HomeMy WebLinkAboutCC Resolution 8650 (St. Vincents-CYO Funding Agr)RESOLUTION NO. 8 6 5 0
A RESOLUTION OF THE SAN RAFAEL CITY COUNCIL
APPROVING THE FINAL WORK PROGRAM, PROVIDING $27,500 TO
FUND A PORTION OF THE ST. VINCENTS/SILVEIRA
OPPORTUNITIES AND CONSTRAINTS ANALYSIS FROM RESERVE
FUNDS, AND AUTHORIZING THE MAYOR TO SIGN A ST.
VINCENT'S/CYO FUNDING AGREEMENT
WHEREAS, General Plan Policy SVS -1 states a Specific Plan shall be prepared
for the St. Vincents and Silveira Properties and Council has determined is a
high priority for completion; and
WHEREAS, in January, 1991, the Council decided that an Opportunities and
Constraints Analysis was the appropriate first step in Specific Plan
development and in analyzing issues related to land uses, amounts, and
locations; and
WHEREAS, in March, 1991, the City Council appointed a 24 member St.
Vincents/Silveira Advisory Committee and approved a draft work program
for the St. Vincent's/Silveira Opportunities and Constraints Analysis; and
WHEREAS, the St. Vincents/Silveira Advisory Committee has met regularly
since May, 1991, become familiar with many issues related to the site; and has
recommended a final work program for Council approval; and
WHEREAS, the entire Opportunities and Constraints Analysis was initially to
be funded entirely by the City, with eventual reimbursement by the property
owners, but budget constraints precluded such funding; and
WHEREAS, after significant negotiations, St. Vincents/CYO has agreed to
provide $25,000 toward the cost of the Study and the County has agreed to
provide $17,000 towards costs of the study, reducing the City's share this fiscal
year to $17,000; and
WHEREAS, funding is needed at this time for consultant assistance to
complete portions of the study; and
WHEREAS, an additional $10,500 is needed by next fiscal year for traffic
analyses to complete the study.
NOW THEREFORE BE IT RESOLVED, the City Council hereby approves the
final work program to complete the study and agrees to fund a portion of the
St. Vincent's Study in the amount of $27,500 from reserve funds.
BE IT ALSO RESOLVED, the City Council authorizes the Mayor to sign the St.
Vincent's/CYO Funding Agreement.
9R,1V11NA[ %1,.�o
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 Monday, April 20, 1992, by the
following vote, to wit:
AYES: COUNCILMEMBERS: Breiner, Cohen, Shippey, Thayer &
Mayor Boro
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS. None
JEANE M. LEONCINI, City Clerk
FUNDING AGREEMENT
ST. VINCENT'S/SILVEIRA CONSTRAINTS AND OPPORTUNITIES STUDY
THIS AGREEMENT is made and entered into as of APRIL 20 ,
1992, by and between the CITY OF SAN RAFAEL (hereinafter referred
to as "City") and CYO -ST. VINCENTS or its successors in interest
(hereinafter referred to as "Property Owner").
