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HomeMy WebLinkAboutPlanning Commission 2022-11-15 Agenda PacketRAP
q� Planning Commission
% < Regular Meeting
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Tuesday, November 15, 2022, 7:00 P.M.
° AGENDA
y
r'T r WITH p z+'h
Participate In -Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
or
Participate Virtually:
Watch on Webinar: https:Iitinyuri.com/pc-2022-11-15
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 897 4566 6511#
One Tap Mobile: US: +16694449171„89745666511#
CORONAVIRUS (COVID-19) ADVISORY NOTICE
In response to Assembly Bill 361, the City of San Rafael is offering teleconference without
complying with the procedural requirements of Government Code section 54953(b)(3).
This meeting will be held in-person, virtually using Zoom and is being streamed to
YouTube at www.voutube.comlcitvofsanrafael.
How to participate in the meeting in-person:
• Stay home if you are experiencing COVID-19 symptoms
• Face coverings are recommended for attendees
• Use the sign -in sheet (optional) which allows notification of potentially exposed
individuals if contact tracing reveals COVID-19 transmission may have occurred in
a given meeting
• Attendance will be limited to 50 percent of room capacity (no more than 90
persons) and all in-person attendees should socially distance as recommended by
public health authorities. If the Chambers are 50% occupied, please participate
online instead or utilize the audio feed in the lobby.
• All attendees are encouraged to be fully vaccinated.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicCommentL@cityofsanrafaeI.org.
■ Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
• Dial -in to Zoom's telephone number using the meeting ID and provide verbal public
comment.
Any member of the public who needs accommodations should contact the City Clerk
(email city.clerk@cityofsanrafael.org or phone at 415-485-3066) who will use their best
efforts to provide reasonable accommodations to provide as much accessibility as
possible while also maintaining public safety in accordance with the City procedure for
resolving reasonable accommodation requests.
Members of the public may speak on Agenda items.
CALL TO ORDER
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to three minutes per person and may be on anything within the subject
matter jurisdiction of the body. Remarks on non -agenda items will be heard first, remarks on
agenda items will be heard at the time the item is discussed.
CONSENT CALENDAR
The Consent Calendar allows the Commission to take action, without discussion, on Agenda
items for which there are no persons present who wish to speak, and no Commission
members who wish to discuss.
1. Approval of the Planning Commission Meeting Minutes of September 13, 2022
Recommended Action — Approve minutes as submitted
ACTION ITEMS
2. Aldersly Retirement Community Phased Development, 326 and 308 Mission
Avenue.
PLAN21-041, ZC20-001, UP20-022, ED 20-051
State Clearinghouse #2021110398
Recommendations to City Council for Certification of Environmental Impact Report (EIR),
Planned Development (PD) Zoning Amendment, Master Use Permit, and Environmental
and Design Review Permit for the Aldersly Retirement Community Project; APNs: 014-
054-31 and -32; Planned Development (PD -1775) Zoning District; Applicant: Peter Lin,
Greenbriar Development; Peter Schakow, Owner.
Project Planner: Jayni Allsep, Contract Planner, 'a ni.allse ci# ofsanrafael.or
Recommended Action — Adopt resolutions recommending City Council certify the Final
EIR, adopt the Zoning Amendment, and Approve the Use Permit, Environmental and
Design Review Permit, and Mitigation Monitoring and reporting Program for the project.
3. Public Meeting on the San Rafael 2023-2031 HCD Draft Housing Element
GPA22-002 & P21-006
Staff will provide a presentation on the Draft 2023-2031 Housing Element. An
opportunity for Planning Commission and public comment will be provided. The
Planning Commission is being asked to recommend that the City Council approve
submittal of this Draft to the State Department of Housing and Community
Development (HCD) for review.
Project Planner: Ali Giudice, CDD Director (415) 485-3092, and,
Barry Miller, Consultant
Liz Darby, Consultant
Alexis Captanian, Housing Programs Analyst
Recommended Action — Make recommendation that the City Council approve submittal
of the Working Draft Housing Element to the State Department of Housing and
Community Development for their initial 90 -day review.
DIRECTOR'S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT
Any records relating to an agenda item, received by a majority or more of the Commission less than 72
hours before the meeting, shall be available for inspection online. Sign Language interpreters may be
requested by calling (415) 485-3066 (voice), emailing city. clerk clerk@cityolsanrafael.org or using the California
Telecommunications Relay Service by dialing "711'; at least 72 hours in advance of the meeting. Copies
of documents are available in accessible formats upon request.
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.
Minutes subject to approval at the meeting of October 11, 2022
RAFT Planning Commission
Regular Meeting
a x Tuesday, September 13, 2022, 7:00 P.M.
s p
AGENDA
TY WITH 1'
In -Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Participate Virtually:
Watch on Webinar: http-s,/Itinvuri.com/pc-2022-09-13
Watch on YouTube: http://www.youtube.com/citvofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 897 4566 6511#
One Tap Mobile: US: +16694449171„89745666511#
CALL TO ORDER
Chair Previtali called meeting to order at 7:00 PM. He then invited Planning Manager Leslie
Mendez to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
PRESENT: CAMILLE HARRIS, COMMISSIONER (In-person)
JON HAVEMAN, COMMISSIONER (In-person)
SHINGAI SAMUDZI, COMMISSIONER (In-person)
SAMINA SAUDE, VICE -CHAIR (In-person)
KELLY SHALK, COMMISSIONER (In-person)
JON PREVITALI, CHAIR (In-person)
ABSENT ALDO MERCADO, COMMISSIONER
ALSO PRESENT LESLIE MENDEZ, PLANNING MANAGER (In-person)
JAYNI ALLSEP, CONTRACT PLANNER (In-person)
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
No changes were made to the order of the agenda.
PUBLIC NOTIFICATION OF MEETING PROCEDURES
Chair Previtali invited Planning Manager Leslie Mendez, who informed the community the
meeting is being streamed live to YouTube and members of the public could provide public
comment either on the telephone, through Zoom, or in person. She explained the process
for community participation in-person, on the telephone and Zoom.
ORAL COMMUNICATIONS FROM THE PUBLIC
There was one communication from community member, Grace Geraghty, which was read
aloud by staff due to technical difficulties with audio inside Chambers.
CONSENT CALENDAR
1. Approval of the Planning Commission Meeting Minutes of August 9, 2022
Chair Previtali invited public comment and there was none.
Commissioner Samudzi moved, and Vice -Chair Saude seconded to approve the Consent
Calendar.
Chair Previtali then invited Planning Manager Leslie Mendez to take roll:
AYES: Commissioners Harris, Haveman, Samudzi, Vice -Chair Saude,
Commissioner Shalk and Chair Previtali
NOES: None
ABSENT: Commissioner Mercado
ABSTAIN: None
Motion carried 6 — 0
ACTION ITEMS
326 and 308 Mission Avenue
PLAN21-041, ZC20-001, UP20-022, ED 20-051
State Clearinghouse #2021110398
Notice of Availability of a Draft Environmental Impact Report (EIR) to assess impacts of
the Aldersly Retirement Community Development Plan Amendment Project, 326 and
308 Mission Avenue APNs: 014-054-31 and -32; Planned Development (PD -1775)
Zoning District; Applicant: Peter Lin, Greenbriar Development; Property Owner: Peter
Schakow, Aldersly Retirement Community.
Project Planner: Jayni Allsep, Contract Planner, jayni.ailsep�a7cityofsanrafael.org
Chair Previtali invited Staff to present the project. Project Planner, Jayni Allsep, presented
the Staff Report.
Chair Previtali asked for questions from the Planning Commission. Staff responded.
Commissioner Samudzi recused himself.
Chair Previtali opened public hearing and asked Staff to open public comment. Staff did so
and reviewed the procedures on public comment via zoom, telephone, and in person.
Four public comments were provided and heard by the Commission and Staff.
There being no further public commentary, Chair Previtali closed the public hearing portion
and requested responses from Staff to the questions raised in public comment.
Chair Previtali then asked, in turn, for final comments from Commissioners. Commissioners
provided final comments. Commissioner Samudzi recused himself.
There being no vote or further discussion on this item, Chair Previtali turned to the next item
on the Agenda.
3. Text Amendments for Streetaries Ordinance
ZO22-004
Proposed edits to the Zoning Ordinance and Downtown Precise Plan to conform with the
proposed adoption of an ordinance of the City of San Rafael adding Chapter 11.70
("STREETARIES" OUTDOOR EATING AREAS) to Title 11 (PUBLIC WORKS) of the San
Rafael Municipal Code; amending Section 14.16.277 of Chapter 14.16 (SITE USE AND
REGULATIONS), Section 14.17.110 of Chapter 14.17 (PERFORMANCE STANDARDS),
Section 14.05.020 of Chapter 14.05 (COMMERCIAL AND OFFICE DISTRICTS), Section
14.06.020 of Chapter 14.06 (INDUSTRIAL DISTRICTS) and Section 14.08.020 of Chapter
14.08 (MARINE DISTRICT) of Title 14 (ZONING) of the San Rafael Municipal Code; and
amending Table 2.3.070.A (USE TABLE) of Chapter 9 (DOWNTOWN FORM -BASED
CODE) of the Downtown San Rafael Precise Plan relating to outdoor eating areas in the
public right-of-way.
Project Planner: Leslie Mendez, Planning Manager,
lesl ie. mendez(� cityofsanrafael. org
Chair Previtali invited Staff to present the project. Planning Manager, Leslie Mendez,
presented the Staff Report.
Chair Previtali asked for questions from the Planning Commission. Staff responded.
Chair Previtali opened public hearing and asked Staff to open public comment. Staff did so
and reviewed the procedures on public comment via zoom, telephone, and in person.
Two public comments were provided and heard by the Commission and Staff.
There being no further public commentary, Chair Previtali closed the public hearing portion
and requested responses from Staff to the questions raised in public comment.
Chair Previtali then asked, in turn, for final comments from Commissioners. Commissioners
provided final comments, and Chair Previtali subsequently called for a motion.
Commissioner Samudzi moved to approve the proposed edits to the Zoning Ordinance and
Downtown Precise Plan in front of them, and Commissioner Haveman seconded.
Chair Previtali invited Planning Manager Leslie Mendez to take roll:
AYES: Commissioners Harris, Haveman, Samudzi, Vice -Chair Saude,
Commissioner Shalk and Chair Previtali
NOES: None
ABSENT. Commissioner Mercado
ABSTAIN. None
Motion carried 6 — 0
DIRECTOR'S REPORT
Planning Manager reported on the following items:
• The first reading of the Streetaries Ordinance is scheduled to be heard Monday,
September 19th, 2022.
• Planning Commission meeting set for September 27, 2022, is cancelled.
• Study session on the current Northgate Mall project has been postponed.
• The Housing Element is coming to Commission October/November 2022.
■ Master Fee Schedule Update is underway.
• Update on Objective Development Standards.
COMMISSION COMMUNICATION
Chair Previtali requested a report on the changes to the Planning Commission by City
Council.
ADJOURNMENT
There being no further business, Chair Previtali adjourned the meeting at 9:04 PM.
LESLIE MENDEZ, Planning Manager
APPROVED BY PLANNING COMMISSION ON .2022
SAN RAFAE L
THE CITY WITH A MISSION
Community Development Department — Planning Division
Meeting Date:
Agenda Item:
Case Numbers:
Project Planner:
REPORT TO PLANNING COMMISSION
November 15, 2022
2
ZC20-001, U P20-022
ED 20-051 & IS20-003
Jayni Allsep
(415) 706-0443
SUBJECT: Aldersly Retirement Community Phased Development, 326 and 308 Mission Avenue.
Recommendations to City Council for Certification of Environmental Impact Report (EIR), Planned
Development (PD) Zoning Amendment, Master Use Permit, and Environmental and Design Review
Permit for the Aldersly Retirement Community Project; APNs: 014-054-31 and -32; Planned
Development (PD -1775) Zoning District; Applicant: Peter Lin, Greenbriar Development; Peter Schakow,
Owner.
EXECUTIVE SUMMARY
The Aldersly Retirement Community and Greenbriar Development have filed applications for a project that
proposes phased improvements over the next ten years on the Aldersly Campus. The project includes
demolition and alterations of existing buildings, and construction of new buildings on the Campus. An EIR
has been prepared to address significant environmental impacts that could result from the proposed
project. Since multiple entitlements are being requested, including a Zoning Amendment, the Planning
Commission action on the project permit applications and the EIR will be in the form of a recommendation
to the City Council.
REQUESTED ENTITLEMENTS
The proposed project is subject to review and approval of the following:
• Certification of Environmental Impact Report (EIR) (IS20-003). An EIR was prepared to address
significant environmental effects that could result from the project. The Planning Commission will
make a recommendation to the City Council regarding certification of the Final EIR, which includes
responses to comments on the Draft EIR.
• Zoning Amendment (ZC20-001) to amend the previously approved Planned Development (PD)
Ordinance No. 1775, including revised Aldersly PD Development Standards.
• Amendment to Master Use Permit (UP20-022). San Rafael Municipal Code (SRMC)
§14.07.020.13 requires a master use permit for nonresidential, phased and/or multi -tenant
development in a Planned Development District. Use Permits are typically acted on by the Planning
Commission. However, where a single development project seeks multiple approvals, the highest
decision-making body is responsible for review of all requested entitlements. This project includes
a Zoning Amendment request, which must be acted on by the City Council.
• Environmental and Design Review Permit (ED20-051). San Rafael Municipal Code (SRMC)
§14.25.040.A.2 and 3 require an Environmental and Design Review Permit for modifications to
existing structures and major site design improvements. As noted above, since multiple approvals
are being requested, including a Zoning Amendment, the Planning Commission action on this
permit will be a recommendation to the City Council.
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 2
RECOMMENDATION
It is recommended that the Planning Commission take the following action:
1. Adopt the attached Draft Resolution (Exhibit 1) recommending certification of Final EIR
2. Adopt the attached Draft Resolution (Exhibit 2) recommending adoption of Zoning Amendment
(ZC20-001)
Adopt the attached Draft Resolution (Exhibit 3) recommending approval Use Permit (UP20-022),
Environmental and Design Review Permit (ED20-051), and Mitigation Monitoring and Reporting
Program (MMRP).
PROPERTY FACTS
Table 1: Land Use Information
Address/ Parcel
Location: 308/ 326 Mission Ave. Numbers: 014-054-31 & -32
Property Size: 2.9 acres Neighborhood: Montecito/Happy Valley
Site Characteristics:
General Plan Zoning
Designation Designation Existing Land Use
Project Site
HDR
Planned
Retirement Community
Development
. Assisted Living/Memory Care (35 beds)
PD 1775
. Extended Care/Convalescent/ Skilled
Nursing (20 beds)
• Residential/ Independent Living Units (55
units)
North:
LDR
R10; R5
Single family Residential
South:
Downtown Mixed
T4N 40/50; PD(1439)
Office/Retail (Salvation Army)
Use
PD(1335)
Multifamily Residential
(San Rafael Commons Senior Apts.@302
Mission Ave)
LEast:
LDR
R5
Single Family Residential
West:
MDR
MR3; DR
Multifamily/Duplex Residential
Site Description/Setting:
The Aldersly Retirement Community occupies 2.88 acres on the north side of Mission Avenue and
extending to Belle Avenue to the north. The property slopes uphill from Mission Avenue to Belle Avenue
(Figure 1). The campus is fully developed with residential, administrative, and healthcare buildings
connected by an extensive network of landscaped pedestrian paths and gardens (Figure 2). The area
surrounding the Aldersly campus contains a mix of residential, retail, and community services.
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 3
Figure 1: Vicinity Map
RtS MR3
R7.5
R5 DR MR3
R5
MR3 R5
AAR2 S R5
Subject Site R5
PD(177S)
R
RS S
R5 2S R5
MR3
PD(1439) MR3
PD(1335)
Montecito Commercial Sub Area
Downtown Precise Plan Area
Figure 2: Existing Site Conditions
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:x*WG SIXONG TO REKWi
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f t ` EMW- ,-"LUG TO BE
f i may.. r '
f L i BELLE Av6 l
KROXBORG IM ROSENBORG
.�" (SXR7IENDRIK RALL( (ALMLI
F J
• FRZOEXSBORG l -
I
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. . - F^9ELN.BQi1 r . iJ r-� r � _ W11G
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 4
BACKGROUND
Founded in 1921 as a retirement community for Danish immigrants, the Aldersly campus has been
transformed numerous times over its 100 years to meet the changing needs of residents and new concepts
of community care. None of the original buildings of the Aldersly campus remain, and the existing buildings
on the campus represent a variety of styles reflecting the four periods of redevelopment in the 1940s,
1960s, 1990s and early 2000s. The most recent major development on the campus is the 30 -unit Memory
Care/Assisted Living facility and parking garage (Rosenberg) on the east side of the property, completed
in 2004 under the approved PD1 775.
PROJECT DESCRIPTION
Proposed Use
No changes in use are proposed. The use of the property is a retirement community (per PD1775) and
would remain the same. Aldersly would continue to provide a mix of Assisted Living/Memory Care, Skilled
Nursing, and Residential/ Independent Living units for older adults. The project would result in a net
increase of +14 Independent Living units (an increase from 55 units to 69 units) and new construction,
renovations, and demolition of existing buildings (discussed below) to modernize and meet the changing
needs of existing and future residents. As noted in the proposed PD Zoning and Development Standards,
the overall goal of the master plan is "to keep Aldersly a boutique residential community for older people
looking for a home with hygge (pronounced "hoo-gah') - Danish for the experience of coziness and
comfortable conviviality that engenders feelings of contentment and well-being."
Proposed Site Plan
The project proposes improvements in three phases that include demolition and renovation of existing
buildings, and construction of new buildings on the Aldersly Campus. Buildout of the proposed
Development Plan would result in a new four -level Independent Living (IL) building along Mission Avenue,
a new Independent Living building on the western portion of the site, a new service building on the north
portion along Belle Avenue, three renovated/reconfigured buildings, and new outdoor spaces including a
memory care garden, activity lawn, and rose terrace. Figure 3 depicts proposed site plan at buildout of all
three phases.
Figure 3: Illustrative Proposes! Site Plan (ail phases)
c
EPENDEUT LIVI N('.
�
KRONBORG
-
�
(PROPOSED]
iEX1571NDlAENOJ
ROSENBORG
3�
(EXISTING TO
REMAIN(
�•
_
»••• •,• ..
FRED BORII
,.� il11lO TO REMAIN(
n-
'
MISSION AVE INDEPENDENT LIVING
(PROPOSED(
•
I
EDERIKSBO
{ ]GSiFNG IRE
_
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 5
Diagrams for each phase of the project are included on revised Sheet A-2.1 of project plans. It is noted
that the applicant modified the phasing plan in May 2022 in response to neighbor comments regarding
construction access from Belle and the construction staging required for each phase of development. The
original plan was to develop in four phases. After reviewing the required construction staging and site
access issues, the phasing plan was modified and consolidated into three phases instead of the original
four. Each phase of the Aldersly Development Plan is outlined below:
PHASE 1 MISSION AVENUE INDEPENDENT LIVING
Phase 1A: New Mission Ave Independent Living (IL) Building:
• Demolition of Marselisborg (4,500 sq. ft.), Graasten (4,320 sq. ft.), Lieslund (1,800 sq. ft.)
Independent Living buildings and the single-family residence at 308 Mission Avenue
• Construction of new independent living apartments along Mission Avenue (net gain of 21 residential
units and 9 parking spaces)
• Redesign the parking spaces (6 net new spaces) located near the new east driveway (308 Mission
property)
• Redesign of the site entry (1 net new parking space)
• Expansion of community space and improve central courtyard
Phase 1 B: Frederiksborg Independent Living (Interior Remodel/Addition):
■ Interior renovation of 15,000 sq. ft. Fredensborg (no discretionary review required; consistent with
approved Development Plan)
• Partial rebuild of 5,000 sq. ft. Frederiksborg with a 1,200 sq. ft. addition for a total of 7,200 sq. ft. (4
new parking spaces)
Phase 1 C: Fredensborg Terrace
• Improve outdoor space
PHASE 2 — SERVICE BUILDING ADDITION & KRONBORG RENOVATION
• Renovate existing 14,250 sq. ft. Kronborg (no net increase in 20 Skilled Nursing beds)
• Renovate interior of lower level to provide Wellness (yoga, meditation, salon, massage) and
additional amenities
• Demolish the 6,510 sq. ft. Minor Building currently used for Independent Living (loss of 8 residential
units)
• Add a new service connector building with service elevator connections to Rosenborg and
Kronborg to improve service access for delivery, refuse and maintenance back -of -house spaces
for increased efficiency.
