
the amendments shall be brought before the Marin Countywide Planning Agency
for review, comment and recommendation, in accordance with existing
procedural requirements.
2.6 The City and the County intend to complete their independent General Plan
amendments, including the environmental review of the Plan amendments.
However, this would not preclude a project sponsor from applying for
development applications consistent with the Task Force recommendations as
endorsed by the City Council and the Board of Supervisors. If no application is
forthcoming, the City and the County will proceed with respective General Plan
amendments.
2.7 The City of San Rafael is the Lead Agency for compliance with the requirements
of CEQA regarding amendments to the San Rafael General Plan. The County is
the Lead Agency for compliance with CEQA regarding amendments to the
Countywide Plan.
2.8 The City and County understand that some of the technical environmental
assessments underlying the environmental review may overlap. For example,
biological, cultural and archeological surveys would likely involve the same or
similar data. The City and County agree to consider the joint funding of such
studies. All contracts for joint studies will be entered into and administered by the
City of San Rafael in accordance with its procedures for awarding and
administering contracts.
2.9 If joint studies are undertaken pursuant to paragraph 2.8, the resulting studies will
be submitted to the City and County for possible inclusion in their respective
environmental reviews. The City and County will independently determine
whether and how to incorporate the joint studies into their respective
environmental reviews.
3. Development Applications. The City shall act as Managing Agency in processing any
application for Prezoning, Annexation, Development Agreement, Tentative Map, and all
other entitlements. The City shall act as Lead Agency for CEQA purposes, and the
County shall serve in an advisory capacity. The City shall select an individual, firm
and/or staff to prepare the environmental documents, and will administer consultant
funds for the individual or firm selected. The preparation of environmental documents
may occur concurrently with the review of the project application. The cost of preparing
the environmental documents related to the development proposal shall be borne by the
project sponsor.
4. Coordination Policies. The City and County recognize that the laws governing general
plan amendments require consideration of the public interest beyond individual city and
county boundary lines prior to approval of plan amendments. (For example, see
Government Code sections 65351, 65352.) Accordingly, in addition to the City's non-
binding Resolution No. 9395, the City and County have identified several advisory policies
and informal objectives that should guide the development of Plan recommendations by the
Advisory Task Force. These policies and objectives are detailed in the following
paragraphs.
4.1 Protection of environmental and archaeological resources, including:
• preservation of historic baylands.
4
• Servation of wetlands throughout the Vincent's and Silveira
properties.
• protection of habitat areas.
• long-term preservation of lands east of the railroad tracks.
• preservation of Pacheco Ridge between San Rafael and Novato.
• establishment of a 100 foot wide buffer along both sides of Miller Creek.
• protection of native oak woodlands.
4.2 Fairness to the property owners in terms of a reasonable economic use of their
properties.
4.3 Creation of a compact community on St. Vincent's with:
• preservation of the existing historic structures.
• a mix of uses including residential, local -serving retail, office,
destination recreation, and agriculture.
• a full range of housing opportunities with the affordable units for low
and moderate households integrated into the neighborhoods.
• a pedestrian and transit orientation.
• incorporation of design features compatible with the unique design
excellence of the St. Vincent's historic complex.
4.4 Provision for development on the Silveira property with:
• reuse of the Honor Farm site.
• possible uses include residential, office, destination recreation, and
agriculture.
• a full range of housing opportunities with the affordable units for low
and moderate households integrated into the residential development.
• a pedestrian and transit orientation.
4.5 Provision of housing affordable to low and moderate income households to:
• help meet San Rafael's fair share of housing allocation
• provide workforce housing
• improve the jobs/housing balance in the community
4.6 Retention of views of the Bay across the Silveira Ranch, and of the St. Vincent's
Chapel.
4.7 Provision for regional access to and from Highway 101, and for local and
emergency access recognizing that Silveira Parkway will not be extended beyond
St. Vincent's Drive
4.8 Development that provides for a reasonable contribution to the costs of
providing community services to the project.
4.9 A significant reduction in the total development potential of 2,100 residential
units and 361,000 square feet of office/commercial space identified in the
current San Rafael General Plan.
4.10 A significant reduction in the total area of the properties designated for
development from the previously recommended 30% to a lesser number
predicated upon the intended reduction in total development potential.
