The URL can be used to link to this page

Home My WebLink AboutPlanning Commission 2019-12-10 Agenda Packet AGENDA SAN RAFAEL PLANNING COMMISSION REGULAR MEETING TUESDAY, December 10, 2019, 7:00 P.M. COUNCIL CHAMBERS, CITY HALL, 1400 FIFTH AVENUE SAN RAFAEL, CALIFORNIA • Any records relating to an Agenda Item, received by a majority or more of the board or commission less than 72 hours before the meeting, shall be available for inspection in the CDD Dept, at 1400 Fifth Ave, Third Floor, San Rafael, CA • Sign Language and interpretation and assistive listening devices may be requested by calling (415) 485-3066 (voice), emailing Lindsay.lara@cityofsanrafael.org, or using the California Telecommunications Relay Service by dialing “711” at least 72 hours in advance. Copies of documents are available in accessible formats upon request. • Public transportation to City Hall is available through Golden Gate Transit, Line 22 or 23. Para-transit is available by calling Whistlestop Wheels at (415) 454-0964. • To allow individuals with environmental illness or multiple chemical sensitivity to attend the meeting/hearing, individuals are requested to refrain from wearing scente d productsTo allow individuals with environmental illness or multiple chemical sensitivity to attend the meeting/hearing, individuals are requested to refrain from wearing scented products. . THE PLANNING COMMISSION WILL TAKE UP NO NEW BUSINESS AFTER 11:00 P .M. AT REGULARLY SCHEDULED MEETINGS. THIS SHALL BE INTERPRETED TO MEAN THAT NO AGENDA ITEM OR OTHER BUSINESS WILL BE DISCUSSED OR ACTED UPON AFTER THE AGENDA ITEM UNDER CONSIDERATION AT 11:00 P.M. THE COMMISSION MAY SUSPEND THIS RULE TO DISCUSS AND/OR ACT UPON ANY ADDITIONAL AGENDA ITEM(S) DEEMED APPROPRIATE BY A UNANIMOUS VOTE OF THE MEMBERS PRESENT.APPEAL RIGHTS: ANY PERSON MAY FILE AN APPEAL OF THE PLANNING COMMISSION'S ACTION ON AGENDA ITEMS WITHIN FIVE BUSINESS DAYS (NORMALLY 5:00 P.M. ON THE FOLLOWING TUESDAY) AND WITHIN 10 CALENDAR DAYS OF AN ACTION ON A SUBDIVISION. AN APPEAL LETTER SHALL BE FILED WITH THE CITY CLERK, ALONG WITH AN APPEAL FEE OF $350 (FOR NON- APPLICANTS) OR A $4,476 DEPOSIT (FOR APPLICANTS) MADE PAYABLE TO THE CITY OF SAN RAFAEL, AND SHALL SET FORTH THE BASIS FOR APPEAL. THERE IS A $50.00 ADDITIONAL CHARGE FOR REQUEST FOR CONTINUATION OF AN APPEAL BY APPELLANT. CALL TO ORDER PLEDGE OF ALLEGIANCE RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES URGENT COMMUNICATION Anyone with an urgent communication on a topic not on the agenda may address the Commission at this time. Please notify the Community Development Director in advance. CONSENT CALENDAR\ 1. Minutes, October 15, 2019 PUBLIC HEARING 2. 815 B St. (Formerly 809 B St and 1212 and 1214 2nd St.) – Follow-up review to determine the most appropriate organization to receive the one-time $25,000 charitable contribution accepted by the City in adopting a Statement of Overriding Considerations previously approving a 41 -unit mixed-use building; APNS: 011-256-12, -14, -15 & -32; Second/Third Mixed-Use West (2/3MUW) and Cross-Street Mixed-Use (CSMU) Zoning Districts; Tom Monahan, Applicant; 1200 Second Street Investors. LLC., Owner; Downtown Neighborhood. Project Planner: Steve Stafford 3. 350 Merrydale Rd/3833 Redwood Hwy– Requests for a Planned Development Rezoning, Environmental Design Review Permit, Tentative Subdivision Map and Use Permit and Exception to allow the demolition of the existing one-story classroom buildings on site and new construction of nine (9) three-story buildings with a total of 45 condominium townhome units (including nine (9) affordable BMR (Below Market Rate) units). Total parking proposed on-site would be 94 spaces. The project requires a Rezoning of the property fr om a Planned Development (PD1594) which allowed the existing use (services for disabled adults), to a new PD that would allow residential development. APN’s: 179-041-27 and 28; Planned Development (PD1594) Zoning District; Francine Clayton, owner, Michael Hooper, applicant; San Rafael Meadows Neighborhood. Project Planner: Caron Parker 4. 190 Mill Street–Study Session for a request for General Plan Amendment, Zoning Amendment, and Use Permit. The amendments would extend the existing high density residential general plan land use (HDR) and zoning district (HR1) boundary to include this site; would establish a “by-right” process for 100% affordable supportive housing as called for under AB2162; and would allow for a tiered height bonus available for qualifying projects. The project would also request a Use Permit to allow expansion of the existing emergency shelter. The development project would include construction of a 24,042 square foot building to accommodate the 60-bed emergency shelter plus 32 supportive housing units; APN: 014-192-12; Canal Industrial/Office (CCI/O) District; Homeward Bound owners/applicant; File No(s).: GPA19-001/ZC19-001/UP19-001. Project Planner: Alicia Giudice 5. Preparation in advance of Annual Meeting of Planning Commission to incl ude: a) distribution of Planning Commission “Rules and Procedures” for review before annual meeting in January 2020; and b) assignment of Planning Commission liaisons for 2020 DRB meetings. Project Planner: Alicia Giudice DIRECTOR’S REPORT COMMISSION COMMUNICATION ADJOURNMENT 2 I. Next Meeting: December 24, 2019. II. I, Anne Derrick, hereby certify that on Friday, December 6, 2019, I posted a notice of the December 10, 2019 Planning Commission meeting on the City of San Rafael Agenda Board. In the Council Chambers of the City of San Rafael, October 15, 2019 Regular Meeting San Rafael Planning Commission Minutes For a complete video of this meeting, go to http://www.cityofsanrafael.org/meetings CALL TO ORDER Present: Barrett Schaefer Shingai Samudzi Mark Lubamersky Sarah Loughran Berenice Davidson Aldo Mercado Jeff Schoppert Absent: None Also Present: Raffi Boloyan, Planning Manager Alicia Giudice, Senior Planner Paul Jensen, CDD Director PLEDGE OF ALLEGIANCE RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES URGENT COMMUNICATION CONSENT CALENDAR 1. Minutes, September 24, 2019 Barrett Schaefer moved and Aldo Mercado seconded to approve Minutes as presented. The vote is as follows: AYES: Barrett Schaefer, Shingai Samudzi, Mark Lubamersky, Sarah Loughran, Berenice Davidson, Aldo Mercado NOES: None ABSTAIN: Jeff Schoppert ABSENT: None PUBLIC HEARING 2. 9000 Northgate Dr (Costco at Northgate Mall) – Pre-Application/Conceptual Design Review for a proposal to demolish the existing multi-story Sears building at the southern portion of Northgate Mall and build a new 146,985 sq. ft. Costco Warehouse Center, including a 141,773 sq ft warehouse, 5,185 sq. ft. attached tire center, along with a detached fueling station. The proposal also calls for 2-3 levels of rooftop parking on top of the proposed Costco warehouse; APN: 175-060-40; General Commercial (GC) Zoning District; Merlone Geier, owner; Michael Okuma, Costco, applicant; File No(s).: PA19-008/CDR19-004.; Downtown Neighborhood. Project Planner: Raffi Boloyan Staff Report This was a Conceptual Item, so there was no vote. The Commission made the following comments: • Confirmed the main Costco retail use and tire center are consistent with the current Master Use Permit, but not as designed (lack of integration with mall, circulation issues, height/bulk/mass); • Expressed lack of support for proposed addition of a fueling station at this site; • Concerned with lack of a plan for rest of the Mall, and how this project could impact that, especially as it relates to addition of housing. Need for a master plan; • Need for data to support the benefits to the community and support claims that Costco will bring shoppers to mall; • Concern with the increased height (Exception findings) which result in bulk and mass coming so close to Northgate Dr.; • Need for better integration of the Costco with rest of Mall ; • Concern with on-site circulation access as noted by staff; • Need project to better respect the design and character of surrounding area; • Project is solely designed for car access and needs to pay attention to pedestrians ; • Ensure that traffic study is comprehensive and extends to greater are than just around mall. DIRECTOR’S REPORT COMMISSION COMMUNICATION ADJOURNMENT ___________________________________ ANNE DERRICK, Administrative Assistant III APPROVED THIS _____DAY OF_______, 2019 _____________________________________ Sarah Loughran, Chair Community Development Department – Planning Division Meeting Date: December 10, 2019 Case Numbers: ED19-025; UP19-011 Project Planner: Steve Stafford – (415) 458-5048 Agenda Item: REPORT TO PLANNING COMMISSION SUBJECT: 815 B St. (Formerly 809 B St and 1212 and 1214 2nd St.) – Follow-up review to determine the most appropriate organization to receive the one-time $25,000 charitable contribution accepted by the City in adopting a Statement of Overriding Considerations previously approving a 41-unit mixed-use building; APNS: 011-256-12, -14, -15 & -32; Second/Third Mixed-Use West (2/3MUW) and Cross-Street Mixed-Use (CSMU) Zoning Districts; Tom Monahan, Applicant; 1200 Second Street Investors. LLC., Owner; Downtown Neighborhood. BACKGROUND On May 10, 2016, the Planning Commission (Commission) conditionally approved a new, 41-unit, mixed-use building at northwest corner of B and 2nd Streets (815 B St; formerly 809 B St. and 1212 and 1214 2nd St.). The Zoning Administrator subsequently approved a time extension on April 25, 2018 and the Commission recently approved a condominium map for the project on May 14, 2019. The environmental review for the project included an Environmental Impact Report (EIR) for the demolition of two Victorian-era structures on the site which were determined to be historic resources. A Statement of Overriding Considerations (Exhibit 2; Planning Commission Resolution No. 16-08) was adopted by the Commission based on the EIR, in which the Commission determined the economic and social benefits of the project outweighed the significant unavoidable impacts due to the loss of the cultural resources. One of these Considerations to support the Override (Consideration #4; Page 17 of Exhibit 2) encapsulates the property owner’s voluntary pledge of a one-time $25,000 charitable contribution, which is subject to final review and approval by the Commission prior to issuance of the building permits for the project. Building permits have been issued for the demotion, grading, shoring, utilities and foundation work on the site. The building permit for the building itself has not been approved. ANALYSIS Consideration #4 of Planning Commission Resolution No. 16-08, adopting a Statement of Overriding Consideration and approving the Mitigation Monitoring Program for the project, states: 4. Charitable Contributions The project would provide a one-time charitable contribution of $25,000 to the San Rafael Fire Department, the Marin History Museum, or any group the City determines to be appropriate to help offset the loss of the two cultural resources. The most appropriate organization to receive the one-time $25,000 charitable contribution shall be subject to final review and approval by the Planning Commission prior to issuance of grading or building permits for the project, with a preference to historic preservation. Payment shall be made to the selected organization prior to issuance of grading or building permits for the project. 