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HomeMy WebLinkAboutCC Resolution 9569 (Montecito/Happy Valley Neighborhood Plan)RESOLUTION NO. 9569 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL ADOPTING THE GENERAL PLAN (GPA95-4) CHANGES TO IMPLEMENT MONTECITOIHAPPY VALLEY NEIGHBORHOOD PLAN WHEREAS, the San Rafael General Plan 2000 includes an implementing program for the preparation of a Montecito Neighborhood Plan, and WHEREAS, neighborhood residents lobbied for preparation of this plan; and WHEREAS, in June, 1994, the City Council directed the Planning Department to begin work on the neighborhood plan; and WHEREAS, in early 1995, Planning Department staff met with a small group of neighborhood leaders and created a short-term, action -oriented and neighborhood -directed planning process which maximized community involvement; and WHEREAS, on April 29,1995, more than 75 people attended a Community Workshop to write a Vision statement describing the future of the neighborhood, and to begin the work of drafting the neighborhood plan; and WHEREAS, from May through August, more than 200 neighborhood residents, property owners and business owners met to identify guiding principles and implementing actions, and elected a coordinating committee to compile the draft plan. On October 25 and 29,1995, the draft Plan was presented to and endorsed by the neighborhood; and WHEREAS, on November 20,1995, residents introduced the Montecito/Happy Valley Neighborhood Plan to the San Rafael City Council, and the Council referred the proposed changes to the Planning Commission for its recommendation; and WHEREAS, the following parties have assisted the neighborhood and staff in the preparation of the recommendations: 1. Redevelopment Agency staff worked with Planning staff and the neighborhood to examine various land use options and determine the appropriate land use for the School District's corporation yard 2. Representatives from the Police Department, Fire Department, Recreation Department, Public Works Department and the Redevelopment Agency participated in neighborhood planning meetings as well as in review of the Plan; 3. The San Rafael City School Superintendent and School Board President helped with discussions about the future of the School District's corporation yard; 4. The United Montecito Neighborhoods Association and the Montecito Area Resident's Association were active in preparing the plan; and WHEREAS, the proposed General Plan, zoning amendments, and design guidelines are described in the Initial Study and Negative Declaration dated December 19,1995; and the January 23 and February 27, 1996 staff reports; and ft L"', KiN ��U R I 8$46Z, 1 WHEREAS, the proposed Negative Declaration was processed and reviewed in accordance with CEQA, and was reviewed at a duly noticed hearing by the Planning Commission on January 23,1996 at which time the Planning Commission accepted oral testimony and written comments on the proposed project; and WHEREAS, the Planning Commission is required by state law to hold a public hearing and make a written recommendation to the legislative body on the adoption of any Plan and zoning amendments; and WHEREAS, the Planning Commission held public hearings on January 23,1996, and February 27,1996, and reviewed the staff reports and written and verbal public comments on the proposed amendments; and WHEREAS, the Planning Commission considered all written correspondence, verbal testimony and staff reports, and reviewed and discussed the proposed amendments on January 23, and February 27,1996. WHEREAS, on March 18,1996, the City Council of the City of San Rafael held a duly noticed public hearing on the Negative Declaration and the project merits; and WHEREAS, the City Council considered all written correspondence, verbal testimony and staff reports. NOW, THEREFORE, BE IT RESOLVED, that the City Council does hereby 1. delete General Plan policy RES -9 and Program RES -a from the General Plan; and 2. adopt the Montecito/Happy Valley Amendments with changes recommended by the San Rafael Planning Commission, to be added as a new chapter to the General Plan "Policies for Specific Areas"; and 3. add new Montecito/Happy Valley Implementing Program priorities to the Implementing Program Priorities section of the General Plan; and 4. modify the General Plan land use map. #2-4 as attached hereto as Attachment A to this Resolution. BE IT FURTHER RESOLVED, based upon review of the entire record, including the Negative Declaration, the City Council finds these recommended amendments to be in the public interest based on the following specific findings: The Plan amendments to implement the Montecito/Happy Valley Neighborhood Plan, with reduced densities in some areas, clear direction for the future of the School District's Corporation Yard site, new residential design guidelines, and other City and neighborhood actions intended to stabilize and protect the existing mix of uses and improve the appearance, safety, traffic, and parking in the neighborhood over time. The amendments as a whole substantially comply with and are consistent with remaining General Plan policies for the following reasons: a. The amendments, including the revised land use designations, are consistent with land use goals and policies to preserve the unique identity of the City's neighborhoods, require design quality to enhance the community, and encourage recreational facilities and activities. The vision for the neighborhood and the new policies and implementing programs provide comprehensive and detailed direction for the future of the Montecito/Happy Valley community. 