4.11 No development of a rail station on the properties.
4.12 Prioriti: n of portions of the development plan a ipriate for amendment or
modificanon by using available outside financial resources.
Notice. Reasonable advance notice shall be given to the other party, the property
owners, and the public when either the City Council or the Board of Supervisors places
an item on their respective agendas pertaining to the St. Vincent's and Silveira
properties.
6. Amendments. This Memorandum may only be amended by action of the San Rafael City
Council and the Marin County Board of Supervisors.
Termination. This Memorandum of Understanding shall remain in effect for the time
necessary to complete the above -listed scope of work or until such time in the future as it
is deemed appropriate by either the San Rafael City Council or the Marin County Board
of Supervisors that this Memorandum of Understanding shall no longer have effect.
Either party hereto may give notice of termination of this Memorandum of
Understanding by delivery of a written document evidencing same. Notice of intent to
terminate shall be given 14 days before consideration by either party.
8. Limitations on Scope. Nothing in this Memorandum of Understanding shall be
interpreted in a manner that expands, restricts, or otherwise alters the authority granted to
either the City of San Rafael or Marin County under the laws of the State of California.
A "PAil
Al rt J. oto, May ✓ Date
City of 1, an Rafael
ATTEST:
anne M. Leoncini, City Clerk
K
n Kress, President
Mann County Board of Supervisors
ATTEST:
�kO
Diane Sauer, Clerk of the Board
Attachments
JUN. 1 G 1998
Date
Exhibit A
St. Vincent's/Silveira Properties
ST. VINCENTS, SILVEIRA
AND LAS GALLINAS VALLEY SANITARY DISTRICT PROPERTIES
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Exhibit B
San Rafael General Plan Land Use Plan
(St. Vincent's/Silveira section)
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Exhibit D
RESOLUTION NO. 9395
A RESOLUTION OF THE SAN RAFAEL CITY COUNCIL
REGARDING THE ST. VINCENT'S/SILVEIRA LANDS
This non-binding Resolution describes this City Council's thoughts and
observations related to the St. Vincent's and Silveira properties, in response to
recent recommendations put together by the St. Vincent's/Silveira Advisory
Committee. The resolution summarizes and acknowledges past and existing
planning policies related to the site, and recent planning efforts, and identifies
ideas this City Council believes should be considered when addressing this
property in a future General Plan update.
Background Recitals
1. The St. Vincent's/ Silveira site has a lengthy planning history. Marin
County planning policies since 1973 state urban development is to be
concentrated in the "City -Centered Corridor": the site is in the City -
Centered Corridor. In 1974, consistent with the County Pian idenrif}ring
the site as a future development area, the County Board of Supervisors
cancelled agricultural contracts on the two properties.
2. The City, County, and Marin Local Agency Formation Commission have
for many years formally identified the St. Vincent's and Silveira site
(except for a small area of St. Vincent's east of the railroad right of way)
as being within the San Rafael's "Sphere of Influence" — its probable
ultimate physical boundary and service area.
3. The 1982 Marin Countywide Plan described St. Vincent's/Silveira as a
study area having major jobs and housing potential. From 1982-86, the
County sponsored a joint County -City North San Rafael Policy Plan to
develop consistent planning policies for the area. The plan was not
adopted due to lack of funding for environmental review and concerns
that information used in formulating the plan was no longer valid. The
San Rafael General Plan was to further review St. Vincent's/ Silveira
land uses.
4. St. Vincent's/Silveira alternatives were discussed extensively during
preparation of the City's 1988 General Plan. San Rafael is a major jobs
center; the City decided it was important to emphasize housing
opportunities here. City plan policies state that, prior to urban
development, the site should be prezoned and annexed to the City. The
City Plan also set detailed policies for the area: it described
environmental concerns and identified potential for up to 2,100 units
and 361,000 square feet of office and commercial development on
portions of the site west of the railroad right of way. North of the former
Honor Farm site, areas east of the rail line were designated
"Agriculture/Recreation/Land Reserve"
5. In 1990, the City amended St. Vincent's/Silveira plan policies to require
a specific plan prior to approval of development applications, and to
specify that an advisory committee assist in plan amendment. The City
Council then appointed a 25 -member St. Vincent's/Silveira Advisory
Committee representing City and County neighborhood groups;
Countywide housing, business, environmental and other organizations;
the property owners, and City and County representatives to start work
on plan preparation. The Committee spent three years 1991-94 studying
site constraints and resources in detail, holding a nationwide land use
competition to identify a wide range of future land use alternatives, and
drafting their recommendations.