WHEREAS, San Rafael General Plan policy SVS -1 provides:
SVS -1. Specific Plan. A Specific Plan shall be adopt-
ed for the St. Vincent's and Silveira area prior to any
development applications being approved, except for
reuse of the existing St. Vincent's School facilities,
minor or moderate expansion of St. Vincent's School,
reuse of the Honor Farm property, or development of
adjacent properties to the south of the Honor Farm. A
St. Vincent's/Silveira Advisory Committee shall be
appointed by the City Council to assist in the develop-
ment of this Specific Plan. The Specific Plan will
include a review of General Plan land uses, intensities
and development locations on the St. Vincent's and
Silveira lands located east of the railroad tracks, and
"Conservation Area" and "Mixed Use" for 570+ acres of
St. Vincent's and Silveira lands located between High-
way 101 and the railroad tracks. Upper limits of
planned development within the "Mixed Use" area are
2,100 homes, 100,000 square feet of commercial or
neighborhood commercial, and 261,000 square feet of
office. The Committee may recommend designations which
modify the mix and revise this total potential down-
ward"; and
WHEREAS, the San Rafael City Council has determined that a
St. Vincent's/Silveira Constraints and Opportunities Study (here-
inafter referred to as the "St. Vincent's/Silveira Study") is an
appropriate step in connection with preparation of a specific
plan and in analyzing issues related to land use types, intensi-
ties and locations of uses in the St. Vincent's/Silveira Study
area; and
WHEREAS, California Government Code section 65456, concern-
ing fees for specific plans, provides (1) that a city, after
adopting a specific plan, may impose a fee upon persons seeking
governmental approvals which are required to be consistent with
the specific plan, and (2) that such fee shall be prorated in
accordance with the applicant's relative benefit derived from the
specific plan; and
WHEREAS, a specific plan for the area where the property of
Property Owner is located will be of benefit to said property and
other properties in the vicinity; and
WHEREAS, Property Owner is willing to contribute funds, at
this time and to the extent and subject to the terms stated here-
in, toward the cost of preparing a St. Vincent's/Silveira Study
in connection with a specific plan for such area;
NOW, THEREFORE, in consideration of the mutual covenants and
agreements contained herein, the parties hereby agree as follows:
1. Property Owner to Advance Pavment of Studies. Property
Owner will advance to City the costs, to a maximum of $25,000,
for the St. Vincent's/Silveira Study as outlined in the Final
Work Program, a copy of which is attached hereto marked Exhibit A
and incorporated herein. This amount will be advanced in three
payments, as follows: (a) $7,000 within 60 days of the execu-
tion of this agreement, (b) $7,000 by August 28, 1992, and (c)
$11,000 by December 15, 1992. Additionally, the Property Owner
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will advance to City the costs for an economic feasibility study
desired by Property Owner, as set out in paragraph 6 below.
2. Citv to Proceed with Studv. When the first payment is
received by City from the Property Owner, the City will proceed
with all due diligence to cause to be performed all work required
for the St. Vincent's/Silveira Study, and shall concurrently with
such work provide Property Owner with all of the results and
products thereof, so that Property Owner will be kept fully ap-
prised of progress in that regard.
3. Time for Completion of St. Vincent's/Silveira Studv.
The City agrees and undertakes to publish the St. Vincent's/
Silveira Study Report within 18 months and to certify the Envi-
ronmental Impact Report within 24 months from the date of this
agreement.
4. Consultants. City agrees to consult with the Property
Owner regarding the selection of consultants to be retained by
the City to complete the work program. Selection of the consul-
tants will be made by the City.
5. Desian or Ideas Competition. The St. Vincent's/
Silveira Study shall include a "design or ideas competition," an
outline of which is included in the Work Program as set forth in
Exhibit A.
6. Economic Feasibilitv. It is agreed that the St.
Vincent's/Silveira Study shall include an economic feasibility
Eel
study, to be paid for by the Property Owner, an outline and cost
range of which is attached as Exhibit B.
7. Reimbursement upon Adoution of Specific Plan. Should a
Specific Plan be required at the end of the St. Vincent's/
Silveira Study, the work program costs identified in Exhibit A,
plus staff costs, for preparation of the St. Vincent's/Silveira
Study shall be included in the Specific Plan costs. Upon adop-
tion of the Specific Plan, the City shall require proportionate
reimbursement from the St. Vincent's and Silveira property owners
at the time development applications are submitted, and St.
Vincent's shall receive credit for the costs supplied by it as
part of this agreement.
8. Permission to Enter Property with Notice/Hold Harm-
less/Indemnification.
(a) Subject to the following notice requirements,
Property Owner hereby grants permission to persons under contract
to or employed by the City to enter upon the St. Vincent's prop-
erty to conduct the St. Vincent's/Silveira Study.
(b) City, through its contractors or employees, shall
notify the Property Owner at least 48 hours prior to entering the
property. Said notice shall be accomplished by telephone contact
with one of the following persons: Michael Marovich, CYO -St.
Vincent's Director, at (415) 664-4400, Joe Bracco, at (415) 479-
8831, or James E. Stark, at (415) 469-4997.