2 The property owner has previously expressed preference that the one-time charitable contribution should be designated to the San Rafael Fire Department (SRFD). And the property owner continues to express that the beneficiary of the voluntary contribution be SRFD (Exhibit 3). Planning staff believes the most appropriate recipient for the charitable contribution would be an organization with focus on historic preservation, since the Override was specific to the demolition of the two historic resources. During the May 2016 Commission hearing approving the project, two non-profit organizations focused on historic preservation - the Marin History Museum and San Rafael Heritage – both expressed interest in receiving the charitable contribution. The Marin History Museum continues to welcome the one-time charitable contribution and has submitted a letter (Exhibit 4) in support of their efforts Staff has not received up-to-date comments from San Rafael Heritage on the charitable contribution. Staff has noticed this hearing in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the project site, the appropriate neighborhood groups (Federation of San Rafael Neighborhoods, Downtown BID and Gerstle Park Neighborhood Association), and all other interested parties (Marin History Museum and San Rafael Heritage), a minimum of 15 calendar days prior to the hearing. CONCLUSION Planning staff believes nexus exists between the removal of historic resources from the project site and the most appropriate beneficiary to receive the one-time charitable contribution to be an organization whose focus is historic preservation. Marin History Museum is actively interested in receiving this gift. San Rafael Heritage expressed prior interest also in receiving the charitable contribution, though staff believes both non-profit organizations are distinct in their approach to historic preservation. Marin History Museum has amassed a considerable collection of historical items central to exhibitions and educational programs for both the public and historians. While San Rafael Heritage is more of an advocacy group supporting greater historic preservation in San Rafael. The SRFD has indicated a desire to preserve many artifacts from the old Downtown fire station (#51) for an exhibit at the new Downtown Public Safety building, which is currently unfunded. In that regard, the SRFD concurs that the best use of the charitable contribution would be for historic preservation. While staff has no preference to whom should receive the one-time charitable contribution, staff believes it should be earmarked for historic preservation EXHIBITS 1. Vicinity Map 2. Planning Commission Resolution No. 16-08 3. Letter from Property Owner dated November 13, 2019 4. Letter from Marin History Museum dated December 3, 2019 cc: 1200 Second Street Investors, LLC – Attn: Tom Monahan; 1101 Fifth Ave., Suite 300; San Rafael, CA 94901 Community Development Department – Planning Division Meeting Date: December 10, 2019 Agenda Item: 4 Case Numbers: GPA19-001/ZC19-001/UP19-014 Project Planner: Ali Giudice/ 415-485-3095 Jayni Allsep REPORT TO PLANNING COMMISSION SUBJECT: 190 Mill Street (Homeward Bound) – Study Session for a request for General Plan Amendment, Zoning Amendment, and Use Permit. The proposed amendments would: a)extend the existing high density residential general plan land use (HDR) and zoning district (HR1) boundary to include this site; b)would establish a “by-right” process for 100% affordable supportive housing as called for under AB2162; and c)would allow for a tiered height bonus available for qualifying projects. The project would also request a Use Permit to allow expansion of the existing emergency shelter. The development project would include construction of a 24,042 square foot building to accommodate the 60-bed emergency shelter plus 32 supportive housing units; APN: 014-192-12; Canal Core Industrial/Office (CCI/O) District; Homeward Bound owners/applicant; File No(s).: GPA19-001/ZC19-001/UP19-001 STUDY SESSION PURPOSE AND FORMAT The Study Session is intended to provide an opportunity for early Planning Commission feedback on land use and policy questions and overall merits of the project and allows early opportunity for public input. This Study Session is not intended to result in any decisions regarding the project merits or official action on the project, but rather would allow the Commission to provide preliminary feedback on the project scope and size and other land use matters. Staff is seeking Planning Commission input on the following: 1. Consistency of the applicant’s requested amendments to the land use map and zoning district map would not conflict with Policy NH-49 2. Consistency of the applicant’s requested amendments to the General Plan Land Use Map and General Plan Policies, and requested changes to the Zoning Ordinance (text and map) with General Plan Policies related to overconcentration of emergency shelters and or supportive housing. 3. Consistency of the applicant’s requested height bonus and City-initiated Amendments to Height Bonus allowances in Exhibit 10 (General Plan Amendment to modify General Plan Policies LU-13 and Exhibit 10, H-17b and NH-48 and NH116) with General Plan that support height bonus for affordable housing elsewhere in the City. 4. The project’s consistency with adopted, published Objective standards: 5. Consistency of the City-initiated by-right zoning process for 100% affordable housing projects with General Plan Policies that support more efficient streamlined review for affordable housing projects within the City 6. Other Comments Staff recommends the Planning Commission conduct the review in the following manner: • Staff presentation • Applicant presentation • Receive public comments REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 2 • Planning Commission discussion and feedback on the topics listed above and specific questions identified in the Discussion section below. The study session is not an official public hearing since no official action is being taken. However, he City is committed to providing opportunities for community engagement during all phases of a development review process. As such, public comment is encouraged prior to discussion by the Commission. PROPERTY FACTS – Homeward Bound Project Address/Location: 190 Mill Parcel Number(s): 014-192-12 Property Size: 13,500 Square Feet Neighborhood: Canal Neighborhood Site Characteristics General Plan Designation Zoning Designation Existing Land-Use Project Site: Light Industrial/Office (LI/O) CCI/O Emergency Shelter (55 beds) North: High Density Residential (HDR) HR-1 Multi-Family Residential South: Light Industrial/Office (LI/O) CCI/O Auto Repair East: GC, Public/Quasi-Public (P/QP) CCI/O Auto Repair/Storage West: Marine Related M-C Auto Repair Site Description/Setting: The property is a 13,500 square foot parcel located at 190 Mill Street, on the corner of Mill Street and Harbor Street. The site was developed in the early 1960s with the existing 4,792 square foot single-story building and associated parking lot containing 12 spaces. The site has operated as an emergency shelter since 1986 and is currently being used as a 55-bed emergency shelter operated by Homeward Bound. There are several outbuildings located along the north east corner of the property. The property has a General Plan land use designation of LI/O and a zoning classification of CCI/O, both of which are Industrial land use classifications. Emergency shelters are allowed within this designation with a Use Permit (see Background section for Use Permit discussion). REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 3 Uses surrounding the property are mostly auto repair shops, automobile storage and some marine related uses. However, to the north of the property at 575 Canal Street is an existing 12- unit multi-family residential building with covered parking located on the first level. From the corner of Harbor and Canal going east, developed properties consist of predominately multi- family residential uses. BACKGROUND Use of the Site The project site was developed in the 1960s as an office building and originally was used as a physical therapist office. In 1986, a use permit was issued to allow the site to be used as an emergency shelter managed by Marin Housing Center. This site has been used for such use since that time and is now managed by Homeward Bound, the current property owners. Homelessness Homelessness is an increasingly urgent regional, state, and national crisis. California in particular has been significantly impacted by this issue. Despite being home to just 12% of the country’s population, California has over 25% of the nation’s homeless population. Of the close to 150,000 people who now find themselves without housing in California, only 1/3 have access to emergency shelter, which means the other 2/3 reside on the streets, in cars/RVs, and in other places not meant for human habitation. In 2003, the Department of Housing and Urban Development (HUD) began requiring Point-In Time (PIT) counts in order for local agencies to receive federal funding to support programs related to homelessness. A PIT is a one-time census of people living sleeping on the street, in vehicles, in encampments, and in emergency shelters and transitional housing programs. From 2017 to 2019, 80% of communities in California saw increases in homelessness. Fortunately, Marin was not one of them. Over the last several years, there has been a dramatic transformation of the local system of care. A new framework called Coordinated Entry, established by HUD, has been prioritizing the most vulnerable, high-impact, chronically homeless people for permanent supportive housing while also right-sizing housing interventions more generally (e.g. if someone is homeless but working, they might simply need security deposit assistance). From 2017 to 2019, Marin County had a 7% overall decrease in homelessness, a 28% decrease in chronic homelessness, and San Rafael had a 30% reduction in unsheltered homelessness (source:https://www.marinhhs.org/point-time-count-marin). Marin’s Coordinated Entry system has put a strong focus on chronic homelessness, which is defined as long-term homelessness accompanied by some type of disabling condition. According to the County of Marin’s Health and Human Services Department, the average chronically homeless person costs the community $65,000 per year in the form of criminal justice interventions, emergency rooms, inpatient hospitalization, etc. By comparison, it can be more than 50% cheaper to provide subsidized housing with 575 Canal Street REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 4 wraparound supportive services. Visit the following City of San Rafael website https://www.cityofsanrafael.org/departments/homelessness/ for more information on homelessness. Homeward Bound Homeward Bound of Marin operates emergency shelters and supportive housing for families and adults throughout the County. The Mill Street property is Marin County’s only year-round emergency shelter for adults. The facility maintains dormitory-style rooms providing beds for both men and women. The facility serves nightly meals and provides support for homeless adults. As discussed in the Project Description section, Homeward Bound proposes to expand the services available at the Mill Street property to include housing with the wraparound support services that are often needed to supportive the homeless community. Recent Legislation Supporting the Production of Affordable Housing In 2017, the State adopted a number of State Bills related to housing and housing production and in some cases obligating municipalities to establish streamlined “by right” processes for review of qualifying affordable housing projects. Two relevant Bills are discussed below: Assembly Bill 2162 (AB2162) AB2162, adopted in 2018, amended Government Code Section 65583 and added Code Section 65650 to require local agencies establish a streamlined process for the approval of qualifying supportive housing projects within multi-family or mixed use zoning districts. The process is intended to remove the discretionary process and remove the requirement for CEQA review. A qualifying project includes the following: • Affordability. All of the proposed residential units must be dedicated as affordable for a period of at least 55 years. At least 25% of the total number of units, or 12 units (whichever is greater) must be restricted for residents of supportive housing; • Supportive Services must be provided on sites. For projects with more than 20 units at least 3% of the non-residential floor area must be dedicated to supportive services. Projects that meet the above criteria must be evaluated through a by-right process where only objective standards are applied. These objective standards must be from a list of standards that have already been adopted by the City at the time of project application. The City is currently working with a consultant to prepare a list of objective standards that could be used to evaluate all projects that qualify for by-right ministerial review. Staff presented a first draft at these standards earlier this year and received feedback from both the Design Review Board and the Planning Commission with direction that more work was needed to focus the standards. As such the City does not have a consolidated list of objective standards to use at this time. However, the City can use standards that are part of a larger published and available list of objective and subjective standards so long as the project is measured against only those standards that are objective. Current objective standards that may be used by the City include: • Zoning Development Standards; • Objective Performance Standards contained in the Zoning Ordinance; • Objective Design Standards contained in the San Rafael Design Guidelines for Residential Projects; and • Objective Design Standards that are part of the General Plan 2020 A more in-depth discussion of existing objective standards are discussed in the Analysis section below. REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 5 Senate Bill 2 (SB2) On March 28, 2019, California Housing and Community Development Department (HCD) launched the SB 2 Planning Grants Program (PGP). A Notice of Funding Availability (NOFA) was released for approximately $123 million, the statewide revenue earmarked for local government grants. The purpose of the Planning Grants Program is to provide financial and technical assistance to local governments to update planning documents to: • Accelerate housing production; • Streamline the approval of housing development; • Facilitate housing affordability; • Promote the development of housing; and • Ensure