6. To avoid duplicating the Committee's detailed analysis and to not
predetermine Committee recommendations, the 1994 Countywide
General Plan established an interim "Urban and Conservation Reserve"
land use designation for the area and provided additional policy
direction. The Countywide Plan also included most of the St.
Vincent's/Silveira lands east of the railroad right of way as within the
County's Bayfront Conservation Zone, as it is diked historic bav
marshland or tidal wetlands.
The St. Vincent's/Silveira Advisory Committee completed its June 15,
1994 draft General Plan Amendment Proposal, along with a minority
opinion, for the St. Vincent's and Silveira properties.
8. An environmental impact report (EIR) is necessary prior to adoption of
any General Plan Amendment for this area. Due to a lack of consensus
recommendations and the high costs and potential duplication of effort
in EIR preparation, the City wishes to incorporate this area's Plan
Amendment EIR within the content of a future Citywide General Plan
Amendment, expected to start in 1996.
The City recognizes there are citywide and Countywide issues related to
the site, including but not limited to traffic, scenic impacts, Bayfront
Conservation, and housing needs, and that processing a General Plan
Amendment for this area is best accomplished through a continuing
cooperative effort with the County, property owners and other interested
parties.
A. Adopted City and County Policies related to the City's Role:
The City Council acknowledges and affirms the following City, County and
Local Agency Formation Commission (LAFCo) policies which remain in effect
and relate to the City's responsibilities for the future of this area.
City, County and Marin LAFCO policies include the Silveira property
and most of the St. Vincent's property in San Rafael's Planning Area and
Sphere of Influence--i.e., its ultimate service area.
2. City and County policies also include St. Vincent's and Silveira east and
west of the railroad right of way within the City's five year "urban
service area". (Areas east of the RROW and north of the Honor Farm
are suggested in the Countywide Plan to be removed from the "urban
service area").
3. City and County and LAFCo policies state that St. Vincent's/Silveira
lands should be annexed to the City prior to any urban development.
4. City and Countywide General Plans also call for a compreliensive plan or
specific plan for the entire site before development approvals are issued.
B. Adopted City and County Policies Related to the St. Vincent's/Silveira
Site
The Council further acknowledges and affirms the following City and
Countywide General Plan policies which remain in effect and relate to the St.
Vincent's/Silveira site.
The City's Plan identifies portions of the site west of the railroad right of
way for mixed uses with the emphasis on varied residential uses. Tile
site is further identified as a "housing opportunity area", i.e., an area
where a special effort will be made to provide affordable housing,
important in a City and County with high housing costs and
diminishing availability of developable land.
2. The Countywide Plan recognizes the site lies within the "City Centered
Corridor" and can support mixed use development, including housing,
particularly affordable housing, as well as campus.office, neighborhood
retail and agricultural activities.
3. The City and Countywide Plans identify several site concerns which
must be addressed in any future site planning. They include:
a. Preservation of hillside areas on St. Vincent's.
b. Preservation of a minimum 230 foot+ wide Miller Creek corridor,
ana protection and enhancement of this corridor. (minimum 100'
setback from top of each creek bank)
C. Appropriate use of Bayfront Conservation lands. Countywide
Bayfront Conservation policies recommend continuation of
agriculture, wildlife habitat restoration and wastewater reclamation.
These uses and protection of the bayfront environment are to take
precedence over other uses. The City's existing policies for the
Bayfront lands are compatible with this Countywide policy direction.
d. Identification and preservation of wetlands.
e. Identification and protection of archaeological resources as a first step
in any subsequent planning.
f. Preservation of trees including major native oak groves, specimen
oaks and healthy and safe eucalyptus groves.
g. Preservation of bayfront views.
h. Acceptable noise impacts-- without soundwalls which would block views
i. Consideration of odor impacts.
j. Retention and integration of important St. Vincent's historic
structures into future development plans
k. Provision of adequate wildlife corridors.