7 b. The amendments are consistent with goals and policies to protect existing housing. Although some lots will be zoned to a lesser density, existing residential units are protected and can be replaced if damaged or destroyed, consistent with General Plan policies stating that legal existing units are considered conforming. c. The amendments are consistent with circulation policies designed to provide an adequate and safe circulation system. New implementing programs encouraging traffic and parking improvements are intended to help with the congestion and speeding in the neighborhood. d. The amendments make no changes to City geotechnical and flood protection standards and environmental policies which assure environmental protection and safety considerations are incorporated when new development occurs. 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 City Council of said City held on Monday the eighteenth day of March, 1996, by the following vote, to wit: AYES: COUNCILMEMBERS: Cohen, Heller, Phillips, Zappetini & Mayor Boro NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None �lianne M. Leonci , City Clerk Attachment A to Resolution GENERAL PLAN AMENDMENTS TO IMPLEMENT THE MONTECITO/HAPPY VALLEY NEIGHBORHOOD PLAN March 7, 1996 MONTECITO/HAPPY VALLEY NEIGHBORHOOD OUR VISION OF MONTECITO/HAPPY VALLEY NEIGHBORHOOD In the year 2010, our distinct neighborhood is a beautifufand desirable place with a diversity of architecture and a variety of uses within easy walking distance. 9here are centralgathering places where people meet each other to visit and hold events. Our pleasant, tree shaded, narrow streets are safe to walk and drive along and we see fewer cars. We are a community which works together to keep our neighborhood secure, clean and attractive, and to celebrate our diversity. Background: The area known as Montecito/Happy Valley is one of San Rafael's oldest neighborhoods. It is nestled within two valleys, located east of Irwin Creek, and north of the San Rafael Canal. The Happy Valley subdivision was mapped in 1888, and by 1910, the neighborhood officially marked the eastern city limit line of San Rafael. Large homes were built on Grand and Mission Avenues, many of which are today historic and architecturally significant. The Aldersly (then Danish) Retirement Home was built in 1921 and San Rafael High School opened in 1925. By 1950 most of the residential area of the neighborhood north of Fourth Street was developed with single-family homes. In the 1950s the yacht harbor was filled in for the Montecito Shopping Center. In 1952, when San Rafael adopted its first zoning ordinance, most of the Happy Valley area was zoned for apartments. Many small- to medium-size apartments were built throughout the neighborhood from the late 1950s to the 1970s. Today, most of the area is built out. There have been numerous upgrades, including a late 1980s remodel of the Montecito Shopping Center with a GENERAL PLAN AMENDMENTS new front facade and a walkway along the San Rafael Canal. There exists today a sense of improvement in the neighborhood as several homes and businesses are renovating. Major Neighborhood Characteristics: Montecito/Happy Valley is a unique and complete neighborhood. The area offers a wide variety of housing, business opportunities and community services. In many ways, including its location close to the center of the city and transit, Montecito/Happy Valley has characteristics of the new mixed-use medium density communities being built today as an alternative to auto -oriented suburbs. In 1990, there were 1,940 people living in Montecito/Happy Valley, comprising four percent of the total population of San Rafael. This compares with the 1980 population of 1,615. For the most part, the racial composition in the neighborhood was very similar to San Rafael overall. The biggest change in San Rafael and the neighborhood since 1980 was in the number of people who are Hispanic (people of Hispanic heritage may be of any race). The percentage of Hispanics increased from 1980 to 1990 from five to fifteen percent. Compared with San Rafael, Montecito/Happy Valley had a relatively large number of older residents, due primarily