• Expand outdoor garden for Memory Care
PHASE 3 - WEST CAMPUS INDEPENDENT LIVING ADDITION
• Replace Amalienborg (5,500 sq. ft.) and Sorgenfri (3,800 sq. ft.) with a new 15 -unit Independent
Living building (+1 unit net)
• Partial rebuild of Frederiksborg to increase floor area (no net change in number of IL units). Add
four new parking spaces. Interior renovation of Frendensborg (-2 net change in number of IL units)
Elevations
As noted above, the project proposes the construction of new buildings on the Aldersly Campus, including
a new four -level Independent Living (IL) building along Mission Avenue, a new Independent Living building
on the western portion of the site, and a new service building on the north portion along Belle Avenue.
Elevations and section drawings depicting the proposed new buildings are provided on Sheets A5.1 and
A5.2 of the project plans.
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 6
ANALYSIS
Consistency with City Council Goals and Objectives:
In 2021 the City Council adopted a list of goals and objectives. One of the key policy areas included in the
goals and objectives is focused on creating new housing. For fiscal year 2022/2023, the City Council
continued the goals and objectives from the 2021/2022 fiscal year as these key policy areas remain
relevant. For fiscal year 2022/2023 the Community Development Department will keep track of progress
in this policy area by tracking the number of Housing units entitled and housing units produced by unit,
income level, and the contribution that these units make toward meeting the City's regional housing
allocation (RHNA). The Aldersly project would contribute toward meeting the goal of producing more
housing by adding 14 senior housing units to the City's housing inventory. Since all of the proposed 14
independent living units would include a kitchen and a bathroom, they meet the definition of a dwelling unit
and have been included in the anticipated number of units to be completed during the 2023-2031
timeframe.
Housing Accountability Act:
The project is considered a housing development and is therefore protected under the housing
accountability act (Government Code section 65589). A local agency cannot deny a housing development
project that is consistent with general plan and zoning standards, unless the local agency finds that the
proposed housing development project would have a specific, adverse impact upon the public health or
safety and that such impacts cannot be mitigated. Staff has conducted analysis and no public health or
safety impacts have been identified.
San Rafael General Plan 2040 Consistency:
The site is designated as High Density Residential on the General Plan 2040 Land Use Map, which allows
for the mix of independent living, assisted living and convalescent care. A complete analysis of the project's
consistency with General Plan 2040 policies is provided in the Exhibit 5 - General Plan Consistency Table.
Below is a discussion of some of the key General Plan policies applicable to the project.
Housing and Land Use. There are a number of policies in the City's General Plan (Land Use and Housing
Element) that support the creation of additional housing, including housing for San Rafael's aging
population. One of the four stated goals of the Housing Element (GOAL 4) is to assure that we have an
adequate housing supply and mix that matches the needs of people of all ages, income levels, and special
requirements. San Rafael has a wide range of housing types. People who work in San Rafael should be
able to live here and there should be adequate housing for seniors and very low-income households.
Housing Element Policy H-1. Housing Distribution. Promote the distribution of new and affordable
housing of quality construction throughout the city to meet local housing needs.
Sub -policy H -1.a identifies the need to make progress towards the Regional Housing Needs Allocation
since the start of the planning period.
H-13. Senior Housing. Encourage housing that meets the needs of San Rafael's older population,
particularly affordable units and affordable care facilities that foster aging within the community. Support
development that provides housing options so that seniors can find suitable housing to rent or purchase.
Policy LU -2.8: Senior and Disabled Care Facilities. Encourage facilities and services to meet the needs
of older and disabled residents, including senior housing, assisted living, and convalescent care
facilities; and facilities providing adult day care and social services, and health care for older adults and
people with disabilities. See Goal EDI -6 for additional policies and programs addressing the needs of
older adults.
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 7
The property was developed in 1921 as a retirement community for Danish immigrants and has evolved
over the last 100 years to meet the needs of older adults. One of the overarching goals of the project is to
allow the Aldersly Retirement Community to continue to evolve to meet the needs of current and future
residents. The proposed project would result in a net increase of fourteen (14) independent living units for
seniors (from 55 units to 69 units) and would continue to provide 35 Assisted Living/Memory Care beds
and 20 Skilled Nursing beds, which is similar to convalescent care. The project would allow Aldersly to
continue to provide options for older adults seeking to "age in community" and/or relocate to suitable
housing for persons with mobility limitations and those suffering from dementia -related illnesses, and
allows for Aldersly to adapt to changing tastes, styles, technology, and needs as they evolve. (Policy LU -
2.8: Senior and Disabled Care Facilities; Policy LU -3.2: New Development in Residential Neighborhoods;
EDI -6.2: Aging in Community; Policy H-13: Senior Housing).
Neighborhood Compatibility. Proposed new buildings have been located and designed to minimize
impacts on adjacent residential properties and maintain existing view corridors and not interfere with scenic
vistas as viewed from adjacent public areas. The proposed four-story Mission Avenue Independent Living
Building includes design features that break up the mass of the building. The top floor is recessed from the
street -side and a lighter exterior color is proposed to visually reduce the height. Variations in form, material,
and colors are utilized to break up mass and roof line; vertical elements are used to break up the south
fagade along Mission Avenue. This building would be approximately 48 feet from adjacent residential
properties along Union Street, and 65-95 feet from the residential property at 304 Mission Avenue (corner
of Mission and Union). While this building setback is substantial, it is acknowledged that solar access to
neighboring properties to the east may be reduced during certain times of the year. It is also noted that the
residential properties east of the project site are zoned R-5 and have a building height limit of 30 feet.
Properties west of the project site are zoned Duplex Residential (DR) and Multifamily Residential (MR3)
with height limits of 30 feet and 36 feet, respectively (Policy CDP -4.8: Scale Transitions). All proposed
parking areas, loading areas, and trash facilities will be appropriately screened. The proposed project
includes a wooden fence along the north, east and west sides of the property, and proposes landscape
screening in the new parking area (east driveway) that will provide a buffer between the Aldersly campus
and residential neighbors to the west at 304 Mission and along Union Street. In addition, improvements
proposed for the north side of the campus adjacent to Belle Avenue include a new service building and
enclosed delivery area, as well as a new enclosure for solid waste/recycla bles/com post (Policy LU -3.6:
Transitions Between Uses).
Parking, Loading and Delivery Areas. As conditioned, the project would be consistent with General Plan
policies related to parking and loading (truck deliveries). One of Aldersly's project objectives is to provide
additional on-site parking. Parking is an issue in the Montecito/Happy Valley Neighborhood and other
residential areas in the City, as reflected in policies contained in General Plan 2040 (Policy LU -3.7: On -
Street Parking, Policy NH -2.20: Parking, Policy CDP -4.9: Parking and Driveways). The General Plan also
includes policies that recognize the need to periodically adjust off-street parking requirements and allow
reduced parking when it can be demonstrated that project will have lower vehicle ownership rates; for
example, for senior housing or housing in the downtown area (Policy M-7.6: Off -Street Parking Standards).
The project would provide eight (8) additional on-site parking spaces over what exists today. In addition,
proposed Condition 8 of the Master Use Permit (UP20-022) would require that Aldersly implement a
Parking Management Strategy to maximize on-site parking during peak periods and reduce the use of on -
street parking in the neighborhood.
Managing truck traffic and deliveries in residential areas is also addressed in the General Plan (General
Plan Policy M-5.6: Truck Impacts). The number and type of trucks used for deliveries to the Aldersly
campus is not expected to change as a result of the Proposed Project. The existing loading and delivery
area on Belle Avenue would remain and would continue to accommodate all deliveries through Phase 1.
After completion of Phase 2, a new delivery area for medium-size trucks would be available in the new
Service Building. The project application and plans have been reviewed and accepted by the City Traffic
Engineer subject to conditions included in the attached resolution approving the Master Use Permit and
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 8
Environmental and Design Review Permit (Exhibit 3). In addition, to further minimize potential conflicts,
Condition 7 of the Master Use Permit (UP20-022) would require that the timing of deliveries to the Aldersly
campus be coordinated with drop-off and pick-up times at child daycare and schools in the neighborhood.
Based on the above and the analysis provided in Exhibit 5 - General Plan Consistency Table, it is staff's
opinion that the project as conditioned is consistent with General Plan 2040. Although the project would
have an impact on the eligibility of a historic resource (discussed below under Environmental Review), all
other significant environmental impacts would be mitigated to less than significant, and as outlined above,
the project would further the City's goals regarding senior care, housing, and economic development of
the City.
Zoning Ordinance Consistency:
PD Zoning Amendment
As noted above, the applicant is requesting an amendment to the previously approved Planned
Development (PD) Ordinance (PD1775), which includes amended PQ _Development Standards. The
amended development standards are essentially the same as those approved with PD1775 (same
setbacks, building height limit, lot coverage, etc.) but with text changes to reflect the proposed development
including the additional eight parking spaces (56 spaces total) that are proposed, and the 14 additional
independent living units (total of 69 independent living units) proposed. The table below demonstrates the
project's consistency with the proposed PD Development Standards for the Aldersly Planned
Development.
2: Aldersly PD Development Standards Consistency Table
Lot Size
Required: 2.5 acres
Proposed 2.9 acres (no change)
Height
Allowed: 36 feet
Proposed: 36 feet
(Mission Ave. IL Building)
Maximum Lot Coverage
Required: 60%
Proposed: 53%
Maximum Density*
Allowed: 125 (1,000 s.f./unit)
Existing: 55 Independent Living Units
Proposed: 69 Independent Living Units
* only Independent Living units count toward density calculations
On -Site Parking Minimum Lot Width (New lots)
Required: Flexible based on net new Required: None Required
parking demand
Proposed: 56 spaces at buildout
Minimum Landscape Area
No minimum area specified in PD
Development Standards
Setbacks
Front - Mission Ave
Side - East
Side - West
Rear - Belle Ave.
Required
Proposed
15'
15'
5'
5'
5'
5'
10'
10'
Parking
Parking requirements were determined based on specific land use classifications identified in the San
Rafael Municipal Code, Chapter 14.18: Parking Standards. There are currently 48 parking spaces on the
Aldersly campus. The proposed project includes redesign of on-site parking areas, and the number of
parking spaces would increase from 48 to 56 spaces, a net increase of eight on-site parking spaces, which
exceeds the number of spaces required to accommodate 14 additional independent living units and staff
(2.4 FTE). Therefore, the proposed off-street parking supply was determined to meet the City's Zoning
Code requirements for the proposed project.
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 9
It is also noted that the the Aldersly campus is located approximately 0.4 miles southwest of the SMART
Downtown San Rafael Station. Per recent State legislation (AB 2097), minimum parking requirements
cannot be imposed or enforced in any residential, commercial, or other development project located within
'/z mile of public transit after January 1, 2023. Nevertheless, the project would voluntarily provide eight (8)
additional on-site parking spaces over what exists today. In addition, as noted above, Condition 8 of the
Master Use Permit (Exhibit 3) would require that Aldersly implement a Parking Management Strategy to
maximize on-site parking during peak periods and reduce the use of on -street parking in the neighborhood.
Master Use Permit Amendment
As noted above, a master use permit is required for nonresidential, phased and/or multi -tenant
development in a Planned Development District. Staffs analysis of the project's consistency with the Use
Permit findings set forth in Section 14.22.080 of the SRMC is provided in in the Draft Resolution, Exhibit
3.
Environmental and Design Review Permit
As noted above, San Rafael Municipal Code (SRMC) §14.25.040.A.2 and A.3 require approval of an
Environmental and Design Review Permit for modifications to existing structures and major site design
improvements. The Environmental and Design Review Permit for the proposed development on the
Aldersly campus was reviewed by the Design Review Board (DRB) and on October 5 and December 7,
2021. At the October 2021 meeting, the DRB continued the item to allow the applicant time to respond to
address the following consensus items reached by the Board:
• Find ways to reduce imposing fagade of building along Mission Avenue through architectural
stepbacks, other features, or an increased setback.
• Make an effort to reduce bioswales along mission to allow increased tree screening of buildings
and parking.
The applicant responded with the following revisions to project plans, which were presented to the DRB
on December 7, 2021:
Revisions to Mission Avenue Independent Living building include:
• Utilizing more vertical elements to break up the south fagade
• Changing the form and material to break the roof line; and
Changing the color and material (Stucco Color 4 - Scanda Blue) in center portion to provide more
of a separate the building into east and west parts.
Revisions to Bioretention Areas and Landscape Plan:
• Redistribution of bioretention areas on the site that allow for additional trees to be planted
between the Mission Avenue IL building and Mission Avenue Right of way (ROW). These
revisions are shown on Sheets 2.0-R and L6.1 -R of the project plans.
The Board voted to recommend approval of ED20-051 that incorporated the revisions noted above. The
Planning Commission's action on ED20-051 is a recommendation to the City Council. Staffs analysis of
the project's consistency with the Environmental and Design Review Findings set forth in Section
14.25.090 of the SRMC is provided in the Draft Resolution, Exhibit 3.
ENVIRONMENTAL REVIEW
A Final Environmental Impact Report (Final EIR) has been prepared in compliance with the California
Environmental Quality Act (CEQA). The Final EIR is comprised of the Draft EIR together with the
Response to Comments document that contains the following: (1) a list of persons, organizations, and
public agencies commenting on the Draft EIR; (2) copies of comments received on the Draft EIR; (3) the
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 10
City of San Rafael's responses to those comments; and (4) revisions to the Draft EIR to clarify or correct
information.
This Final EIR is presented to Planning Commission for a recommendation to the City Council regarding
certification. The Final EIR must be certified by the City Council before the project can be approved. CEQA
also requires the adoption of findings prior to project approval in cases where the certified EIR identifies
significant environmental effects (CEQA Guidelines §§15091 and 15092) and a MMRP (§15097). The
findings must include a statement of overriding considerations for any impact identified in the EIR as a
significant adverse impact that cannot be mitigated to a less -than -significant level (CEQA Guidelines
§15093[b]). Draft CEQA findings are included in Draft Resolution recommending certification of Final EIR
(Exhibit 1).
The Final EIR identifies one significant and unavoidable adverse impact on Historic Resources that would
result from the Project. This impact can be reduced, although not to a less -than -significant level, through
implementation of Mitigation Measure CUL -1 identified in the Final EIR. That would require Aldersly to
undertake measures to document and provide interpretation, commemoration, and salvage of the historic
resources prior to any demolition. This would reduce the impact on historic resources, but not to a less-
than- significant level. Therefore, the impact would remain significant and unavoidable. All other
environmental impacts would be avoided or less than significant with implementation of mitigation
measures, including impacts related to air quality, biological resources, cultural resources (archeology),
tribal cultural resources, geologic/paleontological resources, and noise. All adopted mitigation measures
are included in the Mitigation Monitoring and Reporting Program (MMRP) to ensure CEQA compliance
during Project implementation.
NEIGHBORHOOD MEETING / CORRESPONDENCE
Notice of this hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was published in the Marin Independent
Journal and mailed to all property owners and occupants within a 300 -foot radius of the subject site and to
all other interested parties 15 calendar days prior to the date of this hearing. A Public Hearing notice was
also posted on the subject site 15 calendar days prior to the date of this hearing. Public comments received
prior to the posting of the staff report packet are included as Exhibit 8. Correspondence received before
the Planning Commission meeting will be forwarded to Commission members under separate cover.
Comments received during the Draft EIR 45 -day public review period are contained in the Response to
Comments document along with responses to these comments. It is noted that many of the comments
submitted during the Draft EIR review period pertain to the merits of the project and should be considered
by the Planning Commission prior to making its recommendation to the City Council on the merits of the
project. Public comments express a range of opinions — from support for the proposed project to concerns
about losing the special charm of the existing Aldersly campus, adequacy of on-site parking, and
construction noise and dust.
OPTIONS
The Planning Commission has the following options:
1. Adopt the Resolutions recommending to the City Council: a) certification of the Final EIR; b) adopt
MMRP; and c) project applications as presented, subject to conditions of approval (staff
recommendation); or
2. Recommend certification of the Final EIR as presented, and recommend approval of project
applications with certain modifications, changes, or additional conditions of approval; or
3. Continue the hearing (to a date certain or an undefined date) to allow the applicant to address any
of the Commission's comments or concerns; or
REPORT TO PLANNING COMMISSION - Case Nos: ZC20-001, UP20-002, ED 20-051 & IS20-003 Page 11
4. Recommend that the project be denied.
EXHIBITS
1. Draft Resolution recommending City Council certification of Final EIR (MMRP attached)
2. Draft Resolution recommending City Council adoption of Zoning Amendment (ZC20-001)
3. Draft Resolution recommending City Council approval of Use Permit (UP20-022) and Environmental
and Design Review Permit ED20-051
4. Project Plans, revised 5/16/22: available on the Aldersly Pro iect webpage
5. General Plan Consistency Table
6. Proposed P© Development Standards
7. Response to Comments on Draft EIR (Final EIR) : available on the Aldersly Proiect webpage
8. Correspondence
Plans/documents and supportive studies provided on website
hftps://www.cilyofsanrafael.oLgialdersly/
EXHIBIT 1
RESOLUTION NO. 22 -XX
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN
RAFAEL RECOMMENDING CITY COUNCIL CERTIFICATION OF THE FINAL
ENVIRONMENTAL IMPACT REPORT, ADOPTION OF CALIFORNIA
ENVIRONMENTAL QUALITY ACT FINDINGS, A STATEMENT OF
OVERRIDING CONSIDERATIONS AND A MITIGATION MONITORING AND
REPORTING PROGRAM PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT FOR THE ALDERSLY PLANNED
DEVELOPMENT AMENDMENT PROJECT
WHEREAS, on November 12, 2020, Peter Schakow, President of the Aldersly
Board of Directors (applicant), submitted applications for a Planned Development (PD)
Zoning Amendment, Master Use Permit Amendment, and Environmental and Design
Review Permit for the Aldersly Retirement Community Project, which collectively
constitute a "project" under the California Environmental Quality Act ("CEQA"); and
WHEREAS, CEQA (Public Resources Code Section 21000 et seq.) and the CEQA
Guidelines (Cal. Code of Regulations, Title 14, Section 15000 et seq.) require an
analysis and determination regarding a project's potential environmental impacts. It was
determined that the project has the potential to result in potentially significant
environmental effects, and the preparation of an Environmental Impact Report ("EIR")
was recommended; and
WHEREAS, the City released a Notice of Preparation ("NOP") for the Project to the
Office of Planning and Research ("OPR") State Clearinghouse and interested agencies
and persons on November 25, 2021 for a 30 -day review period, during which interested
agencies and the public could submit comments about the Project. The City held a public
scoping meeting on December 14, 2021. Comments on the NOP were received and
considered during preparation of the Draft EIR; and
WHEREAS, a Notice of Availability ("NOK) was issued and the Draft EIR was
made available for public review on the City's website on August 16, 2022 for a 45 -day
public review period through September 30, 2022; and
WHEREAS, the Draft EIR was filed with the California Office of Planning and
Research on August 17, 2022; and
WHEREAS, the San Rafael Planning Commission held a public comment hearing
on the Draft EIR on September 13, 2022; and
WHEREAS, on November 10, 2022, the City published a Response to Comments
Document that contains all of the comments received on the Draft EIR during the public
comment period, including those received at the public hearing, and prepared written
responses to those comments in accordance with CEQA and the CEQA Guidelines. The
Draft EIR and Response to Comments Document, together with the errata, constitute
the Final EIR; and
WHEREAS, all required public notices and public hearings were duly given and
held according to law; and
WHEREAS, after notice having been lawfully given, a duly noticed public hearing
was held before the City Planning Commission on November 15, 2022, at which all
persons interested had the opportunity to appear and comment and at which the
Planning Commission considered and made recommendations to the City Council
regarding the Final EIR and the merits of the Project; and
WHEREAS, pursuant to Public Resources Code Section 21082.1(c)(3), the City
finds that the Final EIR reflects the City's independent judgment as the lead agency for
the Project and is supported by substantial evidence; and
WHEREAS, the Final EIR identified certain potentially significant adverse effects
on the environment caused by the Project; and
WHEREAS, the Planning Commission specifically finds that where more than one
reason for approving the Project and rejecting alternatives is given in its findings or in
the record, and where more than one reason is given for adopting the Statement of
Overriding Considerations, it would have made its decision on the basis of any one of
those reasons; and
WHEREAS, the Planning Commission desires, in accordance with CEQA, to
declare that, despite the potential for significant environmental effects that cannot be
substantially lessened or avoided through the adoption of feasible mitigation measures
or feasible alternatives, there exist certain overriding economic, social, and other
considerations for approving the project that justify the occurrence of those impacts; and
WHEREAS, the Planning Commission fully reviewed, considered and evaluated all
the testimony and evidence submitted in this matter and determined that a Statement of
Overriding Considerations is warranted.