4. In addition, City and Countywide General Plans state that:
a. Transportation improvements identified in the Countywide Plan and
City General Plan are to be provided in conjunction with
development.
b. Appropriate mitigation of environmental impacts should be
identified through the environmental review process.
c. A storm drainage plan must be developed as part of any subsequent plan.
d. The site is to be planned as a whole.
C. Additional Ideas by this Council for Consideration in a future General Plan
Amendment
1. This City Council recognizes the detailed and innovative community-
based process which has gone into preparation of the St.
Vincent's/Silveira Advisory Committee's report, and that there is
much to support in these recommendations. Many of the Committee's
recommendations refine or clarify current General Plan policies. We
believe their work has satisfactorily fulfilled the Advisory Committee
function required by SVS -1. Also in recognition of the Committee's
extensive review and evaluation, we believe it is appropriate to evaluate
both the Committee's majority and minority proposals as alternatives in
a future environmental impact report regarding the site.
2. This Council recognizes that the St. Vincent's/Silveira site is important
in meeting city and therefore also countywide housing needs, and that
any development must be accomplished in a manner exceptionally
sensitive to the site's natural and cultural resources and must also
provide fairness to the property owners. This area should be a model
neighborhood of the future, providing for community.
3. In furtherance of these overall principles, the Council believes the
following Advisory Committee goals, policies and information from the
June 14, 1994 Amendment Proposal are noteworthy and useful in
addressing a future General Plan amendment:
a. Environmental maps and information which increase our
understanding of the site.
b. Environment, safety and open area design policies in the majority
proposal which strengthen and elaborate on existing City General
Plan policy direction: in particular,
• Miller Creek protection policies 17 and 46;
• the noise impacts policy 53 which prohibits sound walls next to
the freeway;
• archaeological policy 45 to avoid and protect archaeological
resources which concludes that a need exists for additional
detailed archaeological study of the site in consultation with the
Federated Coast Miwoks as a first step in preparing any subsequent
plan;
• Pacheco Ridge preservation policy 16;
• Tidal wetlands. and seasonal wetlands protection policies 1S, 19
and implementing measure e;
• The Agriculture and/or Bayfront lands policy 21 (except the last
sentence) which describes uses consistent with the County«Vide
Plan Bayfront Conservation Zone.
• Agricultural assistance policy 23;
• Tidal wetland restoration policy 24;
• Public access location and design policy 27;
• Parks and open areas design policies 42 and 43;
• Flood protection policy 50 and implementing measure a;
• Emergency access policy 5I;
• The concept of a significant community view area.
c. Use and design policies in the Committee's majority proposal which
promote a very compact neighborhood with mixed uses around a
central core and overall average medium residential densities within
mapped development areas which provide
• the ability to retain and protect most of the site open without
urban development;
• a walkable, interconnected design supportive of transit;
• a broad range of housing opportunities, focusing on entry level
housing types such as smaller lot single family, garage units,
duplexes, townhomes, residential above retail and apartments
described in policies 1 and 4, and with higher than required
percentages of housing affordable to low and moderate income
households as in policy 6;
• relatively high homeownership for neighborhood stability as
recommended in policy 7;
• provision of limited local services and jobs, a school and parks
within walking distance of most homes;
• exclusion of low intensity, auto -oriented nonresidential uses as
noted in policy 14;
• focal uses and areas as described in policy 37
• scale and height typical of traditional villages; i.e., typically one to
three story, and smaller scale buildings, with possible limited
exceptions in a core area as suggested in policy 38.
4. This Council strongly supports retaining, upgrading and reuse of the St.
Vincent's main "H" complex, including the chapel as a central focal point of
any future proposal, and policy 34 which describes the need for any new
development to be sensitive to and compatible with this complex.
5. This Council supports the strengthening of sustainable design principles
in a General Plan Amendment for this area. Sustainable design
concepts are described in part in policy 41 and Appendix K and in several
of the land use competition submittals.
b. This Council supports at least one local street located for neighborhood
use, not freeway diversions, to connect this area with the City and
provide emergency access, and recognizes the need to address 101
circulation impacts. In accordance with Advisory Committee and
environmental organization recommendations, and other actions which
block McInnis Parkway north of St. Vincent's Drive, any future General
Plan Amendment should delete a McInnis Parkway connection north of
St. Vincent's Drive. Other circulation improvements would be
identified as part of any master plan proposal and provided in
conjunction with development in accordance with City policies.