geographic equity in the distribution and expenditure of allocated funds Under this grant program, local governments are provided an eligibility allowance based on community population. The City of San Rafael falls within the “medium localities” category (defined as a locality with a population between 60,000 and 200,000), which is eligible for up to $310,000 in grant funding. On October 30th, 2019, The City was successfully awarded all $310,000 in grant funding for the following projects to facilitate future housing development: 1. Countywide Inclusionary Zoning Study and Housing Mitigation and Commercial Linkage Fees grant project; 2. SB35 Objective Design and Development Standards toolbox and manual; 3. By-Right Affordable Housing Overlay Zone; 4. Online Permit Guide; 5. Web-Based Permit Management System. As part of the By-Right Affordable Housing Overlay Zone project, the City will use SB2 funds to develop a ‘by-right’ zoning process and overlay zone for the review and approval of affordable housing development projects located within the HR-1 (High Density Residential) Zoning District. The intent is to streamline the review of such projects, which will significantly reduce soft costs and the process timing for developers/applicants. As part of this project, the City will work with Homeward Bound of Marin on the 190 Mill Street development, using this development as a pilot for the affordable “by-right” processing. City Response to Housing Crisis In the past two years the City Council has received two reports that discuss the State-mandated legislation and identify the City’s commitment to encourage housing production. These reports entitled, Housing Topics and Issues (August 2018) and Challenges to Housing Development (September 2019) outline the challenges with production of housing and commit finding ways to streamline the review process for affordable housing projects. With support from the City Council, the City has implemented some of the action items identified in the reports. Staff continues to work on finding ways to streamline the review process for all housing types. Some examples include: • Pre-application meetings: In the past year the city began offering cross departmental coordinated preapplication review meetings that allows applicants to receive early guidance on project proposals in order to improve chances of successful submittal of formal applications. • Study Sessions- Study Sessions on individual projects are conducted by the Planning Commission provide an opportunity for early Planning Commission feedback on land use and policy questions and REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 6 overall merits of the project and allows early opportunity for public input. This early input allows the applicant to address issues as they prepare the formal review of the project. • Funding -Seek funding opportunities that support process improvement and streamlined review programs (see SB2 discussion above). PROJECT DESCRIPTION Applicant Requested Amendments and Proposed Development Project: The applicant’s project includes the following elements • General Plan Amendment to modify the existing LI/O land use designation of the site and extend the high-density residential (HDR) land use designation of the adjacent site such that it would encompass this entire 190 Mill Street property. • A Zoning Map Amendment to modify the existing CCI/O zoning classification of the site and extend the existing high-density residential zoning (HR1) of the adjacent site such that it would encompass this entire 190 Mill Street property; • Use Permit to allow expansion of the existing emergency shelter to allow up to 60 beds • Separately-as a by-right project under AB2162, the project would include development of a 32-unit supportive housing project Development Project With approval of the requested amendments, the applicant would seek approval of a by-right development proposal. The proposed project would include demolition of the existing single-story 4,792 square foot emergency shelter building and construction new building (three floors over a podium-style parking structure) that would include the following: • Ground floor podium parking accommodated 18 parking spaces for use by Homeward Bound staff, visiting service providers, and guests. Residents will not have cars; • A new 60-bed emergency shelter to replace the existing shelter would be located on the second floor above the ground-floor concrete podium parking structure; • The third and fourth floors would contain a total of 32 single-room occupancy units which would be dedicated as low-income supportive housing, with shared common areas including lounge, communal kitchen, terraces, and bathroom facilities; • New irrigated landscaping, hardscape, and fencing on the property; • The ground floor parking structure would have 18 parking spaces. The applicant is requesting by-right review for this development. The following contains more details about the development project: Site Plan: The proposed building is a rectangular shape 76.66-foot x 114.66-foot building with a total building footprint of 8,789 square feet. The building would comply with the minimum required setbacks that apply to the proposed HR1 zoning district. Access to the building would be from Harbor Street at the street level as well as at the second floor. Both access points would enter into a lobby with access to an elevator. Driveway access to the covered parking would be from Mill Street. There are 18 vehicle parking spaces proposed and 20 bicycle parking racks within the garage. Garbage and recycling facilities are also located within the garage. The applicant has submitted a landscape plan prepared by a licensed Landscape Architect. Perimeter landscaping is proposed on all sides of the lot. Three bioretention areas are proposed along Harbor Street. The applicant will need to comply with Marin Municipal Water District water conservation requirements. New fencing is proposed along the northern and eastern property line. Along REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 7 the north property line adjacent to existing residential, the applicant proposes a new 6-foot high wood fence. Along the east property line adjacent to the auto storage lot the applicant proposes a 6-foot high steel fence. Architecture: The proposed building is a 4-story building with a maximum building height of 45.75 feet. The first level is dedicated entirely to parking, the second story would be used for emergency shelter beds and the 3rd and 4th floors would be for the supportive housing units. The building materials include a tan concrete base, the second level would be treated with a lighter tan color shingle and the third and fourth floor would be a horizontal fiber cement boards painted a light beige/white. Two tower-like features at the entry would also be painted a lighter tan color. The roof would be a beige color metal roof. City Sponsored General Plan and Zoning Amendments In concert with the above project, the City of San Rafael is proposing amendments to text and exhibits contained in the City’s General Plan, as well as amendments to the City of San Rafael Municipal Code (Zoning Ordinance) that would allow a 24-foot height bonus for 100% affordable housing projects located in the Lincoln Avenue and Canal Neighborhoods and that are zoned HR1. The proposed amendments would also allow a 12-foot height bonus with a use permit, for residential projects located in the Lincoln Avenue and Canal Neighborhoods that provide less than 100% affordable housing. A summary of all the general plan and zoning amendments is provided below: 1. General Plan Exhibit 10 would be amended to include two lines for height bonus on Lincoln Avenue and within the Canal Neighborhood as follows: • 12-foot height bonus for projects with less than 100% affordable housing with a use permit. This height bonus is already available for properties along Lincoln Avenue. The amendment would include properties in the Canal that are zoned HR1 • 24-foot height bonus for projects with 100% affordable housing --- no discretionary review REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 8 2. General Plan Policies NH-116 and NH 48 (See Exhibit 3) The Neighborhood Element of the General Plan would be emended to include the neighborhood specific Height bonuses that would be allowed through the GP Exhibit 10 modifications. • General Plan Policy NH-116 would be amended as follows: o A 24-foot height bonus for 100% affordable housing projects within the HR1 Zoning District through a by-right process – No discretionary review. o A 12-foot height bonus with use permit, for residential projects that provide less than 100% affordable housing. • General Plan Policy NH-48a would be amended to add specific language to allow o A 24-foot height bonus for 100% affordable housing projects within the HR1 Zoning District (but not within -C overlay) through a by-right process – No discretionary review. o A 12-foot height bonus with use permit, for residential projects that provide less than 100% affordable housing. 3. Amend the Zoning Code Tables to add supportive/transitional Housing within the medium density, high density and mixed used districts. (see Exhibit 3) 4. Amend Zoning Code to add Height Bonus Provisions Amendments to Section 14.16.190 would be made to codify the General Plan Amendments mentioned above. These changes would echo the 12-foot height bonus allowed for affordable housing projects with less than 100% affordable housing and would allow a 24-foot height bonus for projects with 100% affordable housing for projects that are located in the areas of the Canal Neighborhood and within the Lincoln Avenue corridor mentioned above. (See Exhibit 3) 6. Add Section 14.16.315 – Supportive Transitional Housing Section 14.16.315 – Supportive/Transitional Housing Would be a new section added to the Zoning code to include provision of Supportive Transitional Housing. This section would establish that a such housing would be a use by right in Multi-family and mixed use districts so long as certain requirements are met. See Exhibit 3 for more details. ANALYSIS San Rafael General Plan 2020 Consistency: There are numerous General Plan policies applicable to this project. Consistency with a General Plan is determined by reviewing the project proposal and weighing the goals and polices of all elements of the San Rafael General Plan 2020 in relation to the project. A table outlining the applicable General Plan policies will be provided as part of the formal review of the project. The Planning Commission is being asked to provide feedback on certain General Plan Policies as outlined below. A more detailed analysis will be provided at a future date when the project is brought back for a formal recommendation. Overall, the project would be consistent with most of the applicable San Rafael General Plan 2020 policies as follows: Amendments to General Plan Land Use and Zoning Map Homeward Bound proposes a General Plan Land Use Map Amendment and a Zoning Map amendment that would modify the existing High-Density Residential land use and zoning district boundaries of the adjacent site to include this project site at 190 Mill. The request would allow the site to be developed with a combination emergency shelter (up to 66 emergency beds) and permanent supportive housing (32 single REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 9 room occupancy units). Typically, when reviewing request for General Plan and Zoning Map amendments we are supportive of amendments that involve a modification to the land use boundary line of an adjacent parcel. This helps avoid Land Use changes that could be classified as spot zoning. Spot zoning is the process of reclassification of a single parcel a use classification totally different from that of the surrounding lot to the detriment of other lots/owners. In this case, The applicant is requesting the land use and zoning classification of the adjacent and nearby parcels which allow high density residential development. The request amendments would allow development of the project mentioned above. This request is consistent with the following General Plan Polices: H-9. Special Needs. This policy supports the added affordable housing in the very-low and low income categories including housing that supports the homeless population. H-9d. Housing for Extremely Low Income Households. This policy supports funding opportunities that support the development of housing affordable to extremely low-income households including funding for projects that will facilitate the construction of multifamily and supportive housing. H-10. Innovative Housing Approaches and H-10c. Single Room Occupancy (SRO) Units. These policies support opportunities for innovative housing approaches the increase the availability of low- and moderate- income housing and promote construction of SRO apartments by eliminated them from density limits reduction in parking standards and encourage linkages to social services for this type of housing. H-12. Residential