NOW, THEREFORE, BE IT RESOLVED that the San Rafael Planning Commission
recommends that the City Council of the City of San Rafael certify the Final Project EIR,
makes the following findings with respect to the Proposed Project's significant effects on
the environment as identified in the Final Project EIR, as required under Sections 15091,
15092, and 15093 of the CEQA Guidelines, and adopt the Statement of Overriding
Considerations and the MMRP as follows:
I. PROJECT DESCRIPTION
As fully described in Chapter 2 of the Draft EIR, the Project includes phased construction
on the Aldersly campus, including the construction of three new buildings and
additions/renovations to existing buildings as outlined below:
PHASE 1: Build new Independent Living (IL) Building, Relocate the Campus
Reception/Entry to street level, Expand Community Space, and Improve Central
Courtyard.
Phase 1A:
• Demolish three small buildings (Liselund, Marselisborg and Graasten) containing a
total of 12 independent living, studio units.
• Demolish building at 308 Mission (currently used as office space)
Phase 1 B: Add new independent living building.
2
• Construct new independent living 35 -unit building. Includes the redesign of site
entry and parking for better accessibility for residents and visitors. (An elevator and
an interior connection to Fredensborg will enable sheltered ADA access to upper
levels on the hillside site).
• Provide nine (9) parking spaces in the new Mission Avenue IL building, five guest
parking spaces at the new main entrance, and eight surface parking spaces along
the East driveway to Rosenborg.
• Expand community space with a cafe, rooftop lounge, arts & crafts/activity room,
and a conference room/pre-function room.
• Improve central courtyard. Improve outdoor spaces with new gathering spaces and
landscaping, including historic elements.
PHASE 2: Service Building Addition
• Demolish the Minor Building (8 independent living units)
Construct a new service connector building with service elevator connections to
Rosenborg and Kronborg to improve service access for delivery, refuse and
maintenance back -of -house spaces for increased efficiency.
• Expand outdoor garden for Memory Care (Rosenberg)
PHASE 3: West Campus Independent Living
■ Demolish Amalienborg and Sorgenfri (14 independent living units)
■ Construct new 15 independent living units in new West Campus IL building (net
+1).
■ Partial rebuild of Frederiksborg to increase floor area (no net change in number of
IL units). Add four new parking spaces. Interior renovation of Frendensborg (-2 net
change in number of IL units)
At buildout of the proposed PD Development Plan, (estimated to be 10 years from
Project approval, or approximately the year 2032) the Project would result in fourteen
(14) net new additional independent living units, an increase from 55 units to 69 units.
The number of Assisted Living/Memory Care beds (35 beds) and Skilled Nursing beds
(20 beds) would remain unchanged. The number of parking on-site parking spaces
would increase from 48 spaces to 56 spaces at buildout of the Development Plan.
The anticipated entitlements and permits that would be needed for the Project are the
following:
• A zoning amendment to amend the previously approved Ordinance No. 1775,
including revised Aldersly PD Development Standards. (ZC20-001);
• An amendment to a master use permit (UP20-022); and
■ An environmental and design review permit for Phases 1-3 (ED20-051)
A. PROJECT OBJECTIVES
The Project Sponsor has identified the following goals and objectives of the Project:
Goals:
• To keep Aldersly a boutique residential community for older people looking for a
home with hygge - Danish for the experience of coziness and comfortable
conviviality that engenders feelings of contentment and well-being.
• To allow the Aldersly Retirement Community to evolve to meet the needs of
current and future residents for the next 20 years.
3
Project objectives originating from these overarching goals include:
• Create a financially sustainable community that will last another 100 years
• Add a second dining venue and resident lounge/gathering spaces
• Create a dedicated Memory Care Center with an accessible outdoor garden
area
• Update Independent Living units to attract new residents. Increase number
of larger, more marketable units (average unit size in square feet)
• Improve site accessibility and access to campus amenities for staff and
residents with various levels of mobility
■ Improve entry experience to create a positive first impression
■ Define a core active space for residents that promotes social interaction and
movement between different parts of the campus
■ Provide outdoor spaces with lush landscaping to maintain Aldersly's long-
time connections to nature and outdoor living, in keeping with the original
hygge spirit of the community
• Provide additional parking
• Improve delivery area and back of house spaces to increase efficiency and
ease access from Belle Avenue
• Maximize Aldersly's footprint, within the limits of the land use and design
controls established by the City's planning documents
II. ENVIRONMENTAL REVIEW PROCESS
A. ENVIRONMENTAL IMPACT REPORT
According to CEQA, lead agencies are required to consult with public agencies having
jurisdiction over a proposed project, and to provide the general public with an opportunity
to comment on the Draft EIR. An NOP for an EIR was issued by the City to the OPR
State Clearinghouse and interested agencies and persons on November 25, 2021 for a
30 -day review period, during which interested agencies and the public could submit
comments about the Project. The City also held a public scoping meeting on December
14, 2021. Comments on the NOP were received by the City and considered during
preparation of the Draft EIR.
A Notice of Availability (NOA) of the Draft EIR was issued on August 16, 2022, and the
Draft EIR was made available for public review for a 45 -day public review period through
September 30, 2022. The Draft EIR was distributed to local, regional, and State agencies
and the general public was advised of the availability of the Draft EIR.
The Responses to Comments Document provides responses to the comments received
during the comment period on the Draft EIR. The Draft EIR and the Responses to
Comments Document comprise the Final EIR. The Planning Commission was presented
with the Final EIR for consideration at a public hearing on November 15, 2022. The
Planning Commission, however, does not take final action on the Final EIR or the
Project, but provides recommendations. The City Council then considers the Planning
Commission's recommendations on the Final EIR and the Project during a noticed public
hearing and takes the final action on the Project. The City Council is currently scheduled
to consider certification of the Final EIR at a regularly scheduled public hearing on
December 5, 2022.
4
III. CERTIFICATION OF THE FINAL EIR
Upon receiving the recommendation of the Planning Commission, in accordance with
CEQA Guidelines Section 15090, the City of San Rafael, acting by and through its City
Council will certify that the Final EIR has been completed in compliance with CEQA and
the CEQA Guidelines. The City will further certify that it has been presented with the
Final EIR and that it has reviewed and considered the information contained in the Final
EIR prior to approving the Project. The City will further certify that the Final EIR reflects
its independent judgment and analysis.
IV. RECORD OF PROCEEDINGS
For purposes of CEQA and these findings, the record of proceedings consists of the
following documents and testimony:
(a) The NOP and all other public notices issued by the City in conjunction with the
project;
(c) The Draft EIR for the Project, dated August 2022,-
(d)
022;(d) All comments submitted by agencies or members of the public during the public
comment period on the Draft EIR;
(e) The Final EIR for the Project, including comments received on the Draft EIR,
responses to those comments, and the technical appendices, dated November
2022;
(fl The MMRP for the Project;
(h) All reports, studies, memoranda, maps, staff reports, or other planning documents
related to the Project prepared by the City, or consultants to the City, with respect
to the City's compliance with the requirements of CEQA and with respect to the
City's action on the Project;
(i) All documents submitted to the City (including the Planning Commission and City
Council) by other public agencies or members of the public in connection with the
Project;
Q) Any minutes and/or verbatim transcripts of all information sessions,
public meetings, and public hearings held by the City in connection with the
Project;
(k) All matters of common knowledge to the Planning Commission and City
Council, including, but not limited to:
(i) City's General Plan and other applicable policies;
(ii) City's Zoning Ordinance and other applicable ordinances;
(iii) Information regarding the City's fiscal status;
(iv) Applicable City policies and regulations; and
(v) Federal, state and local laws and regulations.
(1) Any other materials required for the record of proceedings by CEQA
5
Section 21167.6(e).
The documents described above comprising the record of proceedings are located on
the City's webpage at: https://www_.cityofsanrafael.org/alderslyl. The custodian of these
documents is the City's Community Development Director or his/her designee.
III. FINDINGS
The findings, recommendations, and statement of overriding considerations set forth
below ("Findings") are to be made and adopted by the City Council of the City of San
Rafael as the City's findings under CEQA and the CEQA Guidelines relating to the Project.
The Findings provide the written analysis and conclusions of the City Council regarding
the Project's environmental impacts, mitigation measures, alternatives to the Project,
and the overriding considerations that support approval of the Project despite any
remaining environmental effects it may have.
These findings summarize the environmental determinations of the Final EIR with regard
to Project impacts before and after mitigation, and do not attempt to repeat the full analysis
of each environmental impact contained in the Final EIR. Instead, the findings provide a
summary description of and basis for each impact conclusion identified in the Final EIR,
describe the applicable mitigation measures identified in the Final EIR, and state the
City's findings and rationale about the significance of each impact following the adoption
of mitigation measures. A full explanation of the environmental findings and conclusions
can be found in the Final EIR; the discussion and analysis in the Final EIR regarding
mitigation measures and the Project's impacts is adopted by reference.
The City intends to adopt each of the mitigation measures identified in the Final EIR.
Accordingly, in the event a mitigation measure identified in the Final EIR has been
inadvertently omitted from these findings, such mitigation measure is hereby adopted
and incorporated into the Project in the findings below by reference. In addition, in the
event the language of a mitigation measure set forth below fails to accurately reflect the
mitigation measure in the Final EIR due to a clerical error, the language of the mitigation
measure as set forth in the Final EIR shall control unless the language of the mitigation
measure has been specifically and expressly modified by these findings.
Sections IV and V, below, provide brief descriptions of the impacts that the Final EIR
identifies as either significant and unavoidable or less than significant with adopted
mitigation. These descriptions also reproduce the full text of the mitigation measures
identified in the Final EIR for each significant impact.
IV. FINDINGS FOR SIGNIFICANT AND UNAVOIDABLE IMPACT
The Final EIR identifies one significant and unavoidable adverse impact associated with
the approval of the Project, which can be reduced, although not to a less -than -significant
level, through implementation of mitigation measures identified in the Final EIR: As
explained below, this impact will remain significant and unavoidable notwithstanding
adoption of feasible mitigation measures. The City Council finds there are no additional
feasible mitigation measures or alternatives that could be adopted at this time that would
reduce these significant and unavoidable impacts to a less than significant level. For
reasons set forth below, however, the City Council has determined that overriding
economic, social, and other considerations outweigh the Project's significant and
0
unavoidable effects. The findings in this section are based on the Project EIR, the
discussion and analysis of which is hereby incorporated in full by this reference.
A. IMPACT CUL -1: The Proposed Project would result in the demolition
of six of the nine contributing buildings and landscape features that are
contributing features of an historic resource.
The Final EIR finds that the Aldersly property is potentially eligible for listing as a historic
district in the California Register of Historic Resources (California Register) and is
therefore considered a historic resource. The Proposed Project would demolish six
contributing buildings, partially demolish one contributing building, and alter an
additional contributing building, leaving only one contributing building intact. The
construction of the three new buildings would require the removal and relocation of some
landscape features — including the Rose Garden and fountain — and would infill some of
the green space of the existing campus, including a corner of the central lawn. All
landscape features of the Aldersly campus that are contributing features of the historic
resource would be altered in some way, either through relocation, removal, or alteration.
Implementation of Mitigation Measure CUL -1 set forth below, which is hereby adopted
and incorporated into the Project, would reduce these impacts, but not to a less -than -
significant level. Therefore, the impact would be significant and unavoidable.
Mitigation Measure CUL -1: Interpretation and Commemoration of Historic Resources.
Prior to issuance of demolition permit(s), the project sponsor shall undertake the
following measures to document and provide interpretation, commemoration, and
salvage of the historic resources to be demolished, as outlined below:
CUL -1a: Documentation. Prior to issuance of demolition permits, the project sponsor
shall undertake Historic American Building Survey (HABS)/Historic American
Landscape Survey (HALS)—style documentation of the property. The documentation
shall be funded by the project sponsor and undertaken by a qualified professional who
meets the standards for history, architectural history, or architecture (as appropriate)
set forth in the Secretary of the Interior's Professional Qualification Standards (Code
of Federal Regulations title 36, part 61). The documentation package created shall
consist of the items listed below:
• CUL -1a-1: HABS-style Photographs
• CUL -1a-2: HABS/HALS-style Historical Report
CUL -1a-3: HALS-style Site Plan
• CUL -1a-4: Video Documentation
The documentation materials shall be offered to state, regional, and local
repositories, including but not limited to, the Northwest Information Center (NWIC)-
California Historical Resource Information System, San Rafael Public Library, the
Marin County Free Library's Anne T. Kent California Room, and the Marin History
Museum. Materials will either be provided in digital or hard copy formats depending
on the capacity and preference of the repository.
CUL -1a-1: HABS-style Photographs
Digital photographs will be taken of the contributing buildings and landscape
7
elements and the overall character and setting of the historic resource. All digital
photography shall be conducted according to current National Park Service
standards as specified in the National Register Photo Policy Factsheet (updated
May 2013). The photography shall be undertaken by a qualified professional with
demonstrated experience in documentation photography. Large format negatives
are not required. The scope of the digital photographs shall be reviewed and
approved by the Planning Division's staff for concurrence.
Photograph views for the data set shall include contextual views of the site and
each contributing landscape element and building; elevations of each fapade of
each building; and detail views of character -defining features. All photographs shall
be referenced on a photographic key map or site plan. The photographic key shall
show the photograph number with an arrow to indicate the direction of the view.
CUL -1a-2: HABS/HALS-style Historical Report
A written historical narrative and report will be produced that meets the HABS/HALS
Historical Report Guidelines. This HABS/HALS-style Historical Report may be based
on the documentation provided in the 2017 Historic Resource Evaluation for the site
and will include historic photographs and drawings, if available. The written history
shall follow the standard outline format that begins with a statement of significance for
the historic district, describes the architectural and historical context of the district, and
includes descriptions of each contributing building and landscape feature.
CUL -1a-3: HALS-style Site Plan
A HALS-style site plan shall be prepared that depicts the existing sizes, scale,
dimensions, and relative locations of the contributing landscape elements and
buildings related to the historic resource. Particular attention will be paid to the
arrangement and plantings of landscape features that are contributing resources to
the historic resource. Documentation of all plantings is not required, but depiction of
the locations and types of mature trees, and designed hardscape and landscape
features shall be included.
CUL -1a-4: Video Recordation. Video recordation shall be undertaken prior to the
issuance of demolition permits. The project sponsor shall undertake a video
documenting the historic resource and its setting. The documentation shall be
conducted by a professional videographer, preferably one with experience recording
architectural resources. The documentation shall be narrated by a qualified
professional who meets the Secretary of the Interior's Professional Qualification
Standards for history, architectural history, or architecture (as appropriate). The
documentation shall include as much information as possible—using visuals in
combination with narration—about the materials, construction methods, current
condition, historic use, historic context, and historic significance of the historic
resource. The video documentation shall be reviewed and approved by the Planning
Division's staff prior to issuance of demolition permits.
CUL -11b: Interpretation. The project sponsor shall provide a permanent display (or
multiple displays) of interpretive materials concerning the history of Aldersly in the
N.
Northern California Danish -American community and the architectural features of the
Aldersly Retirement Community campus as designed in the 1961-1968 master plan
by master architect Rex Whitaker Allen. Interpretation of the site's history shall be
supervised by an architectural historian or historian who meets the Secretary of the
Interior's Professional Qualification Standards. The high-quality interpretive display(s)
shall be installed within the project site boundaries, made of durable, all-weather
materials, and positioned to allow for high public visibility and interactivity. In addition
to narrative text, the interpretative display(s) may include, but are not limited to, a
display of photographs, news articles, memorabilia, drawings, and/or video. A
proposal describing the general parameters of the interpretive program shall be
approved by the Planning Division's staff prior to issuance of building permits. The
content, media, and other characteristics of the interpretive display shall be approved
by the Planning Division's staff prior to issuance of a Temporary Certificate of
Occupancy.
CULA c: Salvage. Prior to any demolition or construction activities that would remove
character -defining features of a resource that is a contributor to the historic resource
on the project site, the project sponsor shall consult with a qualified architectural
historian or historian who meets the Secretary of the Interior's Professional
Qualification Standards as to whether any such features may be salvaged, in whole
or in part, during demolition/alteration. The project sponsor shall submit a list of
materials that will be salvaged and reused either on the site or within the interpretive
program to the Planning Division for review prior to the beginning of demolition on the
site. The project sponsor shall make a good faith effort to salvage materials of
historical interest to be utilized as part of the interpretative program. No materials shall
be salvaged or removed until HABS/HALS-style recordation and documentation are
completed.
Significance with Mitigation: Significant and Unavoidable. While the Project proposes
to relocate some of the character -defining features and contributing elements of the
landscape, and Mitigation Measure CUL -1 would lessen the impact associated with the
proposed project; it would not reduce the impact to a less -than- significant level. The
historic resource would lose its integrity and ability to convey its significance. Therefore,
the impact on the historic resource would be significant and unavoidable.
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V. FINDINGS FOR SIGNIFICANT IMPACTS REDUCED TO A LESS -THAN -
SIGNIFICANT LEVEL BY MITIGATION MEASURES
The Final EIR identifies the following significant impacts associated with the
Project. It is hereby determined that the impacts addressed through the
corresponding mitigation measures will be reduced to a less than significant level
or avoided by adopting and incorporating these mitigation measures into the
Project. As explained in Section VII, below, the findings in Section V are based on
the Final EIR, including the discussion and analysis contained in Appendix B of
which is incorporated in full by this reference, and as identified in the Summary
Chapter, Table S-1, Summary of Impacts and Mitigation Measures of the Final EIR
and supported by evidence contained within the entirety of the record of
proceedings.
A. IMPACT CUL -2: Implementation of the Proposed Project has the potential
to cause a significant impact to a previously unidentified archaeological
resource pursuant to CEQA Guidelines Section 15064.5.
B. IMPACT CUL -3: Ground -disturbing activities during Project construction
could encounter human remains, the disturbance of which could result
in a significant impact under CEQA. (Less than Significant with
Mitigation)
C. IMPACT TCR -1: Ground -disturbing activities as a result of the Proposed
Project could encounter Tribal Cultural Resources, the disturbance of
which could result in a significant impact under CEQA.
As discussed in Chapter 3 and summarized in Table S-1 in the Summary Chapter
of the Final EIR, although construction of the proposed project would have no
impact on known tribal cultural resources, there is a possibility that previously
unidentified resources and subsurface deposits are present within the Project
area. Implementation of Mitigation Measure TCR -1, which requires a survey of
the site by trained Human Remains Detection Dogs, would avoid or reduce this
impact to a less -than- significant level.
D. IMPACT AQ -1. The project could result in a cumulatively considerable net
increase a criteria pollutant for which the project region is non —
attainment under an applicable federal or state ambient air quality
standard (Appendix B - Checklist Item Ill.b.).
As discussed in Appendix B, Topics Not Requiring Detailed Environmental
Analysis and summarized in Table S-1 in the Summary Chapter of the Final EIR,
the project could result in a cumulatively considerable net increase a criteria
pollutant for which the project region is non — attainment under an applicable
federal or state ambient air quality standard. Implementation of Mitigation
Measure AQ -1, which requires BAAQMD Best Management Practices (BMPs) be
implemented during construction would avoid or reduce this impact to a less -than -
significant level.
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E. IMPACT AQ -2. The project could expose sensitive receptors to
substantial pollutant concentrations (Appendix B - Checklist Item Ills.)
As discussed in Appendix B, Topics Not Requiring Detailed Environmental
Analysis and summarized in Table S-1 in the Summary Chapter of the Final EIR,
the project could expose sensitive receptors to substantial pollutant
concentrations. Implementation of Mitigation Measure AQ -2, which requires
construction equipment to minimize exhaust emissions would avoid or reduce this
impact to a less -than- significant level.
F. IMPACT 13I0-1. The project has the potential to disturb active bird nests
on the Project site. (Checklist Item IV.a.).
As discussed in Appendix B, Topics Not Requiring Detailed Environmental
Analysis and summarized in Table S-1 in the Summary Chapter of the Final EIR,
the project has the potential to disturb active bird nests during construction.
Implementation of Mitigation Measure BIO -1, which requires avoidance of nesting
birds in compliance with State and federal regulations, would avoid or reduce this
impact to a less -than- significant level.
As discussed in the Final EIR Response to Comments from California Department
of Fish and Wildlife (CDFW), no bats or indicators of on-site roosting (e.g.,
guano/staining) were observed by the biologist during their site visit. For these
reasons, bats (including special -status species) are unlikely to roost on the project
site. Though not required, the following measures recommended by CDFW are
adopted and included in the MMRP:
Mitigation Measure BIO -2 (Roosting Bat Habitat Assessment and
Surveys): Prior to any tree removal, a qualified biologist shall conduct a
habitat assessment for bats. A qualified bat biologist shall have: 1) at least
two years of experience conducting bat surveys that resulted in detections for
relevant species, such as pallid bat, with verified project names, dates, and
references, and 2) experience with relevant equipment used to conduct bat
surveys. The habitat assessment shall be conducted a minimum of 30 to 90
days prior to tree removal and shall include a visual inspection of potential
roosting features (e.g., cavities, crevices in wood and bark, exfoliating bark,
suitable canopy for foliage roosting species). If suitable habitat trees are
found, or bats are observed, mitigation measure BIO -3 shall be implemented.