(c) City shall assume all risks of damage to the prop-
erty of Property Owner by persons under contract to or employed
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by the City in the conduct of the St. Vincent's Silveira Study.
(d) City further agrees to indemnify and save harmless
the Property Owner from any and all claims, liabilities, costs
and attorney's fees, for loss or damage to property and for inju-
ry to or death of any person arising out of the conduct of the
St. Vincent's/Silveira Study.
IN WITNESS WHEREOF, the parties have executed this agreement
as of the date first written above.
CITY OF SAN RAFAEL
by
Mayor AlDWrt Borp,
Attest:
CYO -ST. VINCENT'S
by jJ
_ —
MicMPI J. b1hrovicli
Gen !Director
by '
t Clerk Jea ne M. Leoncini
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EXHIBIT A
FINAL WORK PROGRAM FOR
ST VINCENTS/SILVEIRA OPPORTUNITIES/CONSTRAINTS STUDY
INTRODUC'T'ION
The St. Vincents/Silveira Opportunites and Constraints Study provides
occasion for more detailed planning for these properties and concensus
building among the many groups interested in them. The study involves all
of the St. Vincents and Silveira lands, east and west of the railroad. Due to
geographic proximity and use, the adjacent Las Gallinas Valley Sanitary
District property is also included in the study area, but no use changes are
anticipated for this property. The work program has been reviewed by the
Committee to assure that needed work tasks to successfully complete the
Study are included and to identify sources of information which should be
utilized.
STUDY OBTECTIVES
Objectives of the study are:
• to identify opportunities connected with the St. Vincents and Silveira
properties including design approaches
• to identify portions of the site needing protection and those with
potential for development
• to consider implications of and possibilities for non -development
alternatives
• to develop concensus on land use designation(s), potential yields and
other policy for the St Vincents and Silveira properties within upper
land use limits established by the General Plan
STUDY ORGANIZATION
Part 1 of the Study is a general description of the property: its size, ownership,
location, City/County/Planning Area delineation and surrounding uses
description. Parts 2 and 3 identify Site Constraints and Opportunities to
include:
Potential hazards
•floodplain/rising sea level
•unstable slopes
•noise
•soils types: liquefaction areas,
settlement, Bay mud
-odor from treatment plant
-high power lines
Circulation
•limited 101 corridor capacity *limited capacity, area interchanges
Public services
•sewer •water
-fire/police •schools
Other
•State Lands Commission regulations
•BCDC regulations
•Economic feasibility of retail, of agriculture, of preserving school
Site resources
*wetlands bayfront lands
spanoramic views •hillsides
•trees *wildlife using site
•agriculture
Cultural resources
eSt. Vincents buildings •archaeological
monument, cemetary
Circulation
•transitway and proposed McInnis Parkway
Design approach flexibility
•neo -traditional village
-other
Convenient location
•adjacent to 101
*adjacent to future transitway
•close to major jobs centers
High regiruil market demand
•__.ajor site
High visibility site
Circulation
• Existing underutilized interchange
Part 4 of the Study will identify several land use/design alternatives.
Part 5 will include concensus land use, intensity and other policy
recommendations for the site.
PLANNING PROCESS
Study Startup,
Council appoints Advisory Committee Members
Council endorses Preliminary Work Program
First Committee Meeting. Select chair, review
draft work program, study objectives
Committee Tour of Site
Refine work program and budget needs
Return to Council for any budget requests
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TSG
March 1991
April
May
April -July
April, 1992
Data Collection and Analvsis Tune-May.92
Staff reports on various constraints June -Nov
Consultants selection/Cons. report preparation April -June, 92
Advisory Committee to review resources and
constraints information June -July
Design/Land Use Opportunities Aug 92 -March. 93
Advisory Committee to develop program for Aug -Oct
land use/design/ideas competition
Land use/design/ideas competition Nov -Jan.
Committee to recommend concensus alternative and
refine policy details Feb -March.