Care Facilities and Emergency Shelters. Encourage a dispersion of residential care facilities and emergency shelters, and avoid an over concentration of residential care facilities and shelters for the homeless in any given area, This policy also recognize the value of eliminating governmental constraints in the operation or construction of transitional, supportive, and emergency housing consistent with State law. G-2. Variety of Housing. This policy supports the creation and retention of a wide variety of housing types serving people of all economic levels. G-3. Housing Agencies, G-18. Support for Special Needs Groups, and G-18a. Collaboration with Local Agencies. These policies encourage collaboration and support of housing agencies, non-profits and other organizations that provide shelter, housing, and related services to very low-, low-, and moderate-income households as well as emergency shelter and supportive housing for the homeless and those with special needs. G-18c. Zoning Allowance. Encourages zoning allowance for group homes, transitional housing and treatment facilities. It recognizes the use of SB2 as a method for supporting programs in support of transitional and supportive housing projects. Overall the above policies support the development of very low-income housing, supportive housing, and innovative approaches to providing housing for all income levels within the city. There are two General Plan Policies that Staff and the applicant is seeking input on as follows: • NH-49. Conflicting Uses. Prevent the encroachment of new residential development into the Light Industrial/Office District to minimize conflicts. Businesses locating adjacent to residential areas shall be designed to minimize nuisance impacts. REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 10 The property at 190 Mill is currently zoned Core Canal Industrial/Office (CCI/O). The requested General Plan Land Use Map and Zoning Map amendment would change the land use and zoning classification from to a High Density Residential (HR1) district. This policy has existing in some form since the 1960s. However, project site has been used as an Emergency Shelter since 1986 and was a physical therapist office prior to that. Emergency shelters are considered a form of housing. Thus, shifting the High-density residential land use classification of the adjoining lot adding supportive housing to the mix of uses on this site would be consistent with the use of the site and the use of the adjoining residential properties. In addition, because site has not been used for industrial type uses since at least the 1960s, the requested amendments would not result in encroachments into or reduction of actively used industrial sites. • H-12. Residential Care Facilities and Emergency Shelters. Encourage a dispersion of residential care facilities and emergency shelters, and avoid an over concentration of residential care facilities and shelters for the homeless in any given area consistent with state and federal laws. Allow emergency shelter beds in appropriate zoning districts in order to accommodate San Rafael’s unsheltered homeless population. Recognize transitional and supportive housing units as residential units, and eliminate governmental constraints to the operation or construction of transitional, supportive, and emergency housing consistent with State law. Support the implementation of the San Rafael Homeless Action Plan. According to Homeward Bounds Website, Mill Street Center located at 190 Mill Street is Marin County’s only year-round emergency shelter for adults. The applicant is seeking a use permit to expand the 55-bed emergency shelter to allow up to 60 beds. In addition, the applicant proposes construction of 32 single room occupancy units for permanent supportive housing. Permanent supportive housing is a permitted by-right use within multi-family residential projects but is not within the CCI/O zoning district. In accordance with Assembly Bill 2162, supportive housing must be allowed within multi-family zoning districts through a by right process without discretionary review. Adjusting the High-density residential boundary to encompass the project site would allow the existing facility to provide both emergency shelter and supportive housing for the homeless within one facility. Staff is seeking Planning Commission concurrence that the requested amendments to the General Plan Land Use Map and General Plan Policies, and requested changes to the Zoning Ordinance (text and map) would be consistent with NH-49 and H-12 because the project site is currently being used as an emergency shelter rather than industrial uses and expanding the number of emergency shelter beds would not result in an overconcentration of emergency shelters and or supportive housing. Requested Height Bonus The applicant is seeking a 12-foot height bonus for this project as a concession for providing a 100% affordable housing project. The following General Plan Policies support the issuance of 12-foot height bonus for residential projects that provide some level of affordability (see Exhibit 3). • LU-13. Height Bonuses. A height bonus may be granted with a use permit for a development that provides one or more of the amenities listed in Exhibit 10, provided the building’s design is consistent with Community Design policies and design guidelines. No more than one height bonus may be granted for a project. • H-17b. Height Bonuses. Continue to offer height bonuses for projects that include affordable housing units as provided in Exhibit 10 of the Land Use Element. Provide early design review to assist with potential design issues. Height increases may be granted with a use permit. Evaluate utilizing height bonuses as a tool to incentivize lot consolidation. REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 11 While the project site is not included in Exhibit 10, this exhibit does specify affordable housing as an amenity for allowing a height bonus in certain districts. In accordance with AB2162 supportive housing projects may request concessions including concessions for height without triggering a discretionary process. For this reason staff is supporting the requested 12-foot height bonus as it is consistent with the city’s allowances for additional height for 100% affordable housing projects. Staff is seeking Planning Commission concurrence on this topic. Although, not proposed by the applicant at this time, the City is partnering with Homeward Bound to include amendments to the General Plan and Zoning Ordinance that would allow a 24-foot height bonus for 100% affordable residential projects located within the HR1 district in certain areas of San Rafael (see also General Plan Policies in support of by-right zoning section below). This amendment demonstrates the City’s ongoing commitment to streamlining review of affordable housing projects in hopes of boost ing production of housing for all income levels. Earlier this year, the City applied for state funded grants to fund the creation of programs that would contribute toward our streamlining efforts (See SB2 discussion above). This funding is a non-competitive grant intended “to help cities and counties prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production.” The grant request required an application that included a signed resolution from the City Council attesting to their commitment to use the requested funding for projects that support streamlined review of affordable housing projects, which as presented to the City Council included a “by right” process for affordable housing projects. On October 30, 2019, the City received notification that our request for funding was approved. This funding will be used for 5 City-sponsored programs including the City’s proposal to establish a streamlined “by right” process that would allow the 24-foot height bonus for residential projects that designate 100% of the project’s units as affordable units. This height bonus would be available as part of a pilot program within certain sites that also have a Land Use classification of HDR and a zoning designation of HR1 (including the site at 190 Mill Street). This height bonus would require a General Plan Amendment to modify General Plan Policies LU - 13 and Exhibit 10, H-17b and NH-48 and NH116 (see Exhibit 3). With these amendments to the General Plan the requested height bonus would be consistent with the General Plan. Assembly Bill 2162 (AB2162) and Objective Standards AB2162 adopted in 2018, requires local agencies to consider supportive housing projects through a ministerial “by right” process without discretionary review. Jurisdictions may apply objective standards when considering these types of projects if those standards are adopted at time of application. The proposed project includes a 32-unit supportive housing/60-bed emergency shelter. To date the city has not adopted objective design standards, however, the applicant has been deemed to comply with the following : Objective Development Standards (Zoning Ordinance Consistency): The following Zoning Ordinance Development Standards apply to the project. The applicant has demonstrated compliance with the standards listed below as shown on proposed project plans (Exhibit 6): • Setbacks – o Front - 10 (average of lot on block) o Side - 5 feet o Street Side - 10 feet o Rear -10 feet • Height max -36 feet with concessions that allow up to 48 feet; • Minimum usable outdoor area or common indoor areas (100 square feet per unit); • 50% of front and side yard shall be landscaped • Parking -non required per AB2162 except for employee parking;18 parking spaces have been provided for employee parking; REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 12 • Glossy finishes and reflective glass such as glazed or mirrored surfaces are discouraged, and prohibited. • Equipment placed on the rooftop of a building or in an exterior yard area shall be screened from public view. • Satellite dishes shall comply with the following: o Only one satellite dish is permitted on a lot. o Location in any required yard adjacent to a street is prohibited o The satellite dish shall meet the setback and height requirements for accessory structures, except that any satellite dish which is higher than eight feet (8′) shall meet the setback requirements for the district. o The satellite dish shall be screened from view from a public or private street. San Rafael Design Guidelines for Residential Projects The San Rafael Design Guidelines contain a number of criteria that are used to evaluate projects within the city. The guidelines are discretionary (subjective) and are intended to assist projects in achieving high quality design. The following objective standards have been taken/adapted from the San Rafael Design Guidelines: • Design techniques should break up the volume of larger building into smaller units; • Incorporate transitional elements, such as stepped facades, roof decks and architectural details; • Entrances shall be oriented toward the street rather than to the interior of the lot or parking lot; • Windows should overlook the street, parking and public areas to permit surveillance and increased safety; • Driveway cuts and widths should be minimized; • Ground level parking should be recessed or place to the rear of building; • Design for vehicle maneuverability within the parking areas; vehicles should not back out from parking areas onto street; • Use alternative pavement materials such as turf block, stamped concrete or pavers for driveways; • Light sources shall be shielded to prevent glare. Objective General Plan Policies The following General Plan design related policies apply to the project. While a some of these policies are not considered objective, a consistency finding can be made that when combined with the objective development standards related to a)minimum landscaping requirements; b)minimum requirement for recreation areas in multi-family housing; and c)lighting requirements, contained in the zoning ordinance, the proposed project, including map and text amendments and the proposed development project can be deemed consistent with the following General Plan Policies: • CD-12. Industrial Areas. Recognize the economic importance of industrial areas to the community. Require building and landscape improvements to create a visually comfortable and welcome appearance of the streetscape along roadways in industrial areas adjacent to residential neighborhoods; • CD-18. Landscaping. Recognize the unique contribution provided by landscaping, and make it a significant component of all site design; • CD-19. Lighting. Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare; • CD-14. Recreational Areas. In multifamily development, require private outdoor areas and on-site common spaces for low and medium densities. In high density and mixed-use development, private REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 13 and/or common outdoor spaces are encouraged. Common spaces may include recreation facilities, gathering spaces, and site amenities such as picnicking and play areas. General Plan Policies in support of by-right zoning The project includes a City-initiate General Plan Amendment that creates a by-right process for projects that commit 100% of the units as affordable. This city-initiated amendment is 1 of 5 programs that received SB2 funding late 2019. This SB2 funding is intended to be used for programs that streamline development review process for housing production. The City-initiated amendments are consistent with the following General plan policies because it would create a more efficient streamlined review for affordable housing projects commit 100% of the units as affordable, at the project would allow expansion of a much needed housing and support service within the City: H-17d. Efficient Project Review. San Rafael has fully implemented the provisions of the Permit Streamlining Act (AB 884), continue to inform developers of density bonus incentives for affordable housing, and consistent with State requirements, any modified development standards as part of a density utilizes allowable California Environmental Quality Act (CEQA) exemptions for qualified urban infill and other residential projects where site characteristics and an absence of potentially significant environmental impacts allow. EV-2. Seek, Retain, and Promote Businesses that Enhance San Rafael. Recruit and retain businesses that contribute to our economic vitality, thus helping to provide needed local goods, services and employment, and enhance the City’s physical environment. EV-4. Local Economic and Community Impacts. In addition to review of environmental, traffic and community design impacts, take the following into account when major projects, policies and land use decisions are under review: • Fiscal impacts on the City’s ability to provide and maintain infrastructure and services. • Impacts on the community such as the provision of jobs which match the local workforce, commute reduction proposals, and affordable housing. • Additional or unique economic, fiscal and job-related impacts. • Fiscal and community impacts of not approving a project, plan or policy. Community Engagement The project is includes Amendment to the General Plan Land Use Map and Zoning Districts Map for an area located within the Canal. The Canal neighborhood has a high percentage of Spanish speaking community members. The City is committed to providing adequate outreach to encourage participation by all members of the community in the development review process. The following General Plan policies speak to this commitment: CD-15. Participation in Project Review. Provide for public involvement in the review of new development, renovations, and public projects with the following: • Design guidelines and other information relevant to the project as described in the Community Design Element that would be used by residents, designers, project developers, City staff, and City decision makers; • Distribution of the procedures of the development process that include the following: submittal information, timelines for public review, and public notice requirements; • Standardized thresholds that state when design review of projects is required (e.g. residential conversions, second-story additions); and • Effective public participation in the review process. REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 14 G-6. Broad-Based Involvement. Establish methods to encourage broad-based, meaningful community involvement. Encourage residents who historically have not been involved in political processes to become engaged in government, consistent with the Community Engagement Action Plan. To encourage participation from non-English speaking community members, the City has provided the following outreach: • Provided notification of the proposed project to Canal Community Alliance Representatives; • Public notices advise of the availability of interpretation service if sufficient notice is provide to the City; • Posted on-site signage in English and Spanish; • Included information about this project in English and Spanish, on the City’s Major Projects website. Zoning Ordinance Consistency: The project would be generally consistent with all applicable regulations of the Zoning Ordinance for the HR1 Zoning District. This includes the requested height bonus if the City-initiated amendments are adopted by the City Council. A more detailed Zoning Consistency discussion will be provided as part of the formal review for the project. CALIFORNIA ENVIORONMENTAL QUALITY ACT As a Study Session review, no environmental review is required. The project is currently undergoing environmental review, prepared by an outside consultant, which provides evaluation of the project pursuant to the California Environmental Quality Act (CEQA). A Notice of Availability/Intent will be published once this document is ready for public review. The CEQA document will be available for public review prior to a formal review by the Planning Commission. PUBLIC NOTICE/ CORRESPONDENCE Notice for this Study Session was by the Planning Commission, was conducted in accordance noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Meeting was mailed 15 days in advance of the meetings to all property owners, residents, businesses and occupants within a 300- foot radius of the project site and to representatives of the Canal Community Alliance and to the Federation of San Rafael Neighborhoods. The project includes Amendment to the General Plan Land Use Map and Zoning Districts Map for an area located within the Canal Neighborhood. The Canal Neighborhood has a high percentage of Spanish speaking community members. The City is committed to providing adequate outreach to encourage participation by all members of the community in the development review process. To encourage participation from non-English speaking community members, the City has provided the following outreach: • Provided notification of the proposed project to Canal Community Alliance Representatives; • Public notices advise of the availability of interpretation service if sufficient notice is provide to the City; • Posted on-site signage in English and Spanish; • Included information about this project in English and Spanish, on the City’s Major Proj ects website. No Comments have been received to date. REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 15 CONCLUSION Study Session Review is part of the City’s ongoing commitment to find ways for early feedback in hopes of streamlining the project review process. This concept has been used for the past couple of years and has been effective in providing guidance to the applicant as they prepare for a formal review. Staff continues to encourage applicants to bring projects before the Commission for their review so that they may provide comments which may also have land use policy implications. The project presented in this report is a coordinated effort by the City and the applicants to establish a streamlined approach for affordable supportive housing and to apply that streamlined process to the applicant sponsored project. In general, staff is looking for Planning Commission concurrence that both the applicant-sponsored and City-initiated General Plan and Zoning amendments are consistent with the General Plan. In addition, staff is seeking comments and concurrence regarding the development project’s consistency with existing objective standards and consistency with the proposed amendments. Staff believes that adopted General Plan 2020 policies noted in this staff report, support the development of very low-income housing, supportive housing, and innovative approaches to providing housing for all income levels within the city. Staff is seeking Planning Commission concurrence on the following: 1. That that the applicants requested amendments to the land use map and zoning district map would not conflict with Policy NH-49 because the project site has been used as an Emergency Shelter since 1986 and was a physical therapist office prior to that. Emergency shelters are considered a form of housing. Thus, adding supportive housing to the mix of uses on this site would be consistent with the use of the site. In addition, because site has not been used for industrial type uses since at least the 1960s, the requested amendments would not result in encroachments into or reduction of actively used industrial sites. The requested General Plan Land Use Map and Zoning Map amendments would apply the adjacent high density residential classification to the project site. 2. That the requested amendments to the General Plan Land Use Map and General Plan Policies, and requested changes to the Zoning Ordinance (text and map) would not result in an overconcentration of emergency shelters and or supportive housing because 190 Mill Street is currently Marin County’s only year-round emergency shelter for adults. The applicant is seeking a use permit to expand the 55- bed emergency shelter to allow up to 60 beds and to add 32 single room occupancy units for permanent supportive housing. Permanent supportive housing is a permitted by-right use within multi- family residential projects. In accordance with Assembly Bill 2162, supportive housing must be allowed within multi-family zoning districts through a by right process without discretionary review. 3. That the requested height bonus and City-initiated Amendments to Height Bonus allowances in Exhibit 10 are generally consistent with General Plan policies that support height bonuses for affordable housing projects because the General Plan currently supports a height bonus for affordable housing elsewhere in the City. In addition, the City’s proposal to establish a streamlined “by right” process would allow the 24-foot height bonus for residential projects that designate 100% of the project’s units as affordable units. This height bonus would be available as part of a pilot program within certain sites that also have a Land Use classification of HDR and a zoning designation of HR1 (including the site at 190 Mill Street). This height bonus would require a General Plan Amendment to modify General Plan Policies LU-13 and Exhibit 10, H-17b and NH-48 and NH116 (see Exhibit 3). With these amendments to the General Plan the requested height bonus would be consistent with the General Plan. 4. That the project has adequately demonstrated compliance with the following existing published Objective standards: REPORT TO PLANNING COMMISSION - Case No’s: GPA19-001/ZC19-001/UP10-014 Homeward Bound 190 Mill Street December 10, 2019 - Page 16 • Objective Development Standards (Zoning Ordinance Consistency) • Objective Standards contained in the San Rafael Design Guidelines • Objective General Plan Policies 5. That project is consistent with General Plan Policies that support adoption of a by-right zoning process for affordable housing projects because it would create a more efficient streamlined review for affordable housing projects commit 100% of the units as affordable, at the project would allow expansion of much needed housing and support service within the City Other Comments: The above items are the major topic areas where staff would like input from the Commission. However, t he Commission in its role as the land use body for the city, may have other comments on other topic areas that staff would welcome. The applicant and the City will use the Planning Commission’s comments to guide the next phase of development review for this project. EXHIBITS 1. Vicinity/Location map 2. Applicant’s Project Description 3. General Plan and Zoning Amendment (Text changes only) 4. General Plan and Zoning Map Amendment 5. General Plan Consistency Table 6. Project Plans Reduced (11” x 17”) color plan sets have been provided to the Planning Commissioners only. Digital copy of the project plans can be viewed using the following link: https://www.cityofsanrafael.org/homeward_bound/ 12/6/2019 City of San Rafael gis.cityofsanrafael.org/sanrafael/fusion/widgets/Print/printpage_ms.php?mapfile=C%3A%2FOSGeo4W%2Ftmp%2Fsess_5dea9e2ae4846%2FSanRafael.map&mapname=SanRafael&centerxy=598163…2/2 Legend Marin Cities Marin Cities Bay Waters Bay Waters Parcels Parcels ROW ROW Other Easements EASEMENTS MMWD Easements EASEMENTS Boat Docks Boat Docks OneWayArrows One Way Arrows Street Centerline Street Centerline Street Names Street Names Label SITUS San Rafael Sphere of Influence San Rafael Sphere of Influence San Rafael City Limit City Limit Line Query Results Results Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 LAND USE ELEMENT LU-2. Development Timing. For health, safety and general welfare reasons, new development should only occur when adequate infrastructure is available consistent with the following findings: a. Project-related traffic will not cause the level of service established in the Circulation Element to be exceeded; b. Any circulation improvements needed to maintain the level of service standard established in the Circulation Element have been programmed and funding has been committed; c. Environmental review of needed circulation improvement projects has been