Mitigation Measure 13I0-3 (Roosting Bat Tree Protections): If the qualified
biologist identifies potential bat habitat trees, then tree trimming and tree
removal shall not proceed unless the following occurs: 1) a qualified biologist
conducts night emergence surveys or completes visual examination of roost
features that establishes absence of roosting bats, or 2) tree trimming and
tree removal occurs only during seasonal periods of bat activity, from
approximately March 1 through April 15 and September 1 through October
15, and tree removal occurs using the two-step removal process. Two-step
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tree removal shall be conducted over two consecutive days. The first day (in
the afternoon), under the direct supervision and instruction by a qualified
biologist with experience conducting two-step tree removal, limbs and
branches shall be removed by a tree cutter using chainsaws only; limbs with
cavities, crevices or deep bark fissures shall be avoided. The second day the
entire tree shall be removed.
G. IMPACT GEO-1. The project site is subject to earthquakes that have the
potential to induce strong to very strong ground shaking. Strong shaking
during an earthquake can result in ground failure such as that associated
with soil liquefaction, lateral spreading, cyclic densification, and
landsliding. (Checklist Item Vll.a.ii)
As discussed in Appendix B, Topics Not Requiring Detailed Environmental
Analysis and summarized in Table S-1 in the Summary Chapter of the Final EIR,
the project could. Implementation of Mitigation Measure GEO-1, which requires
that seismic design coefficients and spectral accelerations shall be consistent with
the findings presented in Geotechnical Investigation prepared by Rockridge
Geotechnical, August 31, 2020, and that a final geotechnical investigation be
prepared by a qualified and licensed geotechnical engineer would avoid or reduce
this impact to a less -than- significant level.
H. IMPACT GEO-2. The project has the potential to destroy a unique
paleontological resource during construction and earthmoving activities
(Checklist Item Vll.f.)
As discussed in Appendix B, Topics Not Requiring Detailed Environmental
Analysis and summarized in Table S-1 in the Summary Chapter of the Final EIR,
the project project has the potential to destroy a unique paleontological resource
during construction and earthmoving activities. Implementation of Mitigation
Measure GEO-2, which establishes protocols in the event that fossils or other
paleontological resources are encountered during project subsurface construction,
would avoid or reduce this impact to a less -than- significant level.
I. IMPACT N0I-1. Noise generated by construction activities, including
demolition, could exceed the 90 dBA Leq noise level established in SRMC
Section 8.13.050
As discussed in Appendix B, Topics Not Requiring Detailed Environmental
Analysis and summarized in Table S-1 in the Summary Chapter of the Final EIR,
noise generated by project construction activities, including demolition, could
exceed the 90 dBA Leq noise level established in the San Rafael Municipal Code.
Implementation of Mitigation Measure NOI-1, which requires that a Construction
Noise Management Plan (CNMP) prepared by a qualified acoustical consultant to
identify noise attenuation measures, including but not limited to installing
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temporary noise barriers, would reduce this impact to a less -than- significant level.
VI. ALTERNATIVES
The Final EIR analyzed three alternatives to the Project. The Project objectives
are listed in Chapter 2 (Project Description) of the Draft EIR; the potentially
significant environmental effects of the Project, including feasible mitigation
measures identified to avoid these impacts, are analyzed in Chapter 3 of the Draft
EIR; and the alternatives are described in detail in Chapter 5 (Alternatives to the
Proposed Project) of the Draft EIR.
Brief summaries of the alternatives are provided below. A brief discussion of the
Environmentally Superior Alternative follows the summaries of the alternatives. As
explained in Section VII, below, the findings in this Section VI are based on the
Final EIR, the discussion and analysis in which is hereby incorporated in full by
this reference.
1. Alternative 1: No Project Alternative:
Pursuant to CEQA Guidelines Section 15126.6(e)(1), the No Project Alternative is
required as part of the "reasonable range of alternatives" to allow decision makers
to compare the impacts of approving the proposed project with the impacts of
taking no action or not approving the proposed project. Consistent with CEQA
Guidelines Section 15126.6(e)(3)(B), when the project is a development project on
identifiable property, the "no project" alternative is the circumstance under which the
project does not proceed.
Under Alternative 1, the Aldersly campus would remain in its existing condition and
would not be subject to redevelopment. Aldersly would continue to operate as it
currently exists and no new construction would occur within the Project site, except
for repairs and interior renovations to existing buildings. The number of
Independent Living units, assisted living/memory care beds and skilled nursing
beds would be essentially unchanged (55 Independent Living units, 35 Assisted
Living/Memory Care beds, and 20 Skilled Nursing beds).
A. Comparison of Environmental Impacts: There would be no redevelopment
of Aldersly's campus under Alternative 1. Aldersly would continue to operate
as is which would include ongoing minor repairs and renovations of existing
buildings. The Aldersly campus would remain eligible for listing in the
California Register and there would be no other environmental impacts under
this alternative.
B. Facts in Support of Finding: Alternative 1 would not meet the Project's
overarching goals or objectives. Under this alternative, Aldersly would not add
or update existing independent living units, construct a dedicated outdoor
garden for the Memory Care Center or other outdoor spaces for connecting
with nature, create a core active space to promote social interaction, or add a
second dining venue and resident lounge/gathering spaces. These objectives
13
are necessary for meeting the Project's overarching goals of maintaining
Aldersly as a boutique residential community for older adults while providing
the flexibility to evolve to meet the current and future needs of residents.
These objectives would also ensure that Aldersly remains a financially
sustainable community for the foreseeable future. The new and updated
independent living units responds to changing market demand for older adult
independent living and is therefore needed to attract new residents. The
dedicated outdoor garden would enhance Aldersly's new and innovative
Memory Care Center. The improved outdoor spaces, new core active space,
and second dining venue and resident lounge/gathering spaces provide
additional amenities to retain and attract new residents.
Alternative 1 would also not meet the objectives of improving site accessibility
for staff and residents, providing additional parking, or maximizing Aldersly's
development footprint within established land use and design controls for the
Project site. Overall, under Alternative 1, there would be uncertainty as to
whether Aldersly may be redeveloped and modernized to ensure its ongoing
and future viability as a non-profit community for older adults.
C. Finding: Accordingly, City Council hereby finds Alternative 1 to be infeasible
for the preceding policy, social, and economic reasons and because it would
not satisfy the Project's objectives. Each of these reasons would separately
and independently provide sufficient justification for rejecting Alternative 1
2. Alternative 2: On -Site Preservation Alternative:
Alternative 2 would limit redevelopment to the southern edge of the Aldersly
campus. Marselisborg, Graasten, and Liselund, all of which are contributing
buildings to the historic resource, would be demolished and replaced with a new
building fronting Mission Avenue that would include a parking garage,
administrative space, and 35 independent living units. Frederiksborg would also be
demolished and replaced with a two-story building containing ground floor indoor
parking and six independent living units. As with the Project, many of the
contributing landscape features of the historic resource would be relocated, altered,
or removed to accommodate the independent living building along Mission Avenue.
The Minor Building would be demolished and replaced with the outdoor garden for
the Memory Care Center. The new service connector building would not be
constructed between Rosenborg and Kronborg. Alternative 2 would also not
construct the independent living building in the northwest portion of the campus
thereby preserving contributing buildings Amalienborg and Sorgenfri. In total, four
of the nine contributing buildings would be demolished. The net increase of
residential and administrative space under Alternative 2 would be 53,390 sq. ft. and
the average size of the independent living units would be 830 sq. ft.
A. Comparison of Environmental Impacts: Since Alternative 2 proposes less
development than the Project, net increase of 53,390 sq. ft. versus the
Project's net increase of 64,260 sq. ft., this smaller project would generally
reduce the Project's environmental effects to some degree. For example, air
14
quality, greenhouse gas emissions, noise, and biological resource impacts
would be reduced due to there being less construction (although these
impacts are less than significant for both the Project and Alternative 2).
Alternative 2 would also reduce the impact to the historic resource but the
impact would remain significant and unavoidable. Even though an additional
two contributing buildings would be preserved, the Project site would still lose
its historic integrity and ability to convey its significance due to demolition of
four of the nine contributing buildings and relocating, altering, or removing
most of the contributing landscape features.
B. Facts in Support of Finding: Alternative 2 meets some but not all of the
Project's objectives. For instance, the alternative would add a second dining
venue, create a dedicated outdoor garden for the Memory Care center, and
define a core active space for residents to promote social interaction. The
alternative would add independent living units and increase their overall size,
but not to the extent the Project would (830 sq. ft. in Alternative 2 compared
to 968 sq. ft. in the Project). These smaller independent living units would be
less attractive to potential new residents and so the alternative falls short of
the objective to ensure Aldersly can operate in a financially sustainably
manner for the foreseeable future. The alternative also would not maximize
Aldersly's development footprint within existing land use controls.
Furthermore, Alternative 2 would not meet the objectives of improving site
accessibility as construction would be focused solely in the southern portion
of campus. The desired improvements to the delivery area and back of house
spaces with a connector building between Rosenborg and Kronborg would
not be constructed.
Although Alternative 2 would further reduce the Project's less than significant
impacts, the impact to the historic resource would remain significant and
unavoidable as four of the nine contributing buildings would be demolished
and the majority of contributing landscape features would be relocated,
altered, or removed.
C. Finding: Accordingly, the City Council hereby finds Alternative 2 to be
infeasible for the preceding policy, social, and economic reasons and
because it would not satisfy the Project's objectives. Each of these reasons
would separately and independently provide sufficient justification for
rejecting Alternative 2.
3. Alternative 3: Off -Site Alternative
Alternative 3 would locate all new development on the eastern end of the Aldersly
campus and on two parcels owned by Aldersly (121 and 123 Union Street) adjacent
to the northeast corner of campus at Belle Avenue and Union Street. The only
contributing buildings that would be demolished under Alternative 3 are the Minor
Building and Liselund. Seven contributing buildings and seven contributing
landscape features would remain intact. Rosenborg, a non-contributing building
constructed in 2004 that currently houses assisted living and memory care facilities
15
and Liselund would be demolished and replaced with a new building with two to four
stories spanning from the two adjacent parcels on Union Street down to Mission
Avenue. This new building would accommodate 41 parking spaces, 15 assisted
living units, 15 memory care units, and 42 independent living units. The Minor
Building would be replaced with an outdoor landscaped area. As Rosenborg
contains a parking garage with 30 spaces, the majority of on-site parking spaces
would be temporarily eliminated during the construction process. The net increase
of residential and administrative space under Alternative 3 would be 46,730 sq. ft.
and the average size of the independent living units would be 764 sq. ft.
A. Comparison of Environmental Impacts: Alternative 3 would retain the
majority of the buildings and landscaping elements that contribute to the
historic district thereby reducing the significant impact to less than
significant. Accordingly, the campus would retain its eligibility for the
California Register. Alternative 3 would result in a net increase of 46,730 sq.
ft. of residential and administrative space whereas the Project would
increase residential and administrative space by 64,260 sq. ft. As such,
construction related environmental impacts under Alternative 3 may be
somewhat reduced. However, some construction impacts will be increased.
In particular, development on the two adjacent parcels will be in closer
proximity to existing single family homes on Belle Avenue and Union Street,
as compared to the Project, which could increase air quality and noise
impacts. Alternative 3 would also require more earthwork than the Project,
although with implementation of BMPs, a construction management plan,
and compliance with the noise ordinance, impacts would remain less than
significant.
B. Facts in Support of Finding: Alternative 3 meets some but not all of the
Project objectives. The new building replacing Rosenborg would include a
second dining venue and gathering/lounge spaces and the Minor Building
would be replaced with the outdoor garden for the Memory Care Center.
The alternative would provide larger independent units than exist today, but
the average unit size would be even smaller than the independent living
units under Alternative 2 and therefore be less marketable to potential
residents. This would impact Aldersly's ability to remain a financially
sustainable community.
Alternative 3 would also require demolishing Rosenborg which is a relatively
new building constructed in 2004 and was remodeled in the past year to
house Aldersly's state -of -the art Memory Care Center and assisted living
facilities. Rosenborg, as recently upgraded, was a major investment by
Aldersly and demolishing it well before the end of its useful life would add
significant costs not accounted for and is likely a financially infeasible option.
Demolishing Rosenborg would be impractical and may not be an option that
the California Department of Social Services ("CDSS") would approve. As
a licensed Residential Care Facility for the Elderly, Aldersly is required to
obtain approval from CDSS for major modifications to its facilities. Since
Rosenborg houses both the Memory Care Center and assisted living
16
facilities, demolishing it would require displacing and temporarily relocating
up to 35 residents across both programs. Relocating these residents on
campus would be extremely challenging given the constraints of existing
facilities combined with construction of the project and the special
requirements and needs of these residents. It would also be very disruptive
since these residents have medical conditions requiring stable, routine, and
consistent care. As such, Alternative 3 may be infeasible because it would
be impractical and disruptive to temporarily relocate up to 35 assisted living
and memory care residents and may not receive approval from CDSS.
Alternative 3 also would not improve site accessibility and access to campus
amenities, define a core active space for residents, or provide additional
parking spaces, all of which are Project objectives. In fact, the number of
overall parking spaces would be reduced by three. The alternative would
also not make the most of Aldersly's development footprint, opting to instead
expand onto the adjacent parcels which would require rezoning.
Development on the two parcels would result in additional impacts to the
adjacent neighbors on Belle Avenue and Union Street. The new building
replacing Rosenborg would be taller and have greater massing and would
therefore further impact the views and shadows of the single-family homes
situated on Union Street and directly east of the campus.
C. Finding: Accordingly, the City Council hereby finds Alternative 3 to be
infeasible for the preceding legal, social, economic, and other
considerations and because it would not satisfy the Project's objectives.
Each of the reasons described above would separately and independently
provide sufficient justification for rejecting Alternative 3.
4. ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The CEQA Guidelines (Section 15126.6(e)) require the identification of an
environmentally superior alternative to the Proposed Project. If it is determined that
the "no project" alternative would be the environmentally superior alternative, then
the EIR shall also identify an environmentally superior alternative among the other
project alternatives (Section 15126.6[e][2]). To determine the environmentally
superior alternative, the impacts of all the alternatives were compared to determine
which alternative would have the least adverse effects. Alternative 1, the "no project"
alternative, is the environmentally superior alternative to the Proposed Project
because it would avoid all of the significant impacts associated with the Proposed
Project.
Alternative 3 would retain the majority of the buildings and landscaping elements that
contribute to the historic resource thereby reducing the significant impact to the
historic resource to less than significant. However, as noted above, Alternative 3
would meet fewer of the project sponsor's objectives. The new building replacing
Rosenborg would include a second dining venue and gathering/lounge spaces and
the Minor Building would be replaced with the outdoor garden for the Memory Care
Center. The alternative would provide larger independent units than exist today, but
iF
the average unit size would be even smaller than the independent living units under
Alternative 2 and therefore be less marketable to potential residents. This would
impact Aldersly's ability to remain a financially sustainable community.
Alternative 3 would also require demolishing Rosenborg which is a relatively new
building constructed in 2004 and was remodeled in the past year to house Aldersly's
state -of -the art Memory Care Center and assisted living facilities. Rosenborg, as
recently upgraded, was a major investment by Aldersly and demolishing it well before
the end of its useful life would add significant costs not accounted for and is likely a
financially infeasible option. As noted above, demolishing Rosenborg may not be an
option that the California Department of Social Services ("CDSS") would approve. As
a licensed Residential Care Facility for the Elderly, Aldersly is required to obtain
approval from CDSS for major modifications to its facilities. Since Rosenborg houses
both the Memory Care Center and assisted living facilities, demolishing it would
require displacing and temporarily relocating up to 35 residents across both
programs. Relocating these residents on campus would be extremely challenging
given the constraints of existing facilities combined with construction of the project
and the special requirements and needs of these residents. It would also be very
disruptive since these residents have medical conditions requiring stable, routine,
and consistent care. As such, Alternative 3 may be infeasible because it would be
impractical and disruptive to temporarily relocate up to 35 assisted living and memory
care residents and may not receive approval from CDSS. Alternative 3 also would
not improve site accessibility and access to campus amenities, define a core active
space for residents, or provide additional parking spaces, all of which are Project
objectives.
VII. STATEMENT OF OVERRIDING CONSIDERATIONS
As stated above and determined in the foregoing findings, the City has determined
that the Project would result in a significant and unavoidable impact to an historic
resource and there is no feasible mitigation or alternative to reduce the impact to
less than significant. The City has determined all other impacts to be less than
significant.
Section 15093(b) of the State CEQA Guidelines provides that when the decision of
the public agency results in the occurrence of significant impacts that are not avoided
or substantially lessened, the agency must state in writing the reasons to support its
actions (see also Public Resources Code Section 21081(b)). Accordingly, the City
Council specifically adopts and makes this Statement of Overriding Considerations.
The Project has mitigated the significant impacts on the historic resource to the
extent feasible and finds that the remaining significant and unavoidable impact is
acceptable in light of the economic, legal, environmental, social, technological, or
other considerations described below because the benefits of the Project outweigh
its significant adverse environmental effect, and that the adverse environmental
effect is therefore acceptable.
The City Council finds that each of the overriding considerations set forth below is a
separate and independent basis for finding that the benefits of the Project outweigh
its significant and unavoidable impact and warrants approval of the Project. Based
18
on the substantial evidence in the record, including the public record of proceedings
as well as oral and written testimony at all public hearings on the Project to date, the
City Council hereby determines that implementation of the Project would result in the
following substantial benefits:
1. Promote City Goals and Policies: The Project promotes the following goals
and policies of the City's General Plan:
a. Gaal EDI -5. An Age -Friendly Community. Enhance the quality of life for
older adults in San Rafael.
The Project supports the City's goal of serving older adults and enhancing
their quality of life. The new and expanded independent living units and
other improvements would attract new residents and enhance the living
experience of existing residents. The second dining venue, lounge and
gathering spaces, and core active space would provide additional areas
for residents to meet and socialize. The outdoor garden for the Memory
Care Center and other outdoor experiences would elevate the campus'
outdoor living experience. The site accessibility improvements would
make it easier for residents to move about the campus.
b. Policy H-13: Senior Housing. Encourage housing that meets the needs
of San Rafael's older population, particularly affordable units and
affordable care facilities that foster aging within the community. Support
development that provides housing options so that seniors can find
suitable housing to rent or purchase.
The Project would result in a net increase of fourteen (14) independent
living units for seniors (from 55 units to 69 units) and would continue to
provide 35 assisted living/memory care beds and 20 skilled nursing
beds. In response to market demand, the new and remodeled
Independent Living units would be larger than Aldersly's existing
independent living units and include amenities such as a full kitchen and
in -unit washer and dryer. Independent living units provide older adults
the option to live in a supported community with the experience of living
on their own. These independent living units are also an option for older
adults seeking to downsize from their single-family homes.
c. Policy LU -1.3: Land Use and Climate Change. Focus future housing and
commercial development in areas where alternatives to driving are most
viable and shorter trip lengths are possible, especially around transit
stations, near services, and on sites with frequent bus service. This can
reduce the greenhouse gas emissions associated with motor vehicle
trips and support the City's climate action goals.
Policy M-3.8: Land Use and VMT: Encourage higher -density
employment and residential uses near major transit hubs such as
Downtown San Rafael, recognizing the potential for VMT reduction in
19
areas where there are attractive alternatives to driving, concentrations
of complementary activities, and opportunities for shorter trips between
different uses
The Project would increase the overall density of the Aldersly campus
with 35 modernized and larger independent living units and other
amenities such as the second dining venue and lounge/gathering
spaces. The Project is within one half mile of the San Rafael Transit
Center which is served by SMART, Marin Transit, Golden Gate Transit,
and Sonoma County Transit, and is near commercial and retail uses in
Montecito Plaza downtown San Rafael.
d. Policy EV -3.3- Economically Productive Use of Land. Encourage the use
of the City's commercial and industrial land supply in a way that creates
positive fiscal impacts, economic opportunities for local businesses and
property owners, employment growth, and services for San Rafael
residents.
The Project makes the most of the development potential of the Aldersly
campus. The modernized and larger independent living units and other
improvements would ensure that Aldersly can operate sustainably as a
non-profit into the future and continue to provide a home for older adults
and retain its employees.
2. Increase Opportunities for Older Adults to Remain in the Community:
The Project would provide a total of 35 modernized and larger independent
living units designed to meet the current and future needs of older adults in
the City and the region. Marin County has the highest median age of any
County in the Bay Area and it is projected that persons over 65 will be the
fastest growing population during the time horizon of the City's 2040 General
Plan. Overall trends show that more people are growing into their 80s and
beyond thereby increasing demand for community and assisted living. A
significant benefit of the Project is to expand opportunities for older adults to
remain in the community.