to the concentration of three senior residential facilities in the neighborhood. In 1990, there were 268 children under age 15 in the neighborhood (14 percent compared with 15 percent city-wide). In 1990, there were 1,045 housing units in the neighborhood. Although no one type of housing dominated the neighborhood, there were a large number of rental units built since the mid-1950s. Not surprisingly, household types were varied. Nearly half of the residents lived alone, over 25 percent of the residents live in a household headed by a married couple, and about 17 percent were shared households. The average gross area density of the residential area is about 12 units per acre, with an average of 1.86 people per unit. This is within San Rafael's medium density range of 6.5 to 15 units per acre. Density ranges from four units per acre along Jewell Street to 62 units per acre at the affordable San Rafael Commons senior housing project. The Business Community: Montecito is a convenient commercial location, adjacent to Highway 101 and along Second, Third and Fourth Streets connecting to Downtown San Rafael. There are more than 400 diverse businesses in the Montecito/Happy Valley neighborhood, including an estimated 31 home-based businesses. The neighborhood's commercial anchor is Montecito Shopping Center, one of San Rafael's larger centers, complete with a canalfront walkway. There are two community supermarkets on Third Street. Along Irwin Street, a gateway to San Rafael, several large office buildings offer businesses a high profile to commuters on Highway 101. Fourth Street provides a commercial link to Downtown with a wide range of office, service and retail uses. In addition, many social service agencies make their home in Montecito because of the easy accessibility to the rest of San Rafael. Overall Future Direction: Future land uses should be stabilized to keep the existing pleasing mix of uses, with zoning to protect the existing uses and to minimize additional development. There is satisfaction with the mix of retail, service, office and other uses in the commercial areas. The High School's bus and maintenance yard site on Union Street will become a Redevelopment Agency - sponsored senior housing project, meeting the neighborhood's goals for a new outdoor gathering place and improving the appearance of Union Street while minimizing adverse impacts to the neighborhood. 2 GENERAL PLAN AMENDMENTS There are several opportunities for adding and improving places for people to get together and for better recreational opportunities, including improvements at the High School and a new meeting room and outdoor area in the proposed senior housing development at the School District's Union Street site. Residential design guidelines for the neighborhood will help protect and enhance existing attractive or historic buildings, and to improve design of other buildings over time as they are remodeled. Improving the appearance of the neighborhood is an important issue, and will be helped with the involvement of Code Enforcement from the City, and with the landscaping and cleanup efforts of residents and the neighborhood association. There are neighborhood policies about safety on the street and in the home, disaster preparedness, reducing traffic hazards and improving the parking. In addition, residents would like to see a number of basic infrastructure improvements, ranging from safer pedestrian rights-of-way, and street lights to better pedestrian crossings. The neighborhood has a most promising outlook for the future due to its belief that a strong neighborhood association is key to building a stronger sense of community and identity and to making things happen. GOALS, POLICIES AND PROGRAMS FOR THE MONTECITO/HAPPY VALLEY NEIGHBORHOOD LAND USE GUIDING PRINCIPLES AND POLICIES The guiding principles and policies offer a view of what the neighborhood will be like as viewed from a vantage point in the future. We envision that the following will hold true: M/HV-1 Mix of uses We like our diverse blend of homes, businesses and services. M/HV-2 Not much change There has not been much change in existing (1995) uses, although limited additions have improved the appearance and value of our neighborhood. WHV-3 Commercial areas Our commercial areas provide a comfortable, inviting mix of retail, office and service uses for our neighborhood and the San Rafael community. Mixed commercial/ residential buildings also add to the diversity. WHV-4 Improved recreation Neighborhood recreational opportunities and facilities have been created and improved. M/HV-5 Redevelopment senior housing development An attractive Redevelopment Agency -sponsored senior residential project with amenities as described in program M/HV-d has been constructed on the School District's Union Street bus/maintenance yard. The project has met neighborhood goals of improving the look of Union Street, adding