completed; d. The time frame for completion of the needed circulation improvements will not cause the level of service in the Circulation Element to be exceeded, or the findings set forth in Policy C-5 have been made; and e. Sewer, water, and other infrastructure improvements will be available to serve new development by the time the development is constructed Consistent A more in depth discussion will provided as part of the formal review and environmental review for this project LU-12. Building Heights. Citywide height limits in San Rafael are described in Exhibits 7 and 8. For Downtown height limits see Exhibit 9. Consistent The project includes a request for a 12-foot height bonus as well as a city-initiated General Plan and Zoning Code amendment to allow a 24-foot height bonus for 100% affordable residential projects located within the HR1 district in certain areas of San Rafael (see also General Plan Policies in support of by-right zoning section below). This amendment demonstrates the City’s ongoing commitment to streamlining review of affordable housing projects in hopes of boosting production of housing for all income levels. The proposed development project would be consistent with this policy if the City initiated amendment is adopted by the City Council LU-13. Height Bonuses. A height bonus may be Consistent Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 granted with a use permit for a development that provides one or more of the amenities listed in Exhibit 10, provided the building’s design is consistent with Community Design policies and design guidelines. No more than one height bonus may be granted for a project. See Policy LU12 above. LU-18. Lot Consolidation Commercial and higher density residential parcels less than 6,000 square feet in size should be encouraged to be combined to provide adequate parking and circulation, minimize driveway cuts on busy streets, and maximize development and design potential. Consistent Property contains 2 historic lots that will need to be combined to accommodate the project. LU-23. Land Use Map and Categories. Land use categories are generalized groupings of land uses and titles that define a predominant land use type (See Exhibit 11). All proposed projects must meet density and FAR standards (See Exhibits 4, 5 and 6) for that type of use, and other applicable development standards. Some listed uses are conditional uses in the zoning ordinance and may be allowed only in limited areas or under limited circumstances. Maintain a Land Use Map that illustrates the distribution and location of land uses as envisioned by General Plan policies. (See Exhibit 11). Consistent The project consists of and Emergency Shelter and 32 Single Room Occupancy (SRO) units. SRO units do not contribute to residential density [see Housing Element Policy H10c] HOUSING ELEMENT Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 H-3. Public Information and Participation. Provide information on housing programs and related issues. Require and support public participation in the formulation and review of the City’s housing policy, including encouraging neighborhood involvement in development review. Work with community groups to advocate programs that will increase affordable housing supply and opportunities. Ensure appropriate and adequate involvement so that the design of new housing will strengthen the character and integrity of the neighborhood. Consistent See CD-15 H-4b. Community Collaboration. Encourage cooperative and joint ventures in the provision of affordable housing. Give technical assistance to non- profit developers by providing information on other local sources of funding for affordable housing and introductions to other funders. As appropriate, write letters of support and serve as a co-applicant for project funding, such as for affordable housing funds available through California's cap-and-trade system. Consistent Earlier this year, the City applied for state funded grants to fund the creation of programs that would contribute toward our streamlining efforts (See SB2 discussion above). This funding is a non-competitive grant intended “to help cities and counties prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production.” The grant request required an application that included a signed resolut ion from the City Council attesting to their commitment to use the requested funding for projects that support streamlined review of affordable housing projects, which as presented to the City Council included a “by right” process for affordable housing projects. On October 30, 2019, the City received notification that our request for funding was approved. This funding will be used for 5 City-sponsored programs including the City’s proposal to establish a streamlined “by right” process that would allow the 24-foot height bonus for residential projects that designate 100% of the project’s units as affordable units. This height bonus would be available as part of a pilot program within certain sites that also have a Land Use classification of HDR and a zoni ng designation of HR1 (including the site at 190 Mill Street). This height bonus would require a General Plan Amendment to modify General Plan Policies LU-13 and Exhibit 10, H-17b and NH- 48 and NH116. With these amendments to the General Plan the requested height bonus would be consistent with the General Plan. H-6. Funding for Affordable Housing. H-6c. Funding Applications. As opportunities for funding become available, coordinate applications for State and Federal subsidies for affordable housing, and (1) provide technical assistance in public funding Consistent See Policy H4b Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 resources and local processing requirements, including community involvement; (2) consider project funding and timing needs in the processing and review of the application; and (3) work with applicants to identify appropriate submittal materials to enable a timely determination of application completeness. H-9. Special Needs. Encourage a mix of housing unit types throughout San Rafael, including very low- and low-income housing for families with children, single parents, students, young families, lower income seniors, homeless and the disabled. Accessible units shall be provided in multi-family developments, consistent with State and Federal law. H-9c. Housing Opportunities for Persons Living with Disabilities: The Golden Gate Regional Center (GGRC) provides services and support for adults and children with developmental disabilities, including over 400 San Rafael residents. The GGRC reports that 60 percent of their adult clients with developmental disabilities live with their parents, and as these parents age and become frailer their adult disabled children will require alternative housing options. The City will coordinate with the GGRC to implement an outreach program informing San Rafael families of housing and services available for persons with developmental disabilities, including making information available on the City’s website. H-9d. Housing for Extremely Low Income Households. Prioritize some housing fees for the development of housing affordable to extremely low- income households, to encourage the development of programs to assist age-in-place seniors, to Consistent Homeward Bound proposes a General Plan Land Use Map Amendment and a Zoning Map amendment that would modify the existing High-Density Residential land use and zoning district boundaries of the adjacent site to include this project site at 190 Mill. The request would allow the site to be developed with a combination emergency shelter (up to 66 emergency beds) and permanent supportive housing (32 single room occupancy units). Typically, when reviewing request for General Plan and Zoning Map amendments we are supportive of amendments that involve a modification to the land use boundary line of an adjacent parcel. This helps avoid Land Use changes that could be classified as spot zoning. Spot zoning is the process of reclassification of a single parcel a use classification totally different from that of the surrounding lot to the detriment of other lots/owners. In this case, The applicant is requesting the land use and zoning classification of the adjacent and nearby parcels which allow high density residential development. The request amendments would allow development of the project mentioned above. Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 increase the amount of senior housing, to increase the production of second units, and to facilitate the construction of multifamily and supportive housing. H-10. Innovative Housing Approaches. Provide opportunities and facilitate innovative housing approaches in financing, design and construction of units to increase the availability of low- and moderate-income housing and especially for housing that meets the city’s housing needs. H-10c. Single Room Occupancy (SRO) Units. Actively promote existing incentives for SRO apartments, such as no density regulations and lower parking standards, in multifamily and mixed use districts in recognition of their small size and low impacts. Where needed, encourage linkages to social services. Consistent See Policy H-12 H-12. Residential Care Facilities and Emergency Shelters. Encourage a dispersion of residential care facilities and emergency shelters, and avoid an over concentration of residential care facilities and shelters for the homeless in any given area consistent with state and federal laws. Allow emergency shelter beds in appropriate zoning districts in order to accommodate San Rafael’s unsheltered homeless population. Recognize transitional and supportive housing units as residential units, and eliminate governmental constraints to the operation or construction of transitional, supportive, and emergency housing consistent with State law. Seeking PC Input that Project is Consistent According to Homeward Bounds Website, Mill Street Center located at 190 Mill Street is Marin County’s only year-round emergency shelter for adults. The applicant is seeking a use permit to expand the 55-bed emergency shelter to allow up to 60 beds. In addition, the applicant proposes construction of 32 single room occupancy units for p ermanent supportive housing. Permanent supportive housing is a permitted by-right use within multi-family residential projects but is not within the CCI/O zoning district. In accordance with Assembly Bill 2162, supportive housing must be allowed within multi-family zoning districts through a by right process without discretionary review. Adjusting the High-density residential boundary to encompass the project site would allow the existing facility to provide both emergency shelter and supportive housing for the homeless within one facility. Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 Support the implementation of the San Rafael Homeless Action Plan. H-12a. Countywide Efforts to Address Homeless Needs. Work with other jurisdictions and agencies in Marin to provide emergency, transitional, and supportive housing and assistance throughout Marin, and continue City staff's role as the homeless coordinator for the County. H-12b. Good Neighborhood Relations Involving Emergency Shelters and Residential Care Facilities. Where determined necessary during review of an application, encourage positive relations between neighborhoods and providers of emergency shelters and residential care facilities by requiring shelter outreach communication programs with the neighborhoods. H-12d. Emergency Shelters, Transitional and Supportive Housing. Implement Zoning Code Section 14.16.115 to allow emergency shelters as a permitted use in the General Commercial (GC) and Light Industrial (LI/O) zoning districts south of Bellam and east of Highway 580 and with appropriate performance standards as allowed by State law. Continue to allow emergency shelters with a use permit in areas zoned for office, commercial, light industrial and public/quasi-public use. Implement the City's Zoning Code (Zoning Code Chapter 14.03 - Definitions), consistent with State and Federal law, to recognize transitional and supportive housing as residential uses, subject to the same restrictions and standards of similar residential dwellings in the same zone. Based on input from State HCD, amend Zoning Code Section 14.16.115 to clarify requirements for staff and services to be provided to assist residents in obtaining permanent shelter and income are Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 permissive, rather than mandatory. In addition, clarify that while a written Management Plan is required, it is not subject to discretionary approval. H-17b. Height Bonuses. Continue to offer height bonuses for projects that include affordable housing units as provided in Exhibit 10 of the Land Use Element. Provide early design review to assist with potential design issues. Height increases may be granted with a use permit. Evaluate utilizing height bonuses as a tool to incentivize lot consolidation. Consistent The applicant is seeking a 12-foot height bonus for