3. Ensure Financial Stability for Aldersly in the Long -Term: The Project
would ensure that Aldersly remains a financially sustainable non-profit
community for the foreseeable future. Older adults are not looking for housing
that met their parents' needs. To meet the market demand of today's older
adults, Aldersly needs to increase the overall size of its independent living
units and offer amenities such as full kitchens, in -unit laundry, open floor
plans, and larger windows that allow in more natural light. These upgrades
are needed to ensure that Aldersly can remain competitive and operate at
financially sustainably. Not pursuing these improvements would threaten the
long-term viability Aldersly. Aldersly is an important part of the San Rafael
community, so a key benefit of the Project is ensuring its long-term financial
stability.
20
4. Maintain and Enhance the Aldersly Experience: The Project would
maintain and enhance Aldersly as a boutique residential community for older
people with an over 100 -year history as a contributing and valued member of
the San Rafael community. Aldersly is known for its long-time connection to
nature and outdoor living in keeping with the original hygee (Danish for the
experience of coziness and comfortable conviviality that engenders feelings of
contentment and well-being) spirit of its community. The Project would
enhance the outdoor living experience for residents by establishing an
accessible dedicated outdoor garden area for the Memory Care Center,
improving the other outdoor spaces on campus with lush landscaping, and
creating a core active space for residents that promotes social interaction and
movement around the campus. The second dining venue and resident
lounge/gathering spaces would provide additional space for residents to
gather and socialize in an inviting and comfortable setting. The campus is also
difficult to traverse due to its hillside location. The Project would address this
issue by improving overall site accessibility including ADA improvements.
Given Aldersly's long history within the San Rafael community, a key benefit
of the Project is maintaining and enhancing the unique and special Aldersly
experience.
5. Efficient Development that Respects the Existing Neighborhood: The
Project would provide much needed senior housing within Aldersly's existing
development footprint. The Aldersly campus is located within the
Montecito/Happy Valley Neighborhood which is one of San Rafael's oldest
neighborhoods and is adjacent to downtown San Rafael. The neighborhood
consists of a mixture of residential, retail, and community services. Aldersly is
situated in a transitional area from retail and community services uses to single
family homes. The Project efficiently uses existing developed land to
redevelop Aldersly while maintaining the balance of land uses and layout of
development in this established neighborhood. For instance, the Project's
largest building, the independent living building fronting Mission Avenue is
oriented towards existing commercial and multi -family land uses and away
from, to the extent possible, nearby single-family homes.
6. Development of an Existing and Transit -Adjacent Site: The Project would
redevelop portions of Aldersly's campus which is located in an urbanized area
of the City directly adjacent to downtown San Rafael and within a half a mile
of the San Rafael Transit Center. Development near transit provides a number
of environmental benefits particularly by reducing air quality and greenhouse
gas emissions by reducing overall vehicle trips. Transit oriented development
can also lead better to social and health outcomes, encouraging people to
walk, ride their bikes, and/or use public transit. Projects located near transit
can also contribute to reducing vehicle traffic congestion. Transit oriented
development also naturally encourages more connected communities by
concentrating development around transit locations. As such, a key benefit of
the Project is its proximity to transit which provides the additional benefits
discussed above.
21
VIII. ADOPTION OF THE MITIGATION MONITORING AND REPORITNG PROGRAM
The Planning Commission recommends that the City Council adopt the mitigation
measures set forth for the Project in the Final EIR and the Mitigation Monitoring and
Reporting Program (MMRP) attached hereto as Exhibit A and incorporated herein by this
reference.
IX. SEVERABILITY
If any term, provision, or portion of these findings or the application of these findings to
a particular situation is held by a court to be invalid, void or unenforceable, the remaining
provisions of these findings, ortheir application to other actions related to the Project, shall
continue in full force and effect unless amended or modified by the City.
The foregoing Resolution was adopted at the regular meeting of the City of San Rafael
Planning Commission held on the _ day of November 2022.
Moved by and seconded by
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAIN: COMMISSIONERS
ATTEST:
Am
Leslie Mendez, Secretary Jon Previtali, Chair
Attachment A — Mitigation Monitoring and Reporting Program (MMRP)
22
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EXHIBIT 2
RESOLUTION NO. 2022- XX
RESOLUTION OF THE CITY OF SAN RAFAEL PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL RESCIND PD1 775 AND ADOPT AN
ORDINANCE AMENDING THE ZONING MAP (ZC20-001) TO RECLASSIFY
CERTAIN REAL PROPERTY FROM PLANNED DEVELOPMENT PD 1775
DISTRICT TO A REVISED PD DISTRICT WITH AN ADOPTED DEVELOPMENT
PLAN FOR THE ALDERSLY RETIREMENT COMMUNITY AT 308 AND 326
MISSION AVENUE (APN 014-054-31 and 32)
WHEREAS, on November 12, 2020, Peter Schakow, President of the Aldersly
Board of Directors (applicant), submitted applications to the City of San Rafael
including a request for an amendment to the approved Planned Development
(PD1 775) District for the Aldersly Retirement Community; and
WHEREAS, the Rezoning request was accompanied by related project
applications which are being processed concurrently; and the project applications
were deemed complete on March 19, 2021; and
WHEREAS, an Environmental Impact Report (EIR) was prepared for the
proposed project consistent with the requirements of the California Environmental
Quality Act; and
WHEREAS, the Planning Commission has recommended certification of the
Final EIR by adoption of a separate resolution; and
WHEREAS, the application for Rezoning to the PD District includes a
Development Plan consisting of project plans submitted for approval with the
development standards, which contain the information required pursuant to Zoning
Ordinance Section 14.07.060; and
WHEREAS, the proposed Planned Development (PD) District contains
development standards for building setbacks, maximum building height, area for future
expansion, lot coverage, and landscaped areas, parking requirements and architectural
standards, as outlined in Attachment "A"; and
WHEREAS, on November 15, 2022, the San Rafael Planning Commission held a
duly -noticed public hearing on the proposed Rezoning and related project applications
including a Master Use Permit and Environmental and Design Review Permit,
accepting all oral and written public testimony and the written report of the Community
Development Department staff; and
WHEREAS, the Planning Commission made the following findings as required
under Zoning Ordinance Section 14.07.090 in approving the revised PD District for the
Aldersly Retirement Community:
Findings (ZC20-001)
1. The Development Plan and Planned Development (PD) District amendment
are consistent with General Plan 2040, adopted Montecito/Happy Valley
Neighborhood Plan and other applicable City plans and policies in that:
a) The project is consistent with the High -Density Residential designation on the
General Plan 2040 Land use Map, and it supports the City's goal of serving
older adults and enhancing their quality of life as called for in General Plan
Goal EDI -6: An Age -Friendly Community. Enhance the quality of life for older
adults in San Rafael. The new and expanded independent living units and other
improvements would attract new residents and enhance the living experience
of existing residents. The second dining venue, lounge and gathering spaces,
and core active space would provide additional areas for residents to meet and
socialize. The outdoor garden for the Memory Care Center and other outdoor
experiences would elevate the campus' outdoor living experience. The site
accessibility improvements would make it easier for residents to move about
the campus.
b) The project would implement Housing Policy H-13: Senior Housing providing
housing options that meet the needs of San Rafael's older population The
Project would increase the City's supply of independent living units in a
residential facility that provides additional services for older adults.
Independent living units provide older adults the option to live in a supported
community with the experience of living on their own. These independent living
units are also an option for older adults seeking to downsize from their single-
family homes.
c) The Project would implement General Plan Policy EV -3.3: Economically
Productive Use of Land. by making the most of the development potential of
the Aldersly campus. The modernized and larger independent living units and
other improvements would ensure that Aldersly can operate sustainably as a
non-profit into the future and continue to provide a home for older adults and
retain its employees.
d) Policy LU -1.3: Land Use and Climate Change. Focus future housing and
commercial development in areas where alternatives to driving are most viable
and shorter trip lengths are possible, especially around transit stations, near
services, and on sites with frequent bus service. This can reduce the
greenhouse gas emissions associated with motor vehicle trips and support the
City's climate action goals and
e) Policy M-3.8: Land Use and VMT: Encourage higher -density employment and
residential uses near major transit hubs such as Downtown San Rafael,
recognizing the potential for VMT reduction in areas where there are attractive
alternatives to driving, concentrations of complementary activities, and
opportunities for shorter trips between different uses. The Project would
N
increase the overall density of the Aldersly campus with 35 modernized and
larger independent living units and other amenities such as the second dining
venue and lounge/gathering spaces. The Project is within one half mile of the
San Rafael Transit Center which is served by SMART, Marin Transit, Golden
Gate Transit, and Sonoma County Transit, and is near commercial and retail
uses in Montecito Plaza downtown San Rafael.
f) A Parking Management Strategy will be implemented as part of the project to
increase the on-site parking capacity in a way that meets residents and
business needs. (Policy LU -3.7: On -Street Parking).
g) The project would comply with Policy CDP -4.8: Scale Transitions and
Residential Neighborhood Policy RES -1, which requires that new
developments be harmoniously integrated into existing neighborhoods in terms
of density, intensity and design. The project would be consistent with the
applicable policies of the Montecito/Happy Valley Neighborhood Plan in that
proposed new buildings have been located and designed to minimize impacts
on adjacent residential properties and maintain existing view corridors and not
interfere with scenic vistas as viewed from adjacent public areas. The proposed
four-story Mission Avenue Independent Living Building includes design
features that break up the mass of the building. The top floor is recessed from
the street -side and a lighter exterior color is proposed to visually reduce the
height. Variations in form, material, and colors are utilized to break up mass
and roof line; vertical elements are used to break up the south fagade along
Mission Avenue. All proposed parking areas, loading areas, and trash facilities
will be appropriately screened. The proposed project includes a wooden fence
along the north, east and west sides of the property, and proposes landscape
screening in the new parking area (east driveway) that will provide a buffer
between the Aldersly campus and residential neighbors to the west at 304
Mission and along Union Street. In addition, improvements proposed for the
north side of the campus adjacent to Belle Avenue include a new service
building and enclosed delivery area, as well as a new enclosure for solid
waste/recyclables/compost (Policy LU -3.6: Transitions Between Uses).
Furthermore, on December 7, 2021, the Design Review Board recommended
approval of the project with the changes made to address the Board's concerns
regarding the bioretention areas and the scale of the Mission Avenue
Independent Living building.
h) The project design has been evaluated in a variety of technical reports,
including air quality, geotechnical, greenhouse gas, hydrology, and noise; and
through implementation of conditions of approval and mitigation measures
would be consistent with Health and Safety Policies contained in General Plan
2040 and the San Rafael Municipal Code.
2. The applicant has demonstrated that public facilities are provided to serve the
anticipated population in that the project development is well within the density
limits anticipated by the General Plan 2040, the site is served by San Rafael
Sanitation District and Marin Municipal Water District, and the City's Police, Fire
and Public Works Departments have reviewed the project and determined that
services are available. The accompanying project applications are proposed to be
conditioned accordingly.
3. The development is improved by deviations from typical Zoning Ordinance property
development and parking standards by increasing the number of on-site parking
spaces; and providing improved loading facilities on Belle Avenue.
4. The auto, bicycle and pedestrian traffic system is adequately designed for circulation
needs and public safety in that internal access and circulation meet city standards
and walkways are provided from parking areas with handicap parking available in
the appropriate locations. Emergency vehicle access is provided to serve the
proposed development, in compliance with City Public Works and Fire Department
standards.
5. The public health, safety and general welfare are served by the adoption of the
proposed amendment in that it implements the General Plan and the Development
Plan conforms with City standards as discussed in Findings 1 through 4 above.
NOW THEREFORE BE IT RESOLVED that the Planning Commission of the City
of San Rafael recommends that the City Council rescind PD1 775 and adopt an ordinance
amending the Zoning Map (ZC20-001) to reclassify certain real property from Planned
Development PD 1775 district to a revised PD District with an adopted Development Plan
for the Aldersly Retirement Community located at 326 and 308 Mission Avenue subject
to the Development Standards outlined in Exhibit "B" of the ordinance, attached hereto
and incorporated herein by reference.
The foregoing Resolution was adopted at the regular meeting of the City of San
Rafael Planning Commission held on the 15th day of November 2022.
Moved by and seconded by
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAIN: COMMISSIONERS
ATTEST: BY:
Leslie Mendez, Secretary Jon Previtali, Chair
ATTACHMENT A: Draft PD Ordinance
EXHIBIT 2
ATTACHMENT A
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL APPROVING A PLANNED
DEVELOPMENT REZONING FROM PLANNED DEVELOPMENT DISTRICT (PD 1775) TO
PLANNED DEVELOPMENT DISTRICT (PD XXXX) AND DEVELOPMENT PLAN INCLUDING
14 NET NEW INDEPENDENT LIVING UNITS FOR THE 2.9 -ACRE SENIOR RETIREMENT
COMMUNITY SITE LOCATED AT 308 AND 326 MISSION AVENUE
(ALDERSLY RETIREMENT COMMUNITY)
(APNS: APN 014-054-31 AND 014-054-32)
WHEREAS, on November 12, 2020, the applicant submitted applications for a Zone Change (ZC
20-001) to amend Planned Development District (PD 1775) to PD XXXX; Master Use Permit (UP20-022);
and Environmental and Design Review (ED 20-051) for the phased construction of new buildings, and
demolition and alterations/additions to existing buildings, and including 14 net new Independent Living
units for the 2.9 -acre senior retirement community site located at 308 And 326 Mission Avenue; and
WHEREAS, the proposed PD District land use and development regulations for the property are
presented in Exhibit B, the new PD proposes to:
a) Allow the Aldersly Retirement Community to evolve to meet the needs of current and future
residents;
b) Provide flexibility to meet future needs of its residents with facilities providing best design and
practices in services and environments, including a combination of improvements to campus
connectivity, renovations to current facilities, expansion of some buildings, and new construction;
c) Establish the permitted land uses for the new PD district; and
d) Establish development standards appropriate for the new District and Development Plan.
WHEREAS, on December 7, 2021, the project was considered by the Design Review Board
(DRB), and after considering the revisions made to the design of the Mission Avenue Independent Living
building and the bioretention areas and landscape screening, the Board recommended approval of the
project; and
WHEREAS, as required by the California Environmental Quality Act (CEQA) Guidelines (Cal.
Code of Regulations, Title 14, Section 15000 et seq.) an analysis and determination regarding a project's
potential environmental impacts is required, and it was determined that the project has the potential to
result in potentially significant environmental effects, and the preparation of an Environmental Impact
Report ("EIR") was recommended; and
WHEREAS, a Draft EIR was prepared and made available for a 45 -day public review period
beginning on August 16, 2022 and ending on September 30, 2022; and
WHEREAS, the San Rafael Planning Commission held a public comment hearing on the Draft
EIR on September 13, 2022; and
WHEREAS, the San Rafael Planning Commission has recommended certification of the Final
EIR by adoption of a separate resolution; and
WHEREAS, consistent with the requirements of the CEQA Guidelines, a Mitigation Monitoring
and Reporting Program (MMRP) has been prepared to ensure implementation of, and compliance with,
all measures required to mitigate any environmental impact; and all of the identified mitigation measures
have also been included as conditions of the project approval; and
WHEREAS, notice of the Planning Commission public hearing was provided through the following
means: 1) the subject site was posted; 2) publishing a legal ad in the Marin Independent Journal, a local
newspaper of general circulation in the area, on October 29, 2022; and 3) notices were mailed to
surrounding property owners within 300 feet, pertinent agencies (including responsible and trustee
agencies), organizations and special interest groups in conformance with the CEQA Guidelines; and
WHEREAS, on November 15, 2022, following a public hearing and deliberation on the project,
the Planning Commission voted X -X -X and adopted Planning Commission Resolutions 22 -XXX, 22 -XXX
and 22 -XXX recommending that the City Council 1) Certify the Final EIR and adopt a Mitigation
Monitoring and Reporting Program for the project; 2) approve Zone Change application ZC 20-001; and
3) conditionally approve the Master Use Permit (UP20-022) and Environmental and Design Review
Permit 20-051; and
WHEREAS, on December 5, 2022, the City Council held a duly noticed public hearing on the
proposed project, accepting and considering all oral and written public testimony and the written report
of the Department of Community Development; and
WHEREAS, on December 5, 2022, by adoption of separate resolution, the City Council certified
the Final EIR and adopted an MMRP for the project; and
WHEREAS, the custodian of documents which constitute the record of proceedings upon which
this decision is based is the Community Development Department; and
WHEREAS, as required by San Rafael Municipal Code Sections 14.07.090 and 14.27.060, the
City Council makes the following findings in support of an ordinance to rezone the property from Planned
Development District PD 1775 to a new Planned Development District (PD), as shown on the map
contained in Exhibit A and further described in Exhibit C, and to establish a new PD Development
Standards as outlined in Exhibit B:
The Development Plan is consistent in principle with the San Rafael General Plan 2040 and
other applicable City plans or policies in that the project includes appropriate development
standards, and is subject to an Environmental and Design Review Permit implementing the
intent of Chapter 14.25 (Environmental and Design Review Permit) of the San Rafael Zoning
Ordinance (Title 14 of the San Rafael Municipal Code), Subdivision Ordinance (Title 15 of
San Rafael Municipal Code), and the applicable General Plan land use policies, as described
in the General Plan Consistency Analysis included herein by reference as Exhibit D.
2. The applicant proposes to add 14 net new Independent Living units, which will help serve to
accommodate the projected need for 3,220 additional housing units in the City by the year
2031. The proposed new buildings create a reasonable transition between the existing
residential properties in the neighborhood and the multi -family and commercial properties to
the south. Further, the development plan has been reviewed and recommended for approval
by the Design Review Board.
3. The local utility agencies have reviewed the plans and confirmed that the proposed
development can be served by public facilities such as sewer, water, refuse services and
other infrastructure resources that currently serve the existing development adjacent to the
site.
4. The applicant has developed property development standards for the new PD zoning, that
are consistent with the proposed property development standards of the underlying base
district. The proposed new development has been designed to comply with the applicable
PD development standards, and the proposed project is not requesting any deviations
2
(Variances) from land use regulations.
5. The auto, bicycle and pedestrian traffic systems presented on the Development Plan are
adequately designed for circulation needs and public safety in that: a) the Development Plan
proposes sidewalks throughout the development for pedestrian access; b) emergency
vehicle ingress and egress from the development would be provided from adjacent public
streets (Mission and Belle Avenue); and c) the access and site layout have been reviewed
by the appropriate City departments and have been found to be adequate by the City of San
Rafael Fire and Police Departments.
6. The public health, safety and welfare are served by the adoption of the proposed PD District,
in that the project as proposed and conditioned: a) would implement housing and
environmental goals and policies adopted for this site in the San Rafael General Plan 2040;
b) would conform to City standards for safety; c) as proposed, and conditioned, it would be
consistent with the recommended mitigation measures presented in the Final EIR and the
MMRP prepared for this project.
NOW THEREFORE THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES
HEREBY ORDAIN AS FOLLOWS:
DIVISION 1.
The Zoning Map of the City of San Rafael, California, adopted by reference by Section 14.01.020 of the
San Rafael Municipal Code is amended by reclassifying the following real property from Planned
Development District PD 1775 to a new Planned Development District (PD) -- Ordinance No. XXXX.
Said property so reclassified is located at 308 and 326 Mission Avenue, San Rafael, and further
identified as County Assessor's Parcel No's: APN 014-054-31 and 014-054-32, as shown on the map
attached as Exhibit "A" and described in Exhibit "C", which are incorporated by reference.
DIVISION 2.
Any development of this property shall be subject to the conditions outlined in Exhibit "B", PD Zoning
and Planned Development Standards for Aldersly, which is attached hereto and made a part hereof,
and consistent with all submitted materials that constitute the Development Plan, as required by Section
14.07.060 of the San Rafael Municipal Code.
DIVISION 3.
If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be
invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The Council
hereby declares that it would have adopted the Ordinance and each section, subsection, sentence,
clause, or phrase thereof, irrespective of the fact that any one or more section, subsection, sentence,
clause, or phrase be declared invalid.
DIVISION 4.
A summary of this ordinance shall be published and a certified copy of the full text of this Ordinance
shall be posted in the office of the City Clerk at least five (5) days prior to the Council meeting at which
it is adopted.
This ordinance shall be in full force and effect thirty (30) days after its final passage, and the summary
of this ordinance shall be published within fifteen (15) days after the adoption, together with the names
of those Councilmembers voting for or against same, in the Marin Independent Journal, a newspaper
3
of general circulation published and circulated in the City of San Rafael, County of Marin, State of
California.
Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a
certified copy of the full text of this ordinance along with the names of those Councilmembers voting for
or against the ordinance.