Environmental Assessment March -April. 93
Preparation of initial study, draft EIR for
St. Vincents/Silveira General Plan Amendment
Final Study Report March-Avril. 93
Study report to include Opportunities/Constraints
analysis; alternative development scenarios considered;
recommended alternative, policies and standards;
allocation of potential between St Vincents and
Silveira properties. Committee to review administrative
draft study report prior to public release (1-2 meetings)
Revise administrative draft; produce public draft
Draft environmental impact report on recommended alternatives
for GPA April, 1993
Public hearings before Planning Commission and Council.
also to Countv Plannine Commission and Board of Sunervisors May. 1993
BACKGROUND
Following are general descriptions, updated as of April, 1992, of tasks which
have been or are to be completed as part of the Constraints and Opportunities
Study. Information sources are noted. Costs indicated are estimated
consultant costs. Where no costs are indicated, work is to be completed by
staff or, in the case of Silveira wetlands delineation, and review of the
Agricultural Analysis, by the property owners.
1. General
1. An aerial ortho photo map of the Study Area with topographic
information has been prepared at a 1:400' scale.
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2. Site Resources and Constraints - Information Needs
2a. Floodplain/rising sea level
Staff prepared a report on 100 year flood areas and rising sea level. Sources of
information included: BCDC Rising Sea Level study and updated information
from other sources; Marin County 1986 Flood Insurance Study to identify
extent, depth of 100 year flood. City staff also consulted with County and City
public works staff re: City and County floodplain management standards, fill.
(Co.: Chapter 23.09 Flood Plain Management; City: Title 18) FEMA staff was
also consulted. As a result, a new FEMA floodway study for Miller Creek is
underway, and is expected to be complete late 1992.
2b. Soils [liquefaction, settlement, extent of Bay Mud] and slope stability
information: ($4,000) Staff has reviewed USGS maps and the General Plan
maps and text for generalized hazards information to describe liquefaction
hazards, relative hazards on building on Bay mud, and relative hazards
pertaining to site hillsides. This information will assist the Committee in
determining how much land is "buildable", or at least "less to more
hazardous to build upon."
There are major discrepancies between areas shown as Bay mud on
geotechnical maps and the historic baylands maps. To obtain more specific
information on the area covered by Bay mud, as well as obtain engineering
recommendations regarding Bay mud areas, further soils analysis is needed.
A Soils consultant would review existing data, including borings taken by
Cooper and Clark for the Silveira property, and perform limited field work to
identify the limits of the historic Bay and Bay mud for the entire site, and
provide site specific engineering recommendations for development on Bay
mud. Bay mud depth information from adjacent properties would be used to
extrapolate Bay mud depths for the site.
2c. Noise: Noise contours for the highway have been provided from City
General Plan and St. Vincent's consultant. The General Plan also contains
noise standards and generalized transitway noise information.
2d. Odor from treatment plant: staff researched information from LGVSD
and other Districts odor buffer area studies. McInnis Park apartment
residents, and Honor Farm employees were also contacted regarding existing
impacts. Also have used information from property owners.
2e. Wetlands and Bayfront lands
Wetlands: St. Vincents has completed a Section 404 wetlands jurisdiction
determination. A preliminary Section 404 analysis has been prepared for the
Silveira property. The San Rafael General Plan contains generalized wetlands
and bayfront lands identification. The General Plan requires that wetlands
4
jurisdiction determinations be made as part of the St. Vincents/Silveira
Study. Silveira consultants have stated they will not be monitoring and
completing a jurisdiction determination in the near future.
Staff has reviewed and provided information on City, State and Federal
policies, standards re: wetlands. Staff has also provided background
information on wetlands definitions. The Army Corps and EPA staff have
met with the Committee.
Unfilled Baylands: Staff has requested that St. Vincents complete the Army
Corps Section 10 historic waterbodies delineation, which is ongoing. The
Silveira delineation should also include Section 10 areas. Staff will identify
standards pertaining to these lands.
State Lands Commission jurisdiction areas (historic submerged and
tidelands): Staff worked with State Lands Commission staff re: identification
of State Lands Commission jurisdiction, and standards pertaining to these
lands.
Wetland enhancement studies
Staff will collect information on wetland enhancement strategies from Las
Gallinas and other published studies. For example, how easy is it to construct
additional ponds as at LGVSD? How close to original character has the tidal
pond approached? What is the potential for expanding/enhancing wetland
areas?