this project as a concession for providing a 100% affordable housing project. The following General Plan Policies support the issuance of 12- foot height bonus for residential projects that provide some level of affordability (see Exhibit 10). While the project site is not included in Exhibit 10, this exhibit does specify affordable housing as an amenity for allowing a height bonus in certain districts. In accordance with AB2162 supportive housing projects may request concessions including concessions for height without triggering a discretionary process. For this reason staff is supporting the requested 12-foot height bonus as it is consistent with the city’s allowances for additional height for 100% affordable housing projects. Staff is seeking Planning Commission concurrence on this topic. Although, not proposed by the applicant at this time, the City is partnering with Homeward Bound to include amendments to the General Plan and Zoning Ordinance that would allow a 24 -foot height bonus for 100% affordable residential projects located within the HR1 district in certain areas of San Rafael (see also General Plan Policies in support of by -right zoning section below). This amendment demonstrates the City’s ongoing commitment to streamlining review of affordable housing projects in hopes of boosting production of housing for all income levels. H-17c. Waiver or Reduction of Fees. Continue to offer fee waivers and reductions for applications including affordable units, consistent with Resolution 11025. Facilitate the production of second units through elimination of the traffic mitigation fee (adopted in 2012), and coordination with local jurisdictions to lobby Las Gallinas Valley Sanitary District to reduce sewer connection fees for second units and affordable housing. The applicant has submitted a request for fee waiver. This fee waiver is pending review by the City Council and will be process concurrently with the rest of the project. H-17d. Efficient Project Review . San Rafael has fully implemented the provisions of the Permit Streamlining Act (AB 884), continue to inform developers of density bonus incentives for affordable Consistent The project includes a City-initiate General Plan Amendment that creates a by-right process for projects that commit 100% of the units as affordable. This city-initiated amendment is 1 of 3 programs that received SB2 funding late 2019. This funding is intended to be used for programs Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 housing, and consistent with State requirements, any modified development standards as part of a density utilizes allowable California Environmental Quality Act (CEQA) exemptions for qualified urban infill and other residential projects where site characteristics and an absence of potentially significant environmental impacts allow. that streamline development review process for housing pro duction. The City-initiated amendments are consistent with the following General plan policies because it would create a more efficient streamlined review for affordable housing projects commit 100% of the units as affordable, at the project would allow expansion of a much needed housing and support service within the City H-18a. Inclusionary Housing. The City requires residential projects to provide a percentage of affordable units on site and/or pay in-lieu of fees for the development of affordable units in another location. Consistent The project is a 100% affordable supportive housing project. NEIGHBORHOODS ELEMENT NH-3. Housing Mix. Encourage a housing mix with a broad range of affordability, character, and sizes. In areas with a predominance of rental housing, encourage ownership units to increase the variety of housing types. Consistent The project proposes a combination of emergency shelter beds along with supportive housing units. More specifically a total of 66 emergency shelter beds would be provided on the second floor while the 3rd and 4th floors would accommodate a total of 32 single room occupancy units. NH-17. Competing Concerns. In reviewing and making decisions on projects, there are competing economic, housing, environmental and design concerns that must be balanced. No one factor should dominate; however, economic and housing development are high priorities to the health of Downtown. The General Plan recognizes the enormous task of having to balance competing concerns related to factors such as design, environmental changes, housing, and economics. The General Plan identifies economic and housing development as high priorities to the health of Downtown. While this project is not located within the downtown it is within walking distance of downtown amenities and its development could result in long-term mutual benefits. Canal Neighborhood NH-49. Conflicting Uses. Prevent the encroachment of new residential development into the Light Industrial/Office District to Seek PC Input that Project is Consistent The property at 190 Mill is currently zoned Core Canal Industrial/Office (CCI/O). The requested General Plan Land Use Map and Zoning Map amendment would change the land use and Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 minimize conflicts. Businesses locating adjacent to residential areas shall be designed to minimize nuisance impacts. zoning classification from to a High Density Residential (HR1) district. This policy has existing in some form since the 1960s. However, project site has been used as an Emergency Shelter since 1986 and was a physical therapist office prior to that. Emergency shelters are considered a form of housing. Thus, shifting the High-density residential land use classification of the adjoining lot adding supportive housing to the mix of uses on this site would be consistent with the use of the site and the use of the adjoining residential properties. In addition, because site has not been used for industrial type uses since at least the 1960s, the requested amendments would not result in encroachments into or reduction of actively used industrial sites COMMUNITY DESIGN ELEMENT CD-5. Views. Respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael’s church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. ● Consistent Neither the applicant sponsored project nor the City sponsored amendments to allow a 24-foot height bonus for 100% affordable housing projects would result in impact to public views to any of the resources described. CD-14. Recreational Areas. In multifamily development, require private outdoor areas and on- site common spaces for low and medium densities. In high density and mixed-use development, private and/or common outdoor spaces are encouraged. Common spaces may include recreation facilities, gathering spaces, and site amenities such as picnicking and play areas. Consistent The applicant proposes to comply with the minimum recreation requirements through indoor and outdoor spaces. CD-15. Participation in Project Review. Provide for public involvement in the review of new development, renovations, and public projects with the following • Design guidelines and other information relevant to the project as described in the Community Design Element that would be used by residents, designers, project developers, City staff, and City decision makers; Consistent To encourage participation from non-English speaking community members, the City has provided the following outreach: • Provided notification of the proposed project to Canal Community Alliance Representatives; • Public notices advise of the availability of interpretation service if sufficient notice is provide to the City; Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 • Distribution of the procedures of the development process that include the following: submittal information, timelines for public review, and public notice requirements; • Standardized thresholds that state when design review of projects is required (e.g. residential conversions, second-story additions); and • Effective public participation in the review process. • Posted on-site signage in English and Spanish; • Included information about this project in English and Spanish, on the City’s Majo r Projects website. CD-18. Landscaping. Recognize the unique contribution provided by landscaping, and make it a significant component of all site design CD-19. Lighting. Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare. Consistent The project will comply with landscape and lighting requirements established by the Zoning Code ECONOMIC VITALITY ELEMENT EV-2. Seek, Retain, and Promote Businesses that Enhance San Rafael. Recruit and retain businesses that contribute to our economic vitality, thus helping to provide needed local goods, services and employment, and enhance the City’s physical environment. Consistent The project includes a City-initiate General Plan Amendment that creates a by-right process for projects that commit 100% of the units as affordable. This city-initiated amendment is 1 of 3 programs that received SB2 funding late 2019. This funding is intended to be used for programs that streamline development review process for housing production. The City-initiated amendments are consistent with the following General plan policies because it would create a more efficient streamlined review for affordable housing projects commit 100% of the units as affordable, at the project would allow expansion of a much needed housing and support service within the City EV-4. Local Economic and Community Impacts. In addition to review of environmental, traffic and community design impacts, take the following into account when major projects, policies and land use decisions are under review: • Fiscal impacts on the City’s ability to provide Consistent See Policy EV-2 above Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 and maintain infrastructure and services. • Impacts on the community such as the provision of jobs which match the local workforce, commute reduction proposals, and affordable housing. • Additional or unique economic, fiscal and job- related impacts. • Fiscal and community impacts of not approving a project, plan or policy. CIRCULATION ELEMENT C-31. Residential Area Parking. Evaluate effective means to manage residential parking to minimize the impacts of excess demand. Consistent No parking is required for 100% affordable supportive housing per AB2162. INFRASTRUCTURE ELEMENT I-2. Adequacy of City Infrastructure and Services. Assure that development can be adequately served by the City’s infrastructure and that new facilities are well planned and well designed. Consistent The project was refered to all service providers. No issues have been presented. A more in - depth discussion will be provided during formal review. I-10. Sewer Facilities. Existing and future development needs should be coordinated with responsible districts and agencies to assure that facility expansion and/or improvement meets Federal and State standards and occurs in a timely fashion. Consistent Project has been reviewed by San Rafael Sanitary District Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 GOVERNANCE G-2. Variety of Housing. Encourage the creation and retention of a wide variety of housing types serving people of all economic levels. Consistent See H-9 and H-12 G-3. Housing Agencies. Support agencies and organizations that provide shelter, housing, and related services to very low-, low-, and moderate-income households. Consistent See H-9 and H-12 G-6. Broad-Based Involvement. Establish methods to encourage broad-based, meaningful community involvement. Encourage residents who historically have not been involved in political processes to become engaged in government, consistent with the Community Engagement Action Plan. G-6a. Community Stakeholders. Actively seek community-wide representation and public involvement opportunities on City issues through vigorous outreach programs to engage residents who are not typically involved, such as young people and residents not fluent in English. Consistent See CD-15 G-18. Support for Special Needs Groups. Encourage government and business support for non-profit and other organizations that provide services to the elderly, people with disabilities, homeless people, and others in need. Support efforts of Marin County to encourage the availability of social Consistent See Policies H-4b, H-6 and H-17b Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 services throughout the County. G-18a. Collaboration with Local Agencies. Work with non-profits and other organizations on priorities, services and facilities. Assist in establishing avenues of communication between non-profits and neighbors. Current examples include supporting efforts to provide emergency shelter and transitional housing to homeless individuals, families and victims of domestic violence, and working with local organizations on sidewalk accessibility. G-18c. Zoning Allowance. Provide zoning allowance for group homes, transitional housing and treatment facilities, but preclude over-concentration of such facilities in residential neighborhoods as allowed by state