KATE COLIN, Mayor
ATTEST:
LINDSAY LARA, City Clerk
The foregoing Ordinance No. XXXX was introduced at a Regular Meeting of the City Council
of the City of San Rafael, held on the 5th day of December 2022 and ordered passed to print
by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
and will come up for adoption as an Ordinance of the City of San Rafael at a Regular Meeting
of the Council to be held on the 19th day of December 2022.
LINDSAY LARA, City Clerk
Exhibit A: Zone Change Map
Exhibit B: Planned Development District Standards
Exhibit C: Legal Property Description
Exhibit D: General Plan Consistency Analysis
4
RESOLUTION NO. 22 -XX EXHIBIT 3
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A MASTER USE
PERMIT AMENDMENT (UP20-022) AND ENVIRONMENTAL AND DESIGN REVIEW
PERMIT (ED20-051) FOR THE ALDERSLY RETIREMENT COMMUNITY AT 308
AND 326 MISSION AVENUE (APN 014-054-31 and 32)
WHEREAS, on November 12, 2020, Peter Schakow, President of the Aldersly
Board of Directors (applicant), submitted applications to the City of San Rafael
requesting approval of a Zoning Amendment to revise the Planned Development for
the Aldersly Retirement Community that would allow for the phased improvements on
the campus that include demolition and renovation of existing buildings, and
construction of new buildings; and
WHEREAS, the applications included concurrent requests for a Planned
Development (PD) District Rezoning (ZC20-001), Master Use Permit (UP20-022) and
Environmental and Design Review Permit (ED20-051); and said project applications
were deemed complete on March 19, 2021; and
WHEREAS, an Environmental Impact Report (EIR) was prepared for the
proposed project consistent with the requirements of the California Environmental
Quality Act; and
WHEREAS, the Planning Commission has recommended certification of the
Final EIR by adoption of a separate resolution; and
WHEREAS, on November 15, 2020, the City of San Rafael Planning
Commission held a duly -noticed public hearing on the proposed Master Use Permit
and Environmental and Design Review Permit, accepting all oral and written public
testimony and the written report of the Community Development Department staff; and
NOW THEREFORE BE IT RESOLVED, the Planning Commission hereby
conditionally approves Master Use Permit UP20-022 and Environmental and Design
Review Permit ED20-051 based on the following findings required by San Rafael
Municipal Code (SRMC) Title 14 -Zoning:
Findings for Master Use Permit
(UP20-022)
The proposed use is in accord with the general plan, the objectives of the
zoning ordinance, and the purposes of the district in which the site is located:
The proposed use is consistent with General Plan 2040, adopted Montecito/Happy
Valley Neighborhood Plan and other applicable City plans and policies in that:
a) The proposed use is consistent with the objectives of the Zoning Ordinance, and
the purposes of the PD District in which the site is located in that the General
Plan High Density Residential land use designation and the Planned
Development zoning district regulations permit the proposed expansion of the
Aldersly campus.
b) The proposed use is a continuation of the existing use as a non-profit retirement
community that supports the City's goal of serving older adults and enhancing
their quality of life as called for in General Plan Goal EDI -6: An Age -Friendly
Community. The new and expanded independent living units and other
improvements would attract new residents and enhance the living experience of
existing residents. The second dining venue, lounge and gathering spaces, and
core active space would provide additional areas for residents to meet and
socialize. The outdoor garden for the Memory Care Center and other outdoor
experiences would elevate the campus' outdoor living experience. The site
accessibility improvements would make it easier for residents to move about the
campus.
c) The project would implement Housing Policy H-13: Senior Housing providing
housing options that meet the needs of San Rafael's older population. The
Project would increase the City's supply of independent living units in a
residential facility that provides additional services for older adults. Independent
living units provide older adults the option to live in a supported community with
the experience of living on their own. The 14 net new independent living units
are also an option for older adults seeking to downsize from their single-family
homes, and would contribute toward meeting the City's regional housing needs
allocation (RHNA) by adding to the City's housing inventory.
d) The Project would implement General Plan Policy EV -3.3: Economically
Productive Use of Land by making the most of the development potential of the
Aldersly campus. The project would provide modernized and larger independent
living units and other improvements within the footprint of the existing campus
that would ensure that Aldersly can remain competitive and operate sustainably
as a non-profit into the future and continue to provide a home for older adults and
retain its employees.
e) Policy LU -1.3: Land Use and Climate Change. The project site is located north
and east of the Downtown San Rafael, 0.4 miles from the SMART Downtown
San Rafael Station in an area where alternatives to driving are most viable and
shorter trip lengths are possible.
f) Policy M-3.8: Land Use and VMT: Encourage higher -density employment and
residential uses near major transit hubs such as Downtown San Rafael,
recognizing the potential for VMT reduction in areas where there are attractive
alternatives to driving, concentrations of complementary activities, and
opportunities for shorter trips between different uses. The Project would increase
the overall density of the Aldersly campus with 35 modernized and larger
independent living units and other amenities such as the second dining venue
and lounge/gathering spaces. The Project is within one half mile of the San
Rafael Transit Center which is served by SMART, Marin Transit, Golden Gate
Transit, and Sonoma County Transit, and is near commercial and retail uses in
Montecito Plaza downtown San Rafael.
g) Policy M-7.6: Off -Street Parking Standards. Maintain off-street parking
standards that adequately respond to demand, minimize adverse effects on
neighborhoods, avoid future parking problems, and sustain local businesses.
Per recent State legislation (AB 2097), minimum parking requirements cannot
be imposed or enforced in any residential, commercial, or other development
project located within '/ mile of public transit after January 1, 2023. Since
construction will not commence until after that date, Policy M-7.6 is not
applicable to this project. Nevertheless, the project would voluntarily provide
eight (8) additional on-site parking spaces over what exists today. In addition, a
condition of the Use Permit would require that Aldersly implement a Parking
Management Strategy to maximize on-site parking during peak periods and
reduce the use of on -street parking in the neighborhood.
2. The proposed use, together with the conditions applicable thereto, will not be
detrimental to the public health, safety or welfare, or materially injurious to
properties or improvements in the vicinity, or to the general welfare of the
city:
The proposed use, as conditioned, will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements in the
vicinity, or to the general welfare of the City. The proposed use and the overall
project has been reviewed by all appropriate City Departments and permitting
agencies and has been conditioned accordingly to avoid such detriment.
Furthermore, mitigation measures identified in the Final EIR and included in MMRP
include measures to protect the public health, safety, and welfare.
3. The proposed use complies with each of the applicable provisions of the
zoning ordinance:
The proposed mix of residential dwelling units and communal facilities comply with
the applicable provisions of the Planned Development (PD) District contained in the
Zoning Ordinance and all other applicable provisions of the Zoning Ordinance, as
discussed in Use Permit Finding 1 above, as well as discussed in the PD District
and Environmental and Design Review Permit findings made for the project.
Findings for Environmental and Design Review Permit
(ED20-051)
The project design is in accord with the general plan, the objectives of the
zoning ordinance and the purposes of this chapter:
The phased development, as conditioned, is in accord with the General Plan, the
Neighborhood Plan, objectives of the Zoning Ordinance in that the Design Review
Board has reviewed the project for compliance with the General Plan Policies and
Montecito/Happy Valley Neighborhood Plan Policies as further described in Master
Use Permit Findings above, and the Landscape, Parking, Building and Site Design
Criteria in the Zoning Ordinance, and has recommended that the project meet the
established criteria by providing a high quality design and materials that are
appropriate for the site and neighborhood.
2. The project design is consistent with all applicable site, architecture and
landscaping design criteria and guidelines for the district in which the site
is located:
The project is consistent with applicable regulations contained in the City of San
Rafael Zoning Ordinance, including site, architecture and landscaping design
criteria established in the PD development standards which is in compliance with
General Plan 2040 and the Planned Development zoning regulations The project
sufficiently screens buildings and parking areas with landscaping.
3. The project design minimizes adverse environmental impacts:
The project is consistent with the following policies in General Plan 2040, which
aim at reducing impacts on the environment:
■ Policy CDP -5.13: Protection of Archaeological Resources
■ Policy CDP -5.14: Tribal Cultural Resources
• Policy C-1.13: Special Status Species
■ Policy C-2.4: Particulate Matter Pollution Reduction
• Policy C-3.2: Reduce Pollution from Urban Runoff
■ Policy C-3.3: Low Impact Development
■ Policy C-3.9: Water -Efficient Landscaping
• Policy C-5.2: Consider Climate Change Impacts
■ Policy N-1.2: Maintaining Acceptable Noise
• Policy N-1.9: Maintaining Peace and Quiet
■ Policy M-3.2: Using VMT in Environmental Review
4. The project design would not be detrimental to the public health, safety or
welfare, nor materially injurious to properties or improvements in the
vicinity:
The project has been reviewed by all appropriate City Departments and permitting
agencies and conditioned accordingly, and the potential environmental impacts of
the project were assessed pursuant to the California Environmental Quality Act, a
Final Environmental Impact Report (EIR) was prepared for the project and
mitigation measures included in the MMRP would further protect health and safety.
BE IT FURTHER RESOLVED, that the Planning Commission of the City of San
Rafael approves the Master Use Permit and Environmental and Design Review Permit subject
to the following conditions:
MASTER USE PERMIT CONDITIONS OF APPROVAL
(UP20-022)
Planning Division Conditions of Approval
Approved Use. This Use Permit authorizes development of the 2.9 -acre Aldersly campus
at 326 Mission Avenue in accordance with the Planned Development (PD) District
approval (ZC20-001), which lists the permitted uses including +14 net new Independent
Living units, Assisted Living and Skilled Nursing uses. The Community Development
Director may review and approve amendments to the Master Use Permit, which are within
the limits of the approved PD District (ZC20-001) and the PD zoning regulations.
2. Permit Validity. This Permit shall become effective on , 2022 and shall be valid for
a period of two (2) years from the date of final approval, or , 2024, and shall become
null and void if a building permit is not issued or a time extension granted by ,
4
2024. A permit for the construction of a building or structure is deemed exercised when a
valid City building permit, if required, is issued, and construction has lawfully commenced.
A permit for the use of a building or a property is exercised when, if required, a valid City
business license has been issued, and the permitted use has commenced on the
property.
3. Subiect to All Applicable Laws and Regulations. The approved use and/or construction is
subject to, and shall comply with, all applicable City Ordinances and laws and regulations
of other governmental agencies. Prior to construction, the applicant shall identify and
secure all applicable permits from the Building Division, Public Works Department and
other affected City divisions and departments.
4. Revocation. The City reserves the right to bring this application up for revocation per
SRMC 14.21.150 and as provided in Chapter 14.29 of the San Rafael Zoning Ordinance
for any use that is found to be in violation of any of these conditions of approval.
5. Building Permit Required. The applicant shall obtain a building permit prior to any building
improvements to meet the requirements per the California Building Code (CBC).
Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed on the
second sheet of each plan set submitted for a building permit pursuant to this Use Permit,
under the title `Use Permit Conditions.' Additional sheets may also be used if the second
sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the
conditions shall be of the same size as those sheets containing the construction drawings,
8-1/2" by 11" sheets are not acceptable.
6. Development of the site (i.e., the building design and location, scale, architecture,
landscaping and similar improvements) shall be completed in accordance with a valid (i.e.
not expired) Environmental and Design Review Permit approval.
7. The Master Use Permit shall be subject to the Environmental and Design Review Permit
(ED20-051) conditions of approval. Truck delivery schedules to the Aldersly campus shall
be coordinated with drop-off and pick-up times at child daycare and schools in the
neighborhood to reduce the potential for conflicts on Belle Avenue.
8. Prior to the issuance of an occupancy permit for any new building on the Aldersly campus,
a Parking Management Strategy shall be submitted for review and approval by the
Director of Public Works and the Director of Community Development. The Parking
Management Strategy shall identify strategies and methods to increase on-site parking
capacity and reduce the overall demand for parking, particularly during peak parking
demand at 2:30 pm on weekdays during the staff shift change. The Parking Management
Strategy may include, but is not limited to, the following strategies:
a) Support transit use by employees and visitors: Aldersly employees currently have
the option of purchasing transit passes before taxes are taken out of their wages,
which provides a savings for users. The site is served by a number of transit options
as it is less than one-half mile from the San Rafael SMART station and Transit Center.
While for most people this is a walkable distance, Aldersly could further encourage
transit use by providing van service as needed to transport people to and from these
connections. To make transit use a viable option for employees, this may require
providing some flexibility in shift times to allow them to make convenient connections.
b) Provide public transportation information: As some staff and residents may be
unaware of the available public transportation options, providing information about
train and bus schedules, accommodations for bicycles on transit vehicles, and the
availability of the Marin Emergency Ride Home (ERH) program would support
increased transit use. The ERH program, operated by the Transportation Authority of
Marin, reimburses rides home in case of an emergency for workers in Marin County
who use an alternative transportation option, such as carpooling, vanpooling, public
transit, bicycling, or walking. For many people, the availability of this program can
make non -vehicle transportation a viable option as it addresses unforeseen
circumstances when vehicle transportation may be necessary.
c) Offer Car Sharing and Driver Services: The average age of residents in the
independent living units is 88 years old and those with cars tend to drive infrequently.
By offering car sharing or driver services for errands, appointments, or other trips,
these residents may be more inclined to not bring a vehicle and/or relinquish their
vehicles and parking spaces.
d) Prepare a Valet Parking Plan: Aldersly currently provides valet parking during
events. The purpose of the Valet Parking Plan would be to increase on-site parking
by up to 13 spaces, as needed during non-event scenarios. The Valet Parking Plan
would be approved by the Director of Public Works and the Director of Community
Development.
e) Install lift system: A parking lift system would enable vehicles to be stacked vertically
and expand the on-site parking supply. Given the minimal use of vehicles by most
residents, the Aldersly could maneuver vehicles as needed.
The Parking Management Strategy shall be implemented prior to occupancy of the
Mission Avenue Independent Living building.
9. All biohazardous waste generated on the Aldersly campus, including but not limited to
used bandages/dressings, out-of-date prescription medication and sharps/needles shall
be stored in appropriate containers until they are picked up and shall be disposed of by a
service that is licensed to handle such materials
10. The applicant or permittee shall defend, indemnify, and hold harmless the City or its
agents, officers, and employees from any claim, action, or proceeding against the City or
its agents, officers, or employees to attack, set aside, void, or annul an approval of the
Planning Commission, City Council, Community Development Director, or any other
department, committee, or agency of the City concerning a development, variance, permit
or land use approval which action is brought within the time period provided for in any
applicable statute; provided, however, that the applicant's or permittee's duty to so
defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the
applicant or permittee of any said claim, action, or proceeding and the City's full
cooperation in the applicant's or permittee's defense of said claims, actions, or
proceedings.
ENVIRONMENTAL AND DESIGN REVIEW PERMIT
CONDITIONS OF APPROVAL
(ED20-051)
Community Development Department, Planning Division
1. This Environmental and Design Review Permit approves Phases 1, 2 and 3 of the Aldersly
Development Plan, including the demolition of existing buildings and the construction of
new buildings and landscaping, parking lot, and other improvements on the 2.9 -acre
Aldersly campus at 326 Mission Avenue in accordance with the Planned Development
(PD) District approval ZC20-001) and Use Permit approval UP20-022, and subject to
Mitigation Measures contained in the Final EIR and MMRP adopted for the project.
2. Plans and Representations Become Conditions. All information and representations,
whether oral or written, including the building techniques, materials, elevations and
appearance of the project, as presented for approval on plans, dated May 16, 2022 and
m
on file with the Community Development Department, Planning Division, shall be the
same as required for the issuance of a building permit, except as modified by these
conditions of approval.
3. Minor Modifications. Substantially consistent and minor modifications to building exteriors
and locations, fence styles and locations, signage, and significant landscape features
may be approved in writing by the Community Development Director or designee, based
on the determination that the proposed modification is consistent with other building and
design elements of the approved architectural control permit and will not have an adverse
impact on the character and aesthetics of the site. The Director may refer any request for
revisions to the plans to the Planning Commission. Further environmental review and
analysis may be required if such changes necessitate further review and analysis
pursuant to the California Environmental Quality Act.
4. Permit Validity. This Permit shall become effective on _, 2022 and shall be valid for a
period of two (2) years from the date of final approval, or , 2024, and shall become
null and void if a building permit is not issued or a time extension granted by , 2024.
A permit for the construction of a building or structure is deemed exercised when a valid
City building permit, if required, is issued, and construction has lawfully commenced. A
permit for the use of a building or a property is exercised when, if required, a valid City
business license has been issued, and the permitted use has commenced on the
property.
5. Subject to All Applicable Laws and Regulations. The approved use and/or construction is
subject to, and shall comply with, all applicable City Ordinances and laws and regulations
of other governmental agencies. Prior to construction, the applicant shall identify and
secure all applicable permits from the Building Division, Public Works Department and
other affected City divisions and departments.
6. Buildinq Permit Required. The applicant shall obtain a building permit prior to any tenant
improvement to meet the requirements per the California Building Code (CBC).
7. All mechanical equipment (i.e., air conditioning units, meters and transformers) and
appurtenances not entirely enclosed within the structure (on side of building or roof) shall
be screened from public view. The method used to accomplish the screening shall be
indicated on the building plans and approved by the Planning Division prior to issuance
of a building permit.
8. Prior to issuance of a building permit, the applicant is to comply with conditions of the
Marin Municipal Water District for the landscaping improvements and other water
conservation measures as outlined in letter regarding Water Availability, dated December
10, 2020.
9. Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed on the
second sheet of each plan set submitted for a building permit pursuant to this Use Permit,
under the title `Use Permit Conditions. Additional sheets may also be used if the second
sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the
conditions shall be of the same size as those sheets containing the construction drawings;
8-1/2" by 11" sheets are not acceptable.
10. Construction Hours: Consistent with the City of San Rafael Municipal Code Section
8.13.050.A, construction hours shall be limited to 7:00 a.m. to 6:00 p.m. Monday through
Friday and 9:00 a.m to 6:00 p.m. on Saturdays. Construction shall not be permitted on
Sundays or City -observed holidays. Construction activities shall include delivery of
materials, hauling materials off-site; startup of construction equipment engines, arrival of
construction workers, paying of radios and other noises caused by equipment and/or
construction workers arriving at, or working on, the site.
11. Landscaping. Prior to issuance of a building permit, the applicant shall receive approval
from the Marin Municipal Water District for proposed landscaping. Landscaping and
irrigation must meet the Marin Municipal Water District's (MMWD) water conservation
rules and regulations. All existing landscaping damaged during construction shall be
replaced. All landscaping shall be maintained in a healthy and thriving condition, free of
weeds and debris. Any dying or dead landscaping shall be replaced in a timely fashion.
No part of the existing landscaping shall be removed, unless their removal has been
reviewed and approved by the Planning Division
12. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded
and directed downward and away from property lines to prevent excessive glare beyond
the subject property. The project shall be subject to a 90 -day post installation lighting
inspection to evaluate the need for adjustment and assure compliance with SRMC
Section 14.16.227.
13. Fees. Prior to Issuance of Building Permits, the applicant shall pay all outstanding
Planning Division application processing fees, including a $10,000 fee deposit for
mitigation monitoring.
14. Except as conditioned herein, building techniques, materials, elevations, landscaping and
appearance of this project, as presented for approval, shall be the same as required for
the issuance of a building permit. Any future additions, expansions, remodeling, etc. shall
be subject to the review and approval of the Planning Division.
15. This Environmental and Design Review Permit shall be subject to the adopted PD zoning
regulations (ZC20-001).
16. City review and approval of a Sign Permit shall be required for any new entry signage,
consistent with the Sign Ordinance regulations.
17. All mechanical equipment (i.e., air conditioning units, meters and transformers) and
appurtenances not entirely enclosed within the structure (on side of building or root) shall
be screened from public view as indicated on project plans.
18. Any materials containing asbestos, lead-based paints or other potentially hazardous
building materials shall be removed in compliance with all applicable federal, state and
local regulations and the requirements of any agency having jurisdiction. Before removal
of any materials suspected to contain asbestos, the BAAQMD's Enforcement Division
shall be notified to determine proper handling procedures and permit requirements.
19. Prior to the issuance of a building permit, the applicant shall submit an application for a
Lot Line Adjustment (LLA) to merge the two lots that comprise the Aldersly Planned
Development District area. Written evidence that the LLA or other instrument has been
recorded with the Marin County Clerk shall be submitted to the San Rafael Community
Development Department prior to issuance of a building permit for Mission Avenue
Independent Living building.
20. Plans submitted for a building permit shall include details regarding the location,
distribution and planting of on-site bioretention areas, consistent with revised Sheets
C2.0 -R and L6.1 -R of plans submitted for Design Review dated November 10, 2021.