This Council agrees that the majority proposal map attached as Exhibit A
appears to identify the more suitable areas of the site for development,
and feels that future amendment proposals should limit any
neighborhood development to these areas or less, particularly as noted
below.
This Council suggests for future consideration, the following additional
ideas to be considered in connection with any General Plan
Amendment:
We believe the historic baylands and immediately contiguous
agricultural lands east of the railroad ROW should respect and be
consistent with Countywide Bayfront Conservation designation and
the current City land use designation. Retaining this land in such
uses as agricultural, habitat and/or wastewater treatment use is
consisienr with Countywide -ayfront Conservation Zone and
wetland protection policies; provides a significant buffer to identified
wetland and pond habitats, and appropriately addresses flooding,
geotechnical and odor concerns.
This Council suggests that any future amendment consider providing
nonresidential acreage to accommodate the nonresidential potential
identified in the City's General Plan, and that their locations should
strengthen the intents of providing a compact, mixed use neighborhood
with the St. Vincent's complex as its core, and reducing visual impacts.
The freeway -oriented nonresidential Areas L, M and N in the Advisory
Committee's majority proposal do not appear to this Council to support
these intents, although Area L and portions of M, in particular, may be
appropriate for development. Consideration should be given instead to
accommodating the limited nonresidential potential permitted by the
City's General Plan in the general area of the St. Vincent's
complex/future transitway and Area O.
c. Consistent with wetland protection policies, we would recommend
consideration be given to deleting the "Residential Reserve" in area
E which is surrounded by wetland areas.
d. Consistent with City and County policies to preserve hillsides for
community separator and visual benefits, safety concerns and to protect
and retain hillside character, any plan amendment proposal should
seriously consider excluding the steep slopes and hilltop Area H shown
on the Committee's majority proposal, and the steep side slopes and
knoll encompassed by Area B from potential development areas.
e. Consistent with County policies to provide adequate wildlife corridors,
we recommend this topic receive scrutiny during environmental review
and specifically review the need for such a corridor in area F.
This Council would like to see the view across the Silveira property
preserved open to the maximum extent possible and equitable to the
property owner. Consistent with City and County policies regarding
view protection, we recommend that the impact of potential
development areas on the view corridor be evaluated further, and
encourage consideration of a view area wider than that identified in
the Committee's majority proposal. As suggested in the minority
proposal, a transfer of development rights may be considered to
achieve greater viewshed protection yet provide fairness to the
property owner, in addition to other options.
g. Consistent with City and County policies that the site be planned as a
whole, and consistent with City policy and practice, when a future
project is proposed which includes development areas and open
areas, suggest that all planned open areas be retained in perpetuity, in
exchange for development er:Litiements.
h. Consistent with Countywide Plan Bayfront Conservation Zone use
policies, and existing City land use designations, the area east of the
railroad right of way and north of the Honor Farm site should be
considered for deletion from the City's "urban service area".
This Council understands that these considerations, if ever adopted as
policy in combination with a proposal similar to that recommended by
the Committee, would likely have the effect of reducing the
development potential on the site (which the City's General Plan
permits.)
j. Appropriate mitigation of all environmental impacts of any proposed
amendment will be further identified through the EIR process.
D. Interim Actions
Prior to a General Plan Amendment for this area, the Council shall:
1. Request that the Board of Supervisors extend its interim land use
designation for the site until the City reconsiders land uses as part of a
Citywide General Plan Amendment.
2. Continue to cooperate with other agencies on needed regional and
areawide circulation measures;
3. Coordinate and cooperate with involved agencies and the property
owners on other studies pertaining to this site ; and
4. Urge groups interested in purchasing all or portions of the site to rise this
interim time frame to pursue a purchase in cooperation with property
owners, as well as other equitable solutions.
I, Jeanne M. Leoncini, Clerk of the City of San Rafael, California,
HEREBY CERTIFY that the foregoing Resolution was duly and regularly
introduced and adopted at a Regular meeting of the City Council of said
City held on the Nineteenth day of June, 1995, by the following vote, to
wit:
AYES: Councilmembers: Cohen, Heller, Phillips, Zappetini
& Mayor Horo
NOES: Councilmembers: None
ABSENT: Councilmembers: None
-c----
'i -;i NEM LEONCINI, City Clerk
EX1-i1BiT A
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