recreation facilities and community gathering areas, and minimizing any adverse impacts. WHV-6 Overcrowding A trend towards overcrowding has been reversed. GENERAL PLAN AMENDMENTS NEIGHBORHOOD DESIGN AND BEAUTIFICATION GUIDING PRINCIPLES AND POLICIES The guiding principles and policies offer a view of what the neighborhood will be like as viewed from a vantage point in the future. We envision that the following will hold true: M/HV-7 Blend of styles Our neighborhood provides a blend of architectural styles; newer buildings are well designed, fit in with our attractive older homes, and provide a "pedestrian friendly" streetfront. In addition, we have retained the character of our historic homes and buildings. M/HV-8 Beautiful trees We are known for our beautiful trees. Large street trees and other landscaping provide unifying but not uniform features as we walk or drive through our neighborhood. M/HV-9 Neighborhood pride Our neighborhood is identifiable, attractive and clean. Buildings and landscaping are well-maintained and reflect pride in our community. WHV-10 Fourth Street Fourth Street provides a "pedestrian -oriented" walking street connection to Downtown. The Fourth Street view of the High School should be retained and improved. C/TYACTIONS AND PROGRAMS M/HV-f Design guidelines Utilize the Montecito/Happy Valley Residential Design Guidelines for any new buildings and remodels to be compatible with and retain the character of attractive older buildings, and to provide pedestrian friendly design. M/HV-g Streetscape improvements When development applications involving new development or substantial remodels are approved, require neighborhood streetscape improvements (such as street trees, landscaping, and sidewalks) and improvements to the pedestrian walkway along the San Rafael Canal waterfront. M/HV-h Fire Station Encourage screening of the training yard at the Fire Station on Union Street, a major entry street to the neighborhood. M/HV-i Street tree maintenance Improve City maintenance of street trees, for example, treat elm disease in a timely manner. M/HV-j Code enforcement Improve enforcement of city codes dealing with trash, weeds, cars in yards, illegal car repair businesses, illegal units, etc. by: - Reviewing code enforcement regulations and procedures, and revising them as necessary to assure maximum benefit; and - Adding City Code enforcement staff, if feasible. M/HV-k Fourth Street enhancement Extend Fourth Street concrete benches/trash can/ landscape/ elegant sign treatment to east end of Fourth Street. Private projects will be required to contribute. GENERAL PLAN AMENDMENTS 5 SAFETY, TRAFFIC AND PARKING GUIDING PRINCIPLES AND POLICIES The guiding principles and policies offer a view of what the neighborhood will be like as viewed from a vantage point in the future. We envision that the following will hold true: M/HV-11 Safe neighborhood People in our neighborhood feel safe and secure from crime, fire and natural disasters. WHV-12 Safe streets Our streets are safe, pleasant, and attractive to drive and walk along. WHV-13 Controlled traffic Our streets have been enhanced and designed to control traffic appropriately. WHV-14 Adequate parking New homes and apartments provide attractive, adequate parking and safe pedestrian access along the street. WHV-15 Commercial parking In the commercial areas, there are well landscaped parking lots which are safe and convenient for pedestrians. M/HV-16 Street parking Street parking is convenient, but does not dominate the neighborhood. CITY ACTIONS AND PROGRAMS FOR SAFETY M/HV-I Add Street lights Using information provided by neighborhood, develop a list of specific areas needing lights, then add street lights. M/HV-m Police services Maintain a police presence in areas where there are crime problems; continue to tow abandoned cars; and support improved enforcement of traffic laws regarding stop signs, speeding and parking. WHV-n Drainage Plan Develop a Drainage Plan which identifies problem areas (based on problem areas identified by the neighborhood). WHV-o Assessment District Provide City technical assistance to assist formation of an Assessment District to implement capital improvements of high priority to the neighborhood. CITYACTIONS AND PROGRAMS FOR TRAFFIC M/HV-p Traffic improvements Pursue implementation of any and all traffic improvements (see Figure 21 in Neighborhood Plan document) which are feasible and for which City funding is available. GENERAL PLAN AMENDMENTS M/HV-q Radar trailer Request occasional use of the County's portable radar trailer sign for educational/citation use on major streets. M/HV-r Sidewalks and paths Assist development of a Pedestrian Plan, identifying pedestrian right-of-ways. Using information from the neighborhood, further develop a list of sidewalks and paths for parts of Union, Park, Jewell, Belle, one side of Union; and along the perimeter of the High