21. Prior to issuance of building permit the applicant shall pay an in -lieu Affordable Housing
Fee in accordance with SRMC Section 14.16.030. The fee amount will be calculated at
the time of building permit issuance.
22. Prior to the issuance of a building permit, the applicant shall submit a design level noise
study for review and approval by the Community Development Department. The noise
study shall identify the required noise control measures (window and door sound ratings)
that will reduce interior noise levels to the City and State requirement of Ldn 40 in
bedrooms and Ldn 45 in other rooms. The study shall also identify locations where
windows must remain in the closed position to meet the required interior sound level. If
the Mechanical Engineer determines that these rooms require outdoor air, then natural
ventilation via open windows should not be relied upon and an alternate means of
supplying outdoor air should be provided (e.g. mechanical ventilation). The alternate
means for supplying outdoor air must be reviewed by the Acoustical Consultant to confirm
that it does not compromise the noise reduction provided by the exterior window and wall
assembly.
23. Prior to issuance of a building permit, the final landscaping and irrigation plans shall be
submitted to the Planning Division for review and approval.
24. All landscaping shall be installed prior to the occupancy of the new buildings during each
phase of development. The City may agree to accept a bond for a portion of landscaping
improvements not completed. In the event that a bond is posted for a portion of the site
landscaping, it shall cover the amount estimated for completing the landscaping. All areas
proposed for landscaping must be covered with bark or a substitute material approved by
the Community Development Department prior to occupancy.
25. All landscaping shall be maintained in a healthy and thriving condition, free of weeds and
debris. Prior to final occupancy, the applicants shall submit a two-year maintenance
contract for landscaping or post a two-year maintenance bond.
26. The landscaping plan shall be reviewed and approved by the Marin Municipal Water
District prior to issuance of building permits.
Police Departmen
27. The street numbers shall be displayed in a prominent location on the street side of the
property in such a position that the number is easily visible to approaching emergency
vehicles. The numbers shall be no less than four inches (4") in height and shall be of
contrasting color to the background to which they are attached. The address numbers
shall be illuminated during darkness.
28. The address shall be in a sequence with the numerical order of the rest of the
street/building.
29. Exposed roof vents and ducts shall be grated or constructed of an impact resistant
material to the satisfaction of the police department. Skylights shall be secured and hatch
openings shall be burglary resistant. Glazing shall be of a burglary resistant glass or
glass -like material.
30. All exterior lighting shall be sufficient to establish a sense of well-being to the pedestrian
and one that is sufficient to facilitate recognition of persons at a reasonable distance.
Type and placement of lighting shall be to the satisfaction of the Police Department.
31. All exterior doors shall be of solid core construction with a minimum thickness of one and
three fourths inches (1-3/4") or with panels not less than nine sixteenth inches (9/16")
thick. Side garage doors and doors leading from these garage areas to private
residences or multiple dwelling residences are included in this requirement.
32. Metal -framed glass doors shall be set in metal door jambs.
33. Glass sliding doors shall have a secondary type locking device to the satisfaction of the
police department. The secondary lock shall be a dead bolt and shall be no less than 1/8
inch in thickness and shall have a minimum hardened steel throw of 1/2 inch.
34. Exterior man doors and doors leading from the garage areas into the private residences
or multiple dwelling residences, shall have a dead bolt locking device with a minimum
throw of 1/2 inch. A secondary lock is required and shall be a dead bolt lock with a
cylinder guard and a hardened steel throw that is a minimum of 1 inch long. Both locking
mechanisms shall be keyed the same.
35. Metal framed glass doors shall have a dead bolt lock with a cylinder guard and a hardened
steel throw that is a minimum of one inch long.
36. Exterior jambs for doors shall be so constructed or protected so as to prevent violation of
the function of the strike plate from the outside. The strike plate shall be secured to the
jamb by a minimum of two screws which must penetrate at least two inches into the solid
backing beyond the jamb.
37. Front doors shall have a front door viewer that provides a minimum of 180 degrees
peripheral vision.
38. Exterior doors that swing outward shall have non -removal hinge pins.
39. In -swinging exterior doors shall have rabbeted jambs.
40. Glass on exterior doors or within 40 inches of an exterior door shall be break resistant
glass or glass -like material to the satisfaction of the Police Department.
41. All windows within 12 feet of the ground level shall have a secondary lock mounted to the
frame of the window. The secondary lock shall be a bolt lock and shall be no less than
1/8 inch in thickness. The lock shall have a hardened steel throw of 1/2 inch minimum
length.
42. Any window within 40 inches of an exterior door shall be stationary and non -removable.
43. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture.
44. Any alternate materials or methods of construction shall be reviewed with the Crime
Prevention Officer before installation.
45. The new construction shall be pre -wired for the installation of an intrusion alarm system.
Fire Department
46. Addresses shall be posted conforming to Fire Prevention Standard 205.
47. Based on Uniform Building Code or Fire Code requirements, an automatic fire sprinkler
system shall be installed throughout conforming to NFPA Std.13D.
48. A permit application shall be submitted to the Fire Prevention Bureau with two sets of
plans for review prior to the installation of all automatic and fixed fire extinguishing and
detection systems. Specification sheets for each type of device shall also be submitted
for review.
49. Due to the wildland fire interface area, fire retardant roof covering is required with a
minimum Class "A" listing.
50. Spark arrestors shall be installed conforming to the UBC.
51. A minimum 30 -foot wide break (brush cleaning) shall be maintained around the structure.
52. UL/SFM smoke detectors and openable bedroom windows shall be installed conforming
to the Uniform Building Code.
53. An engineered site plan showing all existing and proposed site conditions shall be
submitted with the application for a building permit.
Ire,
Community Development Department, Building Division
54. A level "B" soils report shall be submitted with the application for a building permit.
55. The project soils engineer shall review and approve the plans submitted for a building
permit for compliance with the recommendations of the project soils report.
56. A construction soils certification letter shall be submitted by the project soils engineer
prior to approval of the building final inspection
57. An erosion control plan using "best management practices" shall be submitted with the
application for a building permit. The plan shall show methods of controlling erosion
during and after construction.
58. Drainage shall not be concentrated and diverted onto adjacent properties. Drainage from
developed areas shall be dispersed across the project site.
59. The improvement plans shall show all existing and proposed sanitary sewer facilities.
60. A sewer main extension may be required and if required shall be completed prior to
occupancy of the residence. An engineered plan for the sewer main extension shall be
submitted with the application for a building permit. The sewer main extension shall meet
all the requirements and standards of the San Rafael Sanitation District. The plans shall
be reviewed and approved by the San Rafael Sanitation District.
61. All sewer related work shall be performed in accordance with the San Rafael Sanitation
District (SRSD) Standards. If a new/separate sewer lateral is proposed, Civil/Utility Plans
prepared by a registered civil engineer will be required prior issuance of the building
permit.
62. If the existing sewer lateral(s) will be used for new/renovated facilities, the existing laterals
shall be televised and inspected, and a copy of the video submitted to SRSD with the
building permit application.
63. Prior to SRSD plan approval, sewer connection fees shall be imposed for all additional
drainage fixtures and living units.
64. An encroachment permit shall be required for any work in the public right-of-way.
65. The improvement plans shall show all existing and proposed utilities.
66. Prior to issuance of a building permit a letter shall be submitted from the Marin Municipal
Water District stating that adequate water pressure is available to serve this residence.
67. Prior to issuance of a building permit a copy of the access easement across the adjacent
property shall be submitted.
68. The existing driveway shall be surfaced with a 2 -inch overlay of asphalt concrete
throughout the project frontage.
Department of Public Works Conditions
69. Prior to issuance of a building permit, the applicant shall pay a traffic mitigation fee for 1
net new AM trip and 2 net new PM trips for a total of 3 peak -hour trips at the current fee
of $4,246/trip for the amount of $12,738.
70. All improvements on Mission Avenue, including storm drain, grading and utilities to
support all 3 phases of work shall be completed as part of Phase 1.
71. All backflow preventers, fire department connections (FDC), and other above ground
utility structures shall be placed on private property.
72. A hydrology study shall be submitted prior to issuance of a building permit. The study
11
shall include hydraulic calculations for the 10 -year storm frequency for pre- and post -
construction conditions to verify no increase in runoff due to the proposed development.
Engineering solutions to mitigate any increase in runoff shall be provided.
73. The following frontage improvements along Mission Avenue shall be required:
a. Pavement restoration per a paving plan reviewed and approved by the DPW prior to
issuance of building permit. All pavement restoration shall consist of minimum 2 -inch -
thick asphalt grind and overlay.
Please note, paving shall be kept in good repair at all times during site improvements
and construction to the satisfaction of the DPW. Interim repaving during construction
may be requested by the DPW.
b. Replace the sidewalk along the property frontage on Mission Ave. extending to Union
Street.
c. Construct a new ADA compliant curb ramp at the northwest corner of the Mission
Ave. and Union St. intersection, including a new concrete curb return and truncated
dome warning stripes. This is the terminus of the new sidewalk requested above.
Upgrade/modify the three remaining curb ramps at the Mission Ave. and Union St.
intersection to be ADA compliant.
d. The four (4) crosswalks at the Mission Ave. and Union St. intersection shall be
restriped.
e. The existing curb ramp on Mission Ave. frontage, across from Mary St., shall be
replaced/upgraded to be ADA compliant.
74. A construction management plan shall be provided for review and approval by the City
prior to issuance of building permit or grading permit. The plan shall be consistent with
the Preliminary Construction Staging & Management Plan, dated 3/22/22, and include
the following:
a. All materials and equipment shall be staged on-site, unless otherwise approved.
b. Traffic control plan to address on-site and off-site construction traffic.
c. Proposed construction phasing and approximate timeline.
d. All public streets and sidewalks that are impacted by the grading and construction
operation for the project shall be kept clean and free of debris at all times.
75. This project includes more than 5,000 square feet of total impervious area replacement
and creation and therefore is considered a regulated project. The project also proposes
to use non -LID facilities and will need to show equivalent effectiveness to bioretention
areas in accordance with Bay Area Stormwater Management Agencies Association
(BASMAA) requirements. The following documents are required to be provided in
accordance with Marin County Stormwater Pollution Prevention Program (MCSTOPPP)
and the BASMAA requirements:
a. Stormwater Control Plan.
i.A written document to accompany the plan set used primarily for municipal review to
verify compliance with stormwater treatment requirements. (Needed to obtain a
grading or building permit.)
b. Stormwater Facilities Operations and Maintenance (O&M) plan.
i.A written document and exhibit outlining facilities on-site and maintenance activities
and responsibilities for property owners. (Provide prior to occupancy)
c. Operations and Maintenance Agreement.
i.A formal agreement between the property owner and the city that shall be recorded
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with the property deed. (Provide prior to occupancy)
76. A grading permit shall be required from Department of Public Works (DPW) prior to start
of construction and shall include phase -specific grading, drainage, and erosion control
plans.
77. Prior to commencing work within the public right-of-way (ROW), the applicant shall obtain
an encroachment permit from DPW.
78. A construction vehicle impact fee shall be required at the time of building permit
issuance, which is calculated at 1% of the valuation, with the first $10,000 of valuation
exempt.
MITIGATION MEASURES FROM CERTIFIED FINAL EIR
AND ADOPTED MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
79. (Mitigation Measure AQ -1): Best Management Practices. During any construction period
ground disturbance, the applicant shall ensure that the project contractor implement
measures to control dust and exhaust. Implementation of the measures recommended
by BAAQMD and listed below would reduce the air quality impacts associated with
grading and new construction to a less -than -significant level. Additional measures are
identified to reduce construction equipment exhaust emissions. The contractor shall
implement the following BMPs:
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas,
and unpaved access roads) shall be watered two times per day
2. All haul trucks transporting soil, sand, or other loose material off-site shall be
covered.
3. All visible mud or dirt track -out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited.
4. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).
5. All roadways, driveways, and sidewalks to be paved shall be completed as soon
as possible. Building pads shall be laid as soon as possible after grading unless
seeding or soil binders are used.
6. Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to 5 minutes (as required by the California
airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations [CCR]). Clear signage shall be provided for construction workers at
all access points.
7. All construction equipment shall be maintained and properly tuned in accordance
with manufacturer's specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper condition prior to operation.
8. Post a publicly visible sign with the telephone number and person to contact at
the Lead Agency regarding dust complaints. This person shall respond and take
corrective action within 48 hours. The Air District's phone number shall also be
visible to ensure compliance with applicable regulations.
80. (Mitigation Measure AQ -2) Selection of equipment during construction to minimize
emissions. The project sponsor shall achieve a fleet -wide average reduction in DPM
exhaust emissions from the onsite, off-road construction equipment by 65 -percent or
greater in order to stay below BAAQMD thresholds. One feasible way to achieve this
reduction would include the following:
13
1. All diesel -powered off-road equipment, larger than 25 horsepower, operating on
the site for more than two days continuously shall, at a minimum, meet U.S. EPA
particulate matter emissions standards for Tier 4 engines. Where Tier 4
equipment is not available, exceptions could be made for equipment that
includes CARB-certified Level 3 Diesel Particulate Filters or equivalent.
Equipment that is electrically powered or uses non -diesel fuels would also meet
this requirement.
2. All aerial lifts shall be compressed natural gas (CNG) powered.
Alternatively, the applicant can develop a different plan demonstrating that the off-road
equipment used onsite to construct the project would achieve a fleet -wide average 65 -
percent reduction in diesel particulate matter (DPM) exhaust emissions or greater
81. (Mitigation Measure BIO -1) Avoidance of Nesting Birds. Nests of native birds in active
use shall be avoided in compliance with State and federal regulations. Vegetation
clearing and construction shall be initiated outside the bird nesting season (February 1
through August 31) or preconstruction surveys shall be conducted by a qualified biologist
within a minimum of 300 feet from the project site where access is feasible and no more
than seven days prior to any disturbance. If active nests are encountered (i.e., one
containing eggs or young), a work -exclusion buffer shall be implemented around the nest
commensurate with the nest location and species. In some cases, buffers may be as
small as 25 feet for hidden nests (e.g., in tree or building cavities) and/or for urban
adapted species; buffers may also extend up to 300 feet for raptors or more sensitive
species. No construction activity shall occur within the established buffer until it is
determined by a qualified biologist that the young have fledged (that is, left the nest) or
the nest has become otherwise inactive (e.g. due to predation). At that time the buffer
may be removed and work within the buffer resume.
82. (Mitigation Measure BIO -2) Roosting Bat Habitat Assessment and Surveys: Prior to any
tree removal, a qualified biologist shall conduct a habitat assessment for bats. A qualified
bat biologist shall have: 1) at least two years of experience conducting bat surveys that
resulted in detections for relevant species, such as pallid bat, with verified project names,
dates, and references, and 2) experience with relevant equipment used to conduct bat
surveys. The habitat assessment shall be conducted a minimum of 30 to 90 days prior
to tree removal and shall include a visual inspection of potential roosting features (e.g.,
cavities, crevices in wood and bark, exfoliating bark, suitable canopy for foliage roosting
species). If suitable habitat trees are found, or bats are observed, mitigation measure
13I0-3 shall be implemented
83. (Mitigation Measure BIO -3) Roosting Bat Tree Protections. If the qualified biologist
identifies potential bat habitat trees, then tree trimming and tree removal shall not
proceed unless the following occurs: 1) a qualified biologist conducts night emergence
surveys or completes visual examination of roost features that establishes absence of
roosting bats, or 2) tree trimming and tree removal occurs only during seasonal periods
of bat activity, from approximately March 1 through April 15 and September 1 through
October 15, and tree removal occurs using the two-step removal process. Two-step tree
removal shall be conducted over two consecutive days. The first day (in the afternoon),
under the direct supervision and instruction by a qualified biologist with experience
conducting two-step tree removal, limbs and branches shall be removed by a tree cutter
using chainsaws only; limbs with cavities, crevices or deep bark fissures shall be
avoided. The second day the entire tree shall be removed.
84. (Mitigation Measure CUL -1) Interpretation and Commemoration of Historic Resources.
Prior to issuance of demolition permit(s), the project sponsor shall undertake the
14
following measures to document and provide interpretation, commemoration, and
salvage of the historic resources to be demolished, as outlined below -
CUL -1a: Documentation. Prior to issuance of demolition permits, the project sponsor
shall undertake Historic American Building Survey (HABS)/Historic American Landscape
Survey (HALS)—style documentation of the property. The documentation shall be funded
by the project sponsor and undertaken by a qualified professional who meets the
standards for history, architectural history, or architecture (as appropriate) set forth in the
Secretary of the Interior's Professional Qualification Standards (Code of Federal
Regulations title 36, part 61). The documentation package created shall consist of the
items listed below:
• CUL -1a-1: HABS-style Photographs
• CUL -la -2- HABS/HALS-style Historical Report
■ CUL -la -3: HALS-style Site Plan
• CUL -1a-4: Video Documentation
The documentation materials shall be offered to state, regional, and local repositories,
including but not limited to, the Northwest Information Center (NWIC)-California
Historical Resource Information System, San Rafael Public Library, the Marin County
Free Library's Anne T. Kent California Room, and the Marin History Museum. Materials
will either be provided in digital or hard copy formats depending on the capacity and
preference of the repository.
CUL -1a-1: HABS-style Photographs. Digital photographs will be taken of the
contributing buildings and landscape elements and the overall character and setting of
the historic resource. All digital photography shall be conducted according to current
National Park Service standards as specified in the National Register Photo Policy
Factsheet (updated May 2013). The photography shall be undertaken by a qualified
professional with demonstrated experience in documentation photography. Large format
negatives are not required. The scope of the digital photographs shall be reviewed and
approved by the Planning Division's staff for concurrence.
Photograph views for the data set shall include contextual views of the site and each
contributing landscape element and building; elevations of each fagade of each building;
and detail views of character -defining features. All photographs shall be referenced on a
photographic key map or site plan. The photographic key shall show the photograph
number with an arrow to indicate the direction of the view.
CUL -la -2: HABS/HALS-style Historical Report. A written historical narrative and
report will be produced that meets the HABS/HALS Historical Report Guidelines. This
HABS/HALS-style Historical Report may be based on the documentation provided in the
2017 Historic Resource Evaluation for the site and will include historic photographs and
drawings, if available. The written history shall follow the standard outline format that
begins with a statement of significance for the historic district, describes the architectural
and historical context of the district, and includes descriptions of each contributing
building and landscape feature.
CUL -1a-3: HALS-style Site Plan. A HALS-style site plan shall be prepared that depicts
the existing sizes, scale, dimensions, and relative locations of the contributing landscape
elements and buildings related to the historic resource. Particular attention will be paid
to the arrangement and plantings of landscape features that are contributing resources
to the historic resource. Documentation of all plantings is not required, but depiction of
the locations and types of mature trees, and designed hardscape and landscape features
shall be included.
CUL -1a-4: Video Recordation. Video recordation shall be undertaken prior to the
15
issuance of demolition permits. The project sponsor shall undertake a video
documenting the historic resource and its setting. The documentation shall be conducted
by a professional videographer, preferably one with experience recording architectural
resources. The documentation shall be narrated by a qualified professional who meets
the Secretary of the Interior's Professional Qualification Standards for history,
architectural history, or architecture (as appropriate). The documentation shall include
as much information as possible—using visuals in combination with narration—about the
materials, construction methods, current condition, historic use, historic context, and
historic significance of the historic resource. The video documentation shall be reviewed
and approved by the Planning Division's staff prior to issuance of demolition permits.
CUL -1b: Interpretation. The project sponsor shall provide a permanent display (or
multiple displays) of interpretive materials concerning the history of Aldersly in the
Northern California Danish -American community and the architectural features of the
Aldersly Retirement Community campus as designed in the 1961-1968 master plan by
master architect Rex Whitaker Allen. Interpretation of the site's history shall be
supervised by an architectural historian or historian who meets the Secretary of the
Interior's Professional Qualification Standards. The high-quality interpretive display(s)
shall be installed within the project site boundaries, made of durable, all-weather
materials, and positioned to allow for high public visibility and interactivity. In addition to
narrative text, the interpretative display(s) may include, but are not limited to, a display
of photographs, news articles, memorabilia, drawings, and/or video. A proposal
describing the general parameters of the interpretive program shall be approved by the
Planning Division's staff prior to issuance of building permits. The content, media, and
other characteristics of the interpretive display shall be approved by the Planning
Division's staff prior to issuance of a Temporary Certificate of Occupancy.
CUL -1c: Salvage. Prior to any demolition or construction activities that would remove
character -defining features of a resource that is a contributor to the historic resource on
the project site, the project sponsor shall consult with a qualified architectural historian
or historian who meets the Secretary of the Interior's Professional Qualification
Standards as to whether any such features may be salvaged, in whole or in part, during
demolition/alteration. The project sponsor shall submit a list of materials that will be
salvaged and reused either on the site or within the interpretive program to the Planning
Division for review prior to the beginning of demolition on the site. The project sponsor
shall make a good faith effort to salvage materials of historical interest to be utilized as
part of the interpretative program. No materials shall be salvaged or removed until
HABS/HALS-style recordation and documentation are completed.