law. Per the requirements of SB2, Zoning Ordinance amendments have been drafted to incorporate new definitions for “transitional housing” and “supportive housing” SUSTAINABILITY ELEMENT SU-5. Reduce Use of Nonrenewable Resources. Reduce dependency on non-renewable resources. SU-6. Resource Efficiency in Site Development. Encourage site planning and development practices that reduce energy demand, support transportation alternatives and incorporate resource- and energy- efficient infrastructure. Consistent with Conditions The project will comply with the most recently adopted ICC(International Code Council) code requirements related to green building and waste reduction. In addition, the applica nt will be required to comply with Marin Municipal Water District’s most recently adopted water conservation and gray water regulations. The applicant proposes installation of 20 bicycle parking racks. SU-10. Zero Waste. Reduce material consumption and waste generation, increase resource re-use and composting of organic Consistent The project is proposing a garbage and recycling facilities within the garage parking area. The site plan and proposed location have been reviewed and approved by Marin Sanitary Service Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 waste, and recycle to significantly reduce and ultimately eliminate landfill disposal. (MSS). CULTURE AND ARTS ELEMENT CA-15. Protection of Archaeological Resources. Recognize the importance of protecting significant archaeological resources by: • Identifying, when possible, archaeological resources and potential impacts on such resources. • Providing information and direction to property owners in order to make them aware of these resources. • Implementing measures to preserve and protect archaeological resources. CA-15a. Archeological Resources Ordinance. Continue to implement the existing Archeological Resources Ordinance. Consistent with Condition Standard conditions of approval would be applied to the project PARK AND RECREATION ELEMENT PR-10. Onsite Recreation Facilities. Require onsite recreation facilities in new multifamily residential projects and encourage construction of onsite recreation facilities in existing multifamily residential projects, where appropriate. Consistent See CD-14 discussion above. The project will include several terraces and indoor recreation rooms to accommodate the total required recreation areas. SAFETY ELEMENT S-1. Location of Future Development. Permit development only in those areas where potential danger to the health, safety and welfare of the Consistent The applicant has submitted Geotechnical Report and Environmental Health Assessment . An in depth discussion will be provide as part of the formal review and the environmental review Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 residents of the community can be adequately mitigated. document. S-3. Use of Hazard Maps in Development Review. Review Slope Stability, Seismic Hazard, and Flood Hazard Maps at the time a development is proposed. Undertake appropriate studies to assure identification and implementation of mitigation measures for identified hazards. Consistent See Policy S-1 S-4. Geotechnical Review. Continue to require geotechnical investigations for development proposals as set forth in the City's Geotechnical Review Matrix (Appendix F). Such studies should determine the actual extent of geotechnical hazards, optimum design for structures, the advisability of special structural requirements, and the feasibility and desirability of a proposed facility in a specified location. Consistent See Policy S-1 S-6. Seismic Safety of New Buildings. Design and construct all new buildings to resist stresses produced by earthquakes. The minimum level of seismic design shall be in accordance with the most recently adopted building code as required by State law. Consistent with Condition The project would entail all new construction and would be built in accordance with the most current building and seismic codes as required by the City’s Municipal Code. S-13. Potential Hazardous Soils Conditions. Where development is proposed on sites with known previous contamination, sites filled prior to 1974 or sites that were historically auto service, industrial or other land uses that may have involved hazardous materials, evaluate such sites for the presence of toxic or hazardous materials. Consistent See Policy S-1 S-17. Flood Protection of New Development. Consistent Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 Design new development within the bay mud areas to minimum floor elevation that provides protection from potential impacts of flooding during the “100-year” flood. The final floor elevation (elevation of the first floor at completion of construction) shall account for the ultimate settlement of the site due to consolidation of the bay mud from existing and new loads, taking into account soils conditions and the type of structure proposed. Design for settlement over a 50-year period is typically considered sufficient. The project is located in Special Floo Hazard Area Zone AE. The project will be required to comply with flood elevation requirements and flood proofing. An in-depth discussion will be provided as part of the formal application and environmental document. S-18 Storm Drainage Improvements. Require new development to improve local storm drainage facilities to accommodate site runoff anticipated from a “100-year” storm. Consistent Public works has reviewed the proposed site drainage and bioretention and supports the proposed drainage design. A more in depth discussion will be part of the formal review and environmental document. S-25. Regional Water Quality Control Board (RWQCB) Requirements. Continue to work through the Marin County Stormwater Pollution Prevention Program to implement appropriate Watershed Management plans as dictated in the RWQCB general National Pollutant Discharge Elimination System permit for Marin County and the local stormwater plan. Consistent The project will be required to comply with MCSTOPP pollution prevention requirements as a standard condition of approval. A more in depth discussion will occur as part of the environmental document. S-32. Safety Review of Development Projects. Require crime prevention and fire prevention techniques in new development, including adequate access for emergency vehicles. Consistent with Conditions The San Rafael Fire Department, Fire Prevention Bureau, and the San Rafael Police Department have both reviewed the project plans and either required revisions to improve fire prevention and safe design, which have been incorporated in the project plans being reviewed by the Commission, or conditions have been included to require revisions to improve fire prevention and safe design. Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 NOISE ELEMENT N-1. Noise Impacts on New Development. Protect people in new development from excessive noise by applying noise standards in land use decisions. Apply the Land Use Compatibility Standards (see Exhibit 31) to the siting of new uses in existing noise environments. These standards identify the acceptability of a project based on noise exposure. If a project exceeds the standards in Exhibit 31, an acoustical analysis shall be required to identify noise impacts and potential noise mitigations. Mitigation should include the research and use of state-of-the-art abating materials and technology. N-2. Exterior Noise Standards for Residential Use Areas. The exterior noise standard for backyards and/or common usable outdoor areas in new residential development is up to Ldn of 60 dB. In common usable outdoor areas in Downtown, mixed-use residential, and high density residential districts, up to Ldn of 65 dB may be allowed if determined acceptable through development review Consistent Standard Conditions of approval would require compliance construction operational noise stnadards. N-3. Planning and Design of New Development. Encourage new development to be planned and designed to minimize noise impacts from outside noise sources. Consistent The project will comply with indoor noise standards established by the building code. AIR AND WATER QUALITY ELEMENT AW-1. State and Federal Standards. Continue to comply and strive to exceed state and federal Consistent An in depth discussion regarding air quality requirements will be part of the environmental Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 standards for air quality for the benefit of the Bay Area. AW-2. Land Use Compatibility. To ensure excellent air quality, promote land use compatibility for new development by using buffering techniques such as landscaping, setbacks, and screening in areas where different land uses abut one another. AW-4. Particulate Matter Pollution Reduction. Promote the reduction of particulate matter pollution from roads, parking lots, construction sites, agricultural lands and other activities. document. AW-7. Local, State and Federal Standards. Continue to comply with local, state and federal standards for water quality. Consistent See Policy S-25 AW-8. Reduce Pollution from Urban Runoff. Address non-point source pollution and protect receiving waters from pollutants discharged to the storm drain system by requiring Best Manag ement Practices quality. • Support alternatives to impervious surfaces in new development, redevelopment or public improvement projects to reduce urban runoff into storm drain system, creeks and the Bay. • Require that site designs work with the natural topography and drainages to the extent practicable to reduce the amount of grading necessary and limit disturbance to natural water bodies and natural drainage systems. • Where feasible, use vegetation to absorb and filter fertilizers, pesticides and other pollutants. Consistent See Policy S-25 Exhibit 5 PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 FOCUSED Homeward Bound File #: GPA19-001/ZC19-001/UP19-14 190 Mill Street Title: General Plan 2020 Consistency Table Exhibit: 5 Community Development Department – Planning Division Meeting Date: December 10, 2019 Agenda Item: 5 Case Numbers: P19-012 Project Planner: Ali Giudice (415) 485-3092 REPORT TO PLANNING COMMISSION SUBJECT: Preparation in advance of Annual Meeting of Planning Commission to include: a) distribution of Planning Commission “Rules and Procedures” for review before annual meeting; and b) assignment of Planning Commission liaisons for 2020 DRB meetings The Commission is required to hold its annual meeting at their first meeting of a calendar year. The first scheduled meeting in 2020 will be January 14, 2020. The purpose of the annual meeting is to elect new officers and review its Rules and Procedures and typically to sign up Commissioners to serve as DRB liaison for the next year. Rules and Procedures I am distributing the current rules and procedures (attached). These procedures were last revised on January 2018. The Commission can consider further modifications or request that staff investigate possible changes. Please review the current rules and procedures and if there are any changes that you would like to suggest or possible modifications that warrant staff research, please inform staff before the annual meeting, so that we can research the item and provide any draft revisions at the Annual Meeting. If we hear no suggestions for edits, we will present the current Rules and Procedures for adoption as is. Selection of PC liaison to DRB meetings for 2020 Since the annual meeting will be after the 1st scheduled DRB meeting (Jan 7th ), we need to have PC liaisons for DRB already established by early January, we are distributing the 20 20 DRB meeting schedule (attached) now and plan to get signups at for the January and February slots at the December 10th Planning Commission meeting. Commissioners (with the exception of the new Chair) will be requested to serve as liaison in two month increments, which involve attendance at up to four, regular DRB meetings during the two selected months of service. Although we don’t yet have the Chair elected, the current Vice Chair for 201 9 is technically in line to be the Chair for 2020. At this time, we are looking for a volunteer to assume the January/February slot and the remaining months can be filled after the election at the 1st Commission meeting in January Attachments 1. Current Planning Commission “Rules and Procedures,” adopted January 2018 2. PC liaison for DRB meeting 2020 Signup Sheet EXHIBIT 3 - DESIGN REVIEW BOARD MEETINGS – 2020 PLANNING COMMISON LIAISON Months Commission Liaison January 7 & 22 (Wednesday) February 4 & 19 (Wednesday) March 3 & 7 April 7 & 21 May 5 & 19 June 2 & 16 July 7 & 21 August 4 &18 September 9 (Wednesday) & 22 October 6 & 20 November 4 (Wednesday) & 17 December 8 & 22 Notes: • Chair does not serve as liaison • All DRB meetings are the 1st and 3rd Tuesday of each month, starting with the first full week (a week includes a Monday). • All dates above are Tuesday’s except as noted. If there is a holiday on Monday, the DRB meeting gets pushed to Wednesday for that week.