School. M/HV-s Pedestrian safety Add safe crosswalks and striping where needed for pedestrian safety, and posting of speed limits on streets such as Grand, Park and Union. M/HV-t Curbs and gutters Assist development of a plan for curbs and gutters on high priority streets, preliminarily identified as being needed on the west side of Valencia and parts of Union and Park Streets. M/HV-u High School pick up/drop off area Assist in the design and implementation of an improved pick-up and drop-off area at the San Rafael High gym on Mission. CITY ACTIONS AND PROGRAMS FOR PARKING M/HV-v Improved Montecito parking When development applications are approved, encourage better use of the easternmost Montecito parking lot by designing better access from the lot to the shopping center, or requiring employees to park in this lot. M/HV-w Parking survey Conduct a parking survey to further evaluate specific parking problems and possible solutions, such as: - Working with apartment owners to restore parking spaces being used for storage. - Working with property owners to add on-site parking where feasible. - Adding "no parking" signs where street clearance is too narrow for emergency vehicles to get through. M/HV-x Permit parking program Consider a Permit Parking Program, i.e., to limit cars per unit or to limit non-resident cars. M/HV-y Time-limited parking Consider time-limited parking areas west of Union Street. M/HV-z Public parking If funding sources can be obtained, develop Commercial Area Public Parking. GENERAL PLAN AMENDMENTS 7 COMMUNITY GUIDING PRINCIPLES AND POLICIES The guiding principles and policies offer a view of what the neighborhood will be like as viewed from a vantage point in the future. We envision that the following will hold true: WHV-17 Working for the greater good We work together as a community for the greater good of the neighborhood. WHV-18 Respect for all People of all ages, incomes and cultures feel respected and comfortable in our neighborhood. WHV-19 Gathering places We have neighborhood gathering places where we can meet and hold events. GENERAL PLAN AMENDMENTS Mon- "b/Happy Valley Neighborhood Plan II. CHANGES TO THE GENERAL PLAN 2000 IMPLEMENTING PROGRAMS Montecito/Happy Valley Implementing Program Priorities C PRIORITY - CURRENT NORMAL RESPONSIBILITIES "C" priority programs are those activities which are ongoing responsibilities of the city. Program Responsible Number Program Name Priority Dept/Agency WHV-b Homeownership C Planning Encourage homeownership through proposed rezoning, and through condominium conversions of existing apartments, to the extent permitted by other City policy. WHV-c Support commercial areas C Planning Retain existing mixed use land use categories and zoning districts in the commercial areas. Consistent with these districts, encourage active ground floor and retail uses on Fourth Street, and waterfront storefronts and restaurants in the Marine Commercial Zone. WHV-e Other High School Recreation policies C City Manager, Support City recreation policies R-21 and R-23 which state that if Planning, San Rafael High School is ever closed or sold, the City would Recreation attempt to secure the continued public use of existing high school recreation facilities, and provide neighborhood park facilities there as part of any community recreation facilities development. WHV-g Streetscape improvements C Planning, When development applications involving new development or Public Works substantial remodels are approved, require neighborhood streetscape improvements (such as street trees, landscaping, and sidewalks) and improvements to the pedestrian walkway along the San Rafael Canal waterfront. WHV-i Street tree maintenance C Public Works Improve City maintenance of street trees, for example, treat elm disease in a timely manner. WHV-m Police services C Police Maintain a police presence in areas where there are crime problems; continue to tow abandoned cars; and support improved enforcement of traffic laws regarding stop signs, speeding and parking. Montecito/Happy Valley N -boyhood Plan M/HV-q Radar trailer C Request occasional use of the County's portable radar trailer sign for educational/citation use on major streets. M/HV-v Improved Montecito parking C When development applications are approved, encourage better use of the easternmost Montecito parking lot by designing better access from the lot to the shopping center, or requiring employees to park in this lot. Police Planning 1-A PRIORITY - SPECIAL PROJECTS ACTIVE AT TIME OF GENERAL PLAN ADOPTION "1-A" priority programs are those projects which are special funded activities at the time the implementing programs were adopted into the General Plan. Program Number Program Name Priority M/HV-a Zoning changes 1A Implement residential land use and zoning changes, as described in the Montecito/Happy Valley Neighborhood Plan, to keep the neighborhood much as it is, minimizing additional development in the neighborhood. M/HV4 Design guidelines 1 B Utilize the Montecito/Happy Valley Residential Design Guidelines for any new buildings and remodels to be compatible with and retain the character of attractive older buildings, and to provide pedestrian friendly design. 