2f. Panoramic views: Staff has taken photographs of views across site from
101 and from the St. Vincents School hill. Staff has also identified areas
hidden, partially hidden from 101, and elevation of land compared to the
freeway from topographic maps and field studies.
2g. Hillsides. Staff has used topographic and aerial base maps to identify
hillside areas and slopes. Will identify previously planned hillside "potential
community separator" area: if recommended to be retained by the
committee, this area could be refined by identifying a contour line above
which development would not occur.
2h. Habitat Study ($10,000) Need to provide site environmental resource
identification and assessment. (Assessment of site vegetation and wildlife
using site).
Consultant will use aerial photographs, site visits, and available wetlands
delineation information to identify and assess types and extent of site
vegetation. Health of vegetation would be noted. Riparian vegetation and
areas would be identified. Evaluation of local and regional significance
5
would be included. The relationship of site habitat areas to adjoining habitat
areas (Las Gallinas, McInnis and China Camp) should also be evaluated.
Consultant will also assess wildlife habitat from field surveys and from
utilizing
a) habitat information from K. Wilson (Volunteer for USFWS) who has
conducted bird surveys (list in North San Rafael Policy Plan correspondence);
b) Las Gallinas Valley Sanitary District pond surveys;
c) San Rafael General Plan "Threatened and Endangered Species Maps";
d) St. Vincents field surveys including September 30, 1991 Leitner Assessment
and 1991 Bird Survey by Zentner and Zentner;
e) site biological resource surveys conducted by MMWD for the water supply
EIR
f) February, 1992 US Fish and Wildlife Service Diked Baylands Study Bird
Use Data for the Las Gallinas Creek Area and any other available information.
2i. Miller Creek : Staff has provided information on applicable County
Streamside Conservation Zone and San Rafael General Plan policies re:
setbacks from riparian areas. Staff has also, in conjunction with State Fish
and Game, identified regulations pertaining to creek realignments.
Background information on Miller Creek's historic course and existing course
has been provided. Staff will interview Silveira engineers to secure
information on the impact of lack of maintenance on the lower reaches of
Miller Creek.
2j. Agricultural potential . Initially, the work program called for hiring an
agricultural consultant to provide an agricultural feasibility concept analysis
which reviews site soil capability, water table, water supplies and costs, site
size, shape, taxes, surrounding uses, and identifies possible different kinds of
agricultural uses for the site or portions of the site. The uses would be
ranked, by order of magnitude, as to which would provide higher revenue
returns. The study would also evaluate compatibility of various agricultural
uses with other urban uses in terms of noise, odor, agricultural chemical use
and minimum size for feasibility of various uses. Sources of information
would include the Important Farmland Maps of the Land Resources
Protection Division, State Department of Conservation for current use
delineation; and the USDA soils survey.
However, Marin Conservation League has sponsored preparation of an
"Agricultural Feasibility Analysis for St. Vincents/Silveira", which is nearly
complete.. The Committee recommended that St. Vincents and Silveira
review the report prior to the next meeting and report back to the Committee.
Additionally, the City Attorney and Council Counsel will be asked to provide
general information on leagal feasibility of retaining agriculture on all or
portions of the site.
R
2k. St. Vincents buildings. Staff reviewed architectural and cultural
importance of the St. Vincents buildings and cemetary from City, County and
State files.
St. Vincents Preliminary Building Condition Survey . Initially, the work
program called for hiring a civil engineer to obtain an overall sense of how
costly/ difficult it would be to repair or reuse, and whether additional testing
is recommended/needed to further evaluate structural integrity. This would
be a very general "first cut" review.
St. Vincents had two architects do a "pro bono" walk through the main
buildings in 1987. This visual review reported on the observable conditions
and integrity of the significant buildings and will be provided to the
committee. Rather than conduct an updated report, we would use this prior
report as the limited initial report, noting that reuse feasibility is a concern
and that additional work would need to be conducted at the time a specific
use is proposed for the buildings. It is unlikely that a new preliminary
condition survey would provide definitive information in any case as to
whether potential future uses would be feasible.
21. Archaeological. ($3,000) Hire an archaeologist to conduct a literature field
check, a full archaeological field survey of all historic upland, flatter portions
of the site (approximately 500 acres) to determine type and extent of
archaeological resources, and recommendations for preservation, types of
allowable development and mitigations.
2m. Circulation: 101 corridor capacity, area interchanges, transitway ($7,000
this year; $10,500 next year) City staff would compile existing San Rafael
General Plan, 101 Corridor Study and County General Plan information on
circulation. City staff will also provide information on proposed bicycle and
hiking paths.
a. A traffic consultant would be asked to provide answers to the following
constraints questions:
Impacts of McInnis Parkway on site development
1. At what amount of site development does McInnis Parkway
become necessary? (In other words, is there a threshold level of
development at which No. Redwood, existing Silveira Parkway,
Marinwood and Lucas Valley/101 interchanges would operate at
adopted service levels in the future without an eastside arterial, i.e.,
McInnis Parkway?)
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WSA had estimated approximately $6,000 for this portion of the study.
This information continues to be important to the initial constraints
analysis and is recommended to be retained.
2. Provide rough estimated costs of railroad overcrossing(s); McInnis
roadway
WSA had estimatesd $880 for this portion of the study; important to
determining infrastructure costs for development.
Transit
3. What is the feasibility of moving the railroad/ transitway nearer the
freeway where it could better serve Marinwood? Or at least closer to St.
Vincents existing buildings? (The consultant would be asked to
identify whether these are potential rail/light rail/bus options which
shouldn't be ruled out as infeasible during subsequent transit system
design)
WSA stated this portion of the study would cost nearly $3,900; this is
not currently proposed for funding. As an alternative, the Committee
has recommended that they meet with John Eels to obtain an overall
sense of feasibility and recognize transit location alternatives will be
considered as part of any future transitway studies if/when funding
for the transitway is secured. Eels has stated that this issue is a corridor -
wide one: transitway location could be shifted in other locations
besides Northgate and definitive engineering studies would cost
several hundred thousand dollars. We expect the Plan may make
some recommendations on transitway location pending feasibility.
4. What would transit parking needs/demands be for St.
Vincents/Silveira? Would there be one or more transit stops based on
separation criteria? The Committee has recommended review of these
issues with John Eels.
b. Traffic Impacts of Proposed Land Use Alternatives
1. How do the various proposed land use alternatives affect traffic
service levels?
(The traffic consultant would analyze how approximately three land
use alternatives selected by the committee would impact area
intersections)
This portion of study is recommended to be deleted from this year's
budget. This information would be needed at the environmental
review stage and would need to be budgeted next year. WSA had
estimated apvroximately $10,500 for this vortion of the study
E:3
2n. Sewer capacity availability. Staff has reviewed and summarized City and
County General Plan information, and Las Gallinas Valley Sanitary District
draft master plan documents. Staff has also worked with LGVSD staff to
answer: How much capacity remains for new development? Costs and
timing for 15% expansion of existing facilities. How much additional
development could be provided until this minor expansion capacity is
reached? What would it take to provide any additional capacity and how
much would this cost? What assumptions are used? How much additional
land is needed for additional ponds? Could expansion occur without
additional ponds but with extended pipelines; i.e., are there other, less
expansive ways to expand the LGVSD plant with less additional land
requirements? Were existing treatment facilities designed to include capacity
for Silveira? What are the District boundaries?
Note: St. Vincents has an agreement with LGVSD for provision of at least
150,000 gpd capacity. Silveira is not within the District.
2o. Water. Staff will review City and County General Plan information, and
Marin Municipal Water District plans for water supply expansion and costs,
including proposed water tank location information. District boundaries will
be identified. Staff would request MMWD staff assistance in summarizing
the information.
2p. Firelpolice. Staff has interviewed City fire and police department staff
regarding impacts of St. Vincents/Silveira development on services.