10 Responsible Dept/Agency Planning Planning Mon' `o/Happy Valley Neighborhood Plan 2 PRIORITY - SPECIAL PROJECTS EXPECTED TO BE STARTED WITHIN 2-5 YEARS OF PLAN ADOPTION "2" priority programs are projects which have a longer term legal requirement, are longer term actions needed to keep the General Plan current, or are a City response to an important development issue, but with a time frame following other actions. Program Number Program Name WHV-d Redevelop the School District's bus/maintenance yard Redevelop the San Rafael City School's bus/maintenance yard with a City Redevelopment Agency -sponsored attractive senior apartment project as generally described in the Agency's letter of July 24, 1995 with a maximum of 40 units and adequate parking. The proposal also includes a community room which can be used jointly by neighborhood and project residents, and an outdoor area located and designed to be used jointly by Head Start, the neighborhood and project residents. Consistent with City requirements, the project is subject to design review. It is the neighborhood's desire to have a meeting room which would accommodate a meeting of 20 people, and an outdoor area large enough to accommodate appropriate shared outdoor amenities. WHV-n Drainage Plan Develop a Drainage Plan which identifies problem areas (based on problem areas identified by the neighborhood). WHV-o Assessment District Provide City technical assistance to assist formation of an Assessment District to implement capital improvements of high priority to the neighborhood. Responsible Priority Dept/Agency 2 Redevelop- ment 2 Public Works 2 Public Works WHV-p Traffic improvements 2 Public Works Pursue implementation of any and all traffic improvements which are feasible and for which City funding is available. WHV-r Sidewalks and paths 2 Public Works Assist development of a Pedestrian Plan, identifying pedestrian right-of-ways. Using information from the neighborhood, further develop a list of sidewalks and paths for parts of Union, Park, Jewell, Belle, one side of Union; and along the perimeter of the High School. 11 REPORT TO CITY COUNCIL/ Page 26 M/HV-s Pedestrian safety Add safe crosswalks and striping where needed for pedestrian safety, and posting of speed limits on streets such as Grand, Park and Union. M/HV-t Curbs and gutters Assist development of a plan for curbs and gutters on high priority streets, preliminarily identified as being needed on the west side of Valencia and parts of Union and Park Streets. M/HV-u High School pick up/drop off area Assist in the design and implementation of an improved pick-up and drop-off area at the San Rafael High gym on Mission. M/HV-w Parking survey Conduct a parking survey to further evaluate specific parking problems and possible solutions, such as: Working with apartment owners to restore parking spaces being used for storage. Working with property owners to add on-site parking where feasible. Adding "no parking" signs where street clearance is too narrow for emergency vehicles to get through. 2 Public Works, Police 2 Public Works 2 Planning, Public Works, School District 2 Public Works, Planning 3 PRIORITY - LONGER TERM IMPLEMENTATION "3" priority programs are projects which have a long term implementation timing, typically because of funding and staffing requirements. Program Responsible Number Program Name Priority Dept/Agency M/HV-h Fire Station 3 Fire Dept. Encourage screening of the training yard at the Fire Station on Union Street, a major entry street to the neighborhood. M/HV-I Code enforcement 3 Planning Improve enforcement of city codes dealing with trash, weeds, cars in yards, illegal car repair businesses, illegal units, etc. by: Reviewing code enforcement regulations and procedures, and revising them as necessary to assure maximum benefit; and Adding City code enforcement staff, if feasible. M/HV-k Fourth Street enhancement 3 Redevelop - Extend Fourth Street concrete benches/trash can/landscape/ ment, Planning elegant sign treatment to east end of Fourth Street. Private projects will be required to contribute. M/HV-1 Add Street lights 3 Public Works Using information provided by neighborhood, develop a list of specific areas needing lights, then add street lights. M/HV-x Permit parking program 3 City Manager Consider a Permit Parking Program, i.e., to limit cars per unit or to limit non-resident cars. M/HV-y Time-limited parking 3 Public Works, Consider time-limited parking areas west of Union Street. Police M/HV-z Public parking 3 Redevelop - If funding sources can be obtained, develop Commercial Area ment Public Parking.