2q. Schools. Staff has interviewed School officials regarding numbers of
units needed to support an area school; and impacts of other development
alternatives on Dixie School District. District boundaries have been identified
2r. Parks. Staff has provided General Plan standards for park development to
assure that parks of adequate size would be planned.
2s. Housing impacts: Staff has provided regional housing needs numbers
and amount currently shown on St. Vincents and Silveira. At time of
environmental review, State Housing and Community Development
Department staff would review proposed alternatives for impacts on housing
needs.
2t Staff has identified BCDC jurisdiction and any regulations pertaining
thereto.
2u Shopping Center Economic Analysis: What is the "critical mass" needed
to support a neighborhood shopping center; a regional center? Staff would
use economic analyses from the General Plan and East San Rafael Plan to
answer these questions. The Hahn center EIR would provide recent
information on demand/need for additional regional shopping centers.
D
2v. Job versus housing development in mixed use scenarios:
Staff would provide information on San Rafael Planning Area and Marin
County jobs/housing information, as well as information on traffic impacts
of jobs development as opposed to residential uses.
2w. Adjacent properties information:
Surrounding areas information has been prepared including information on
future plans for these areas and Hamilton soils contamination areas.
2x. Sphere of Influence/Planning Area Boundary Issues:
A portion of the St. Vincents property is outside both the San Rafael and
Novato Spheres of Influence. A recommendation will be made regarding
whether all of St. Vincents should be within the San Rafael SOI.
2Y. Other Miscellaneous Costs: printing, mailing, etc. would continue to be
absorbed by the City's General fund.
3. Opportunities --Information Needs
Land Use /Ideas/Design Competition. ($35,000) To get beyond abstract
discussions of an amount of development, a land use/ideas/design
competition for the site is proposed. In this approach, the St. Vincent's
Silveira Advisory Committee would review staff and consultant information
and work with a competition advisor to establish a program for competitors.
The program would include maps, goals or policies the committee is trying to
achieve, and any other agreed upon parameters. The Competition Advisor
would put together the program package, send out invitations, select a jury,
etc. Once competitors submit their ideas, there would be a public exhibit. The
jury would award a prize to the best submittal. However, the Committee
anticipates that they may pick and choose among several of the top submittals
in making recommendations for the site. The Committee agreed this
approach was superior to the original use and design alternatives approach in
that it would elicit a much wider range of ideas for the site and greater public
involvement.
In regard to opportunities and goals, the Committee recognizes that CYO/St.
Vincent's is a non-profit charitable organization and that the St. Vincent's
land is an endowment which St. Vincent's/CYO trustees intend will support
CYO/St. Vincent's work and programs. Additionally, CYO/St. Vincent's
existing and future work and programs are expected to continue on site.
Economic Feasibility Analysis
Once certain land use/design alternatives are proposed, generalized market
demand and other economic information as described in the Funding
Agreement (Exhibit B) would be prepared, to be paid for by St. Vincents.
EXHIBIT B
ECONOMIC FEASIBILITY ANALYSIS OUTLINE
1. CONFIRMATION OF MARKET DEMAND
• Site Evaluation from a marketing perspective
• Socio-economic analysis of population, demographics and housing in
the market area
• Review of comparable and competitive projects
• Future supply of competitive projects
• Comparison of market supply and demand now and in the future
• Recommended adjustments or modifications to the development
program including mix of residential units, scale and type of
commercial development, supportable recreational uses, and the
appropriateness of institutional uses
• Estimate absorption and pricing for the land uses and relationship with
land values and land endowment values
2. PRELIMINARY FINANCIAL FEASIBILITY ANALYSIS AND RESIDUAL
LAND VALUE
• Development of a financial model incorporating revenues and
expenses estimated above
• Allocation of project -wide infrastructure costs and fees to individual
development parcels
• Assessment of impact of fees and inordinate infrastructure costs on
project viability
• Suggested refinements or modifications to the development program if
needed
• Estimated residual land values and endowment values based on land
lease and/or bulk land sales and assumptions of development
approvals.
ESTIMATED COSTS
Market Assessment $15,000-20,000
Financial Feasibility and Valuation Analysis $10,000-15,000
Totals $25,000-35,000