85. (Mitigation Measure CUL -2) Conduct Cultural Resources and Tribal Cultural Resources
Sensitivity and Awareness Training Program Prior to Ground -Disturbing Activities. Prior
to issuance of a building permit, grading permit, or demolition permit involving any
potential ground disturbing activity, all construction contractor(s) responsible for
overseeing and operating ground -disturbing mechanical equipment (e.g., onsite
construction managers and backhoe operators) shall be required to participate in a
cultural resources and tribal cultural resources sensitivity and awareness training
program (Worker Environmental Awareness Program [WEAP]) for all personnel involved
in Project construction, including field consultants and construction workers. The WEAP
shall be developed by an archaeologist that meets the Secretary of the Interior's
Professional Qualifications Standards in archaeology, and by culturally affiliated Native
American tribes.
The WEAP training shall be conducted by an archaeologist that meets the Secretary of
the Interior's Professional Qualifications Standards in archaeology. A representative
iD
E.E.
87
from the Federated Indians of Graton Rancheria (FIGR) shall be invited to participate in
the training.
The WEAP training shall be conducted before any Project -related construction activities
begin at the Project site. The WEAP will include relevant information regarding sensitive
cultural resources and tribal cultural resources, including applicable regulations,
protocols for avoidance, and consequences of violating State laws and regulations. The
WEAP will also describe appropriate avoidance and impact minimization measures for
cultural resources and tribal cultural resources that could be located at the Project site
and will outline what to do and who to contact if any potential cultural resources or tribal
cultural resources are encountered. The WEAP will emphasize the requirement for
confidentiality and culturally appropriate treatment of any discovery of significance to
Native Americans and will discuss appropriate behaviors and responsive actions,
consistent with Native American tribal values.
The project sponsor shall maintain a record of all construction personnel that have
received this training and provide the record to the City. These records shall be submitted
to the City prior to issuance of a building permit involving any ground disturbing activity
and shall be maintained by the applicant throughout the duration of the construction
period. A final record shall be submitted to the City prior to issuance of a certificate of
occupancy.
(Mitigation Measure CUL -3) Protect Archaeological Resources Identified during
Construction. The project sponsor shall ensure that construction crews stop all work
within 100 feet of the discovery until a qualified archaeologist and FIGR Tribal Monitor
can assess the previously unrecorded discovery and provide recommendations.
Resources could include subsurface historic features such as artifact -filled privies, wells,
and refuse pits, and artifact deposits, along with concentrations of adobe, stone, or
concrete walls or foundations, and concentrations of ceramic, glass, or metal materials.
Native American archaeological materials could include obsidian and chert flaked stone
tools (such as projectile and dart points), midden (culturally derived darkened soil
containing heat -affected rock, artifacts, animal bones, and/or shellfish remains), and/or
groundstone implements (such as mortars and pestles).
(Mitigation Measure CUL -4) Protect Human Remains Identified During Construction. In
accordance with the California Health and Safety Code, if the find includes human
remains, or remains that are potentially human, they shall ensure reasonable protection
measures are taken to protect the discovery from disturbance (Assembly Bill [AB] 2641).
The archaeologist shall notify the Marin County Coroner (per § 7050.5 of the Health and
Safety Code) and the provisions of § 7050.5 of the California Health and Safety Code, §
5097.98 of the California PRC, and AB 2641 shall be implemented. If the coroner
determines the remains are Native American and not the result of a crime scene, the
coroner will notify the NAHC, which then will designate a Native American Most Likely
Descendant (MLD) for the Project (§ 5097.98 of the PRC). The designated MLD will have
48 hours from the time access to the property is granted to make recommendations
concerning treatment of the remains. If the landowner does not agree with the
recommendations of the MLD, the NAHC can mediate (§ 5097.94 of the PRC). If no
agreement is reached, the landowner shall rebury the remains where they will not be
further disturbed (§ 5097.98 of the PRC). This shall also include either recording the site
with the NAHC or the appropriate Information Center; using an open space or
conservation zoning designation or easement; or recording a reinternment document
with the county in which the property is located (AB 2641). Work may not resume within
the no -work radius until the lead agencies, through consultation as appropriate,
17
determine that the treatment measures have been completed to their satisfaction.
88. (Mitigation Measure TCR -1) Survey of Site by Trained Human Remains Detection Dogs.
Prior to the issuance of a grading or building permit, the project sponsor shall provide
written evidence to the City's Community Development Department that a qualified
consultant has been retained to conduct a survey of the site using trained human remains
detection dogs. The survey shall be performed after the demolition of structures but prior
to when trenching, grading, or earthwork on the site commences. If the survey results in
the identification of an area potentially containing human remains, the area should be
avoided. If avoidance is not feasible, then the City shall require that a professional
archaeologist be retained to conduct subsurface testing, in the presence of a tribal
representative from FIGR, to verify the presence or absence of remains. If human
remains are confirmed, then the procedures in the PRC and Mitigation Measure CUL -3
shall be followed.
89. (Mitigation Measure TCR -2) Archaeological and Native American Monitoring and the
Discovery of Cultural Materials and/or Human Remains. Prior to issuance of a grading
permit or building permit, the project sponsor shall retain a Secretary of the Interior -
qualified archaeologist, with input from the Federated Indians of Graton Rancheria
(FIGR), to prepare a Cultural Resources Monitoring Plan. Monitoring shall be required
during initial ground -disturbing activities and may be extended should the area be
determined to require monitoring of deeper sediments, according to a schedule outlined
in the Cultural Resources Monitoring Plan. The plan shall include (but not be limited to)
the following components:
• Person(s) responsible for conducting monitoring activities, including an
archaeological monitor and an appropriate number of FIGR Tribal monitors (number
and kind of appropriate monitors to be determined in consultation with FIGR);
• Person(s) responsible for overseeing and directing the monitors;
• How the monitoring shall be conducted and the required format and content of
monitoring reports, including schedule for submittal of monitoring reports and
person(s) responsible for review and approval of monitoring reports;
• Protocol for notifications in case of encountering cultural resources, as well as
methods of dealing with the encountered resources (e.g., collection, identification,
appropriate documentation, repatriation); and
• Methods to ensure security of cultural resources sites, including protective fencing,
security, and protocol for notifying local authorities (i.e. Sheriff, Police) should site
looting or other resource damaging or illegal activities occur during construction.
During the course of the monitoring, the archaeologist, in consultation with FIGR Tribal
monitor, may adjust the frequency—from continuous to intermittent—based on the
conditions and professional judgment regarding the potential to impact cultural and tribal
cultural resources. If significant tribal cultural resources are identified onsite, all work
shall stop immediately within 100 feet of the resource(s).
90. (Mitigation Measure GEO-1) Prior to a grading or building permit submittal, the project
sponsor shall prepare a final geotechnical investigation prepared by a qualified and
licensed geotechnical engineer and submit the report to the City Engineer. Minimum
mitigation includes design of new structures in accordance with the provisions of the
current California Building Code or subsequent codes in effect when final design occurs.
Recommended seismic design coefficients and spectral accelerations shall be
consistent with the findings presented in Geotechnical Investigation prepared by
Rockridge Geotechnical, August 31, 2020-
91. (Mitigation Measure GEO-2) Should paleontological resources be encountered during
project subsurface construction activities located in previously undisturbed soil and
bedrock, all ground -disturbing activities within 25 feet shall be halted and a qualified
18
paleontologist contacted to assess the situation, consult with agencies as appropriate,
and make recommendations for the treatment of the discovery. For purposes of this
mitigation, a "qualified paleontologist" shall be an individual with the following
qualifications: 1) a graduate degree in paleontology or geology and/or a person with a
demonstrated publication record in peer- reviewed paleontological journals; 2) at least
two years of professional experience related to paleontology; 3) proficiency in
recognizing fossils in the field and determining their significance; 4) expertise in local
geology, stratigraphy, and biostratigraphy; and 5) experience collecting vertebrate fossils
in the field. If the paleontological resources are found to be significant and project
activities cannot avoid them, measures shall be implemented to ensure that the project
does not cause a substantial adverse change in the significance of the paleontological
resource. Measures may include monitoring, recording the fossil locality, data recovery
and analysis, a final report, and accessioning the fossil material and technical report to
a paleontological repository. Upon completion of the assessment, a report documenting
methods, findings, and recommendations shall be prepared and submitted to the City for
review. If paleontological materials are recovered, this report also shall be submitted to
a paleontological repository such as the University of California Museum of
Paleontology, along with significant paleontological materials. Public educational
outreach may also be appropriate.
The project applicants shall inform its contractor(s) of the sensitivity of the project site for
paleontological resources and shall verify that the following directive has been included
in the appropriate contract specification documents:
"The subsurface of the construction site may contain fossils. If fossils are encountered
during project subsurface construction, all ground -disturbing activities within 25 feet shall
be halted and a qualified paleontologist contacted to assess the situation, consult with
agencies as appropriate, and make recommendations for the treatment of the discovery.
Project personnel shall not collect or move any paleontological materials. Fossils can
include plants and animals, and such trace fossil evidence of past life as tracks or plant
imprints. Marine sediments may contain invertebrate fossils such as snails, clam and
oyster shells, sponges, and protozoa; and vertebrate fossils such as fish, whale, and sea
lion bones. Vertebrate land mammals may include bones of mammoth, camel, saber
tooth cat, horse, and bison. Contractor acknowledges and understands that excavation
or removal of paleontological material is prohibited by law and constitutes a
misdemeanor under California Public Resources Code, Section 5097.5."
92. (Mitigation Measure NOI-1) Construction Noise. Prior to the issuance of a grading permit
or building permit, the project sponsor shall submit a Construction Noise Management
Plan (CNMP) prepared by a qualified acoustical consultant. The CNMP shall identify
noise attenuation measures to further reduce potential impacts related to construction
noise. Noise attenuation measures include, but are not limited to, the following:
a. Installation of a temporary noise barrier along the east and west property lines of the
site. The barrier can be constructed with plywood or another appropriate material
with cracks or no gaps. The purpose of the barrier is to provide a noticeable
reduction of the noise and meet 90 dBA at residential receivers on neighboring
properties along the common east and west property lines, where reasonably
feasible. The height of the noise barrier, which may be up to 12 feet at certain
locations, shall take into account the height of the construction noise sources and
site grading and shall be specified in the Construction Noise Management Plan.
b. All construction equipment shall be equipped with mufflers and sound control
devices (e.g., intake silencers and noise shrouds) that are in good condition and
IE
appropriate for the equipment.
c. Maintain all construction equipment to minimize noise emissions.
d. Stationary equipment shall be located on the site to maintain the greatest possible
distance to the existing residences, where feasible.
e. Unnecessary idling of internal combustion engines shall be strictly prohibited.
f. Provide advance notification to surrounding land uses disclosing the construction
schedule, including the various types of activities that would be occurring throughout
the duration of the construction period
g. The construction contractor shall provide the name and telephone number of an on-
site construction liaison. If construction noise is found to be intrusive to the
community (complaints are received), the construction liaison shall investigate the
source of the noise and require that reasonable measures be implemented to correct
the problem.
h. Schedule high noise -producing activities during times when they would be least
likely to interfere with the noise sensitive activities of the neighboring land use, when
possible.
i. Use noise control blankets on temporary fencing that are used to separate
construction areas from occupied on-site areas.
j. Temporarily relocate residents of on-site dwelling units that are very close to the
construction activities.
k. Consider upgrading windows to reduce construction noise at on-site dwelling units
closest to the construction activities.
The foregoing Resolution was adopted at the regular meeting of the City of San
Rafael Planning Commission held on the _ day of November 2022.
Moved by and seconded by
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAIN: COMMISSIONERS
SAN RAFAEL PLANNING COMMISSION
ATTEST:
Am
Leslie Mendez, Secretary Jon Previtali, Chair
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Marin
Environmental
Housing
Collaborative
BOARD
Robert Pendoley,
Chair
Betsey Cutler
Linda M. Jackson
Pau[Jensen
Shiraz Kaderali
Larry Kennings
David Levin
Douglas Mundo
Jessuina Perez -Texan
Steven Saxe
Jennifer Silva
Ethan Strutt
Chantel Walker
Warren Wells
ADVISORY BOARD
Ron Albert
Paula Allen
Margot Biehle
Greg Brockbank
Katherine Crecelius
John Eller
Casey Epp
Kathleen Foote
Mayme Hubert
Cesar Lag[eva
Stacey Laumann
Stephanie Lovette
Marge Macris
Scott Quinn
Michele Rodriguez
Annette Rose
Colin Russell
Mary Kay Sweeney
Joe Walsh
Joanne Webster
Patsy White
Steve Withs
Sallyanne Wilson
Tom Wilson
Lisel Blash,
Housing Specialist
Kiki LaPorta,
Communications
P.O. Box 9633
San Rafael CA 94912
wpw.MarinMEHC org
Marin_MEHC_@gmail.com
October 1, 2022
Planning Commission
City of San Rafael
1400 Fifth Avenue, Room 209
San Rafael CA 94901
Dear Commissioners:
RECEIVED
SEP 4 0 1022
The Marin Environmental Housing Collaborative (MEHC) is a multi-
disciplinary consortium of advocates generating support For projects and
Policies that advance affordable housing; environmental integrity and social
justice. We are writing to comment on the Aldersly Retirement Community
Master Plan Amendment and related applications.
Aldersly, a 100+year institution, sits on a hillside close to the Montecito
Center and downtown amenities. To protect its economic viability for the
future, Aldersly needs to replace its older, smaller units with more modern,
larger and more accessible housing that meets the needs of today's seniors.
More senior housing, including that which can provide memory care, nursing
care and assisted living, is critically needed in Marin. AIdersly's plan to
provide more such infill housing will increase the number of its units, to
provide more residents with its food, health and social engagement services.
We urge the Planning Commission to support the project.
That being said, we also note the need in San Rafael for additional senior
housing, particularly affordable units, including housing with services, and note
the need for its updated Housing Element to identify ways that such housing can
be developed in San Rafael.
Thank you for the opportunity to comment on the Aldersly application. We
ask that you forward the project to the City Council with your
recommendation for certification of the environmental report and for project
approval.
Siniv,
VU
CVC3i�3tie, C Q
From: R Hunter
To: Planning Public_Commer�i
Subject: Re: I strongly support the building plan for Aldersly Retirement Community.
Date: Wednesday, November 9, 2022 5:31:15 PM
resent with spelling correction:\, sentence #2: "Many California communities have regressed
into sterile centers of stone and steel for parking shopping malls and recreation centers with no
homes and family souls." Don't let this happen to San Rafael. (RHH, 1109/22)
On Wed, Nov 9, 2022 at 3:01 PM R Hunter > wrote:
San Rafael must continue to grow and remain aamiy community with all generations,
children to elders with the services. business and homes that it has always been... Many
California communities have regressed into sterile centers of stone and steel for parking,
shopping malls and recreation centers with no home and family soles. All Organizations
must grow or decline and go away. don't let this happen to San Rafael.
Finalize and approve the total Proposal for Alders! Retirement Community now.
Respectfully submitted. Ripley H. Hunter E, San Rafael retired
Marin County Physician, Aldersly Resident an Marin County Voter
cc: P.res. Aldersly Board of Directors 11/08/22
October 24, 2022
Dear City Council,
I am writing today to in support of my neighbor, Aldersly Retirement Community and
specifically; their care-ful, thoughtful and concerted approach to involve neighbors and
community members in their current re -development planning cycle. Aldersly residents and staff
are an important part of our neighborhood, and I support Aldersly Retirement Community's need
to maintain financial stability and therefore a secure role in the future of our community.
Aldersly has been involved with the community for 20+ years, often hosting community events
on their beautiful campus. I have lived at 117 Union Street as a homeowner for 12+ years and am
a member of the MARA Board. I am writing this letter not as representative of MARA, but as a
neighbor and community member.
• Aldersly regularly communicates/ presents to neighbors at MARA Annual Meetings
where Aldersly shares regular updates on development plans and events on the Aldersly
campus.
• Starting in October, 2019, Aldersly leadership began engaging directly with community
members via MARA to inform, communicate and gather community feedback on the
planned re -development of their campus. Members of MARA's current board and
neighbors attended those meetings and were specifically asked for feedback on
Aldersly's development plans.
• In May, 2022 Aldersly presented the phased master development plan to neighbors in
order to receive group feedback. Changes were requested by neighbors on Belle Ave and
Aldersly accommodated these requests by altering their construction plans.
Aldersly is not required to be an active participant in our community. They choose to do so,
because they are a kind and considerate neighbor. MARA is hopeful the city of San Rafael and
The Council will help ensure Aldersly's long term financial viability and stable position within
Happy Valley/ Montecito.
Kinde t egards,
Chris Y skis, Homeowner and neighbor to Aldersly at San Rafael, CA 94901
cc: MARA Board Members, Peter Schakow, Aldersly Retirement Community, Marybeth Bushey
jayni@allsep-planning.com
To Jayni Allsep:
October 19, 2022
I am a resident of the Independent Living section of Aldersly retirement
community.
I have learned that the contractor doing the demolition and construction will talk
with the residents of Aldersly and give specific information explaining how they
will minimize the dust and noise. This is reassuring to those who live and work
at Aldersly as their health and welfare would not be compromised by the
demolition and construction.
It is understood the construction permit will be granted and there is a method to
alleviate the dust and noise over a long period during the demolition and
construction of the buildings at Aldersly without placing the health and welfare of
the residents and staff at risk.
This proposed new construction and demolition is to be a not-for-profit Life Plan
Community. This plan is a three -stage ten year plan ending in 2033 for Aldersly
to stay in business as a not-for-profit Life Plan Community. Were this plan not to
be approved it is likely Aldersly will not have the funds to continue to operate into
the future.
We, the residents of Aldersly, want the final permit for the planned construction
to be approved so the demolition and construction can begin in 2023 in order to
stay within the ten year plan ending in 2023.
Peter Marks
(Cell only)
10/22/22, 1:00 PM Mail - Jayni Allsep - Outlook
FW: Aldersly Building Project
Jayni Allsep <jayni@allsep-planning.com>
Sat 10/22/2022 1230 PM
To: Jayni Allsep <Jayni.Allsep@cityofsanrafael.org>
On 10/22/22,10:49 AM, "Raymond Johnson" > wrote:
I am a 10 year resident and I strongly support the proposed project now before the planning
commision. Aldersly must prepare for the future with larger apartments and modern conveniences.
Sincerely Raymond Johnson_
https://outlook.office.com/mail/inbox/id/AAQkAGMwNGMOYzY2LThmMGEtNDZmOCIbOD1jLTUOMjg5ZjgyMzEzMgAQAD4sookQG5j3878%2FhgshTBc%3D 1/1
Subject: Aldersly building project
Date: Thursday, November 3, 2022 at 2:56:46 PM Pacific Daylight Time
From: rojado Mettner
To: jayni@allsep-planning.com
Dewar Jayni,
In my opinion, the Aldersly building project should either be scrapped or at the very least
postponed until better planning is in place. There are few or no apartments for the residents
that will have to be moved. The future need for Assisted living spaces is ignored. At present
the Assisted living area is full and there is no reason to believe that will change. We are all
getting older and will need help. To adding to my concerns is the need to demolish beautiful
trees and gardens which were part of the reason I moved here in the first place. We are a
unique establishment and should try to stay that way. Further planning is needed with a
greater view of the predictable future. Another pandemic or such event could change
everything again.
Thank you for listening and reading my concerns.
Janet Mettner
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
SAN RAFAE L
THE CITY WITH A MISSION
Community Development Department — Planning Division
Page 1
Meeting Date: November 15, 2022
Agenda Item:
Case Numbers: GPA22-002 & P21-006
Project Ali Giudice, CDD Director
Planner: (415) 485-3092
Barry Miller, Consultant
Liz Darby, Consultant
Alexis Captanian, Housing
Programs Analyst
REPORT TO PLANNING COMMISSION
SUBJECT: Public Meeting on the San Rafael 2023-2031 HCD Draft Housing Element. Staff
will provide a presentation on the Draft 2023-2031 Housing Element. An opportunity for Planning
Commission and public comment will be provided. The Planning Commission is being asked to
recommend that the City Council approve submittal of this Draft to the State Department of
Housing and Community Development (HCD) for review. Case Nos.: GPA16-001 & P16-013.
RECOMMENDATION
It is recommended that the Planning Commission:
(1) Receive public comment on the HCD Draft Housing Element
(2) Provide feedback and comments on the HCD Draft Housing Element
(3) Recommend that the City Council approve submittal of the Working Draft Housing Element to the
State Department of Housing and Community Development for their initial 90 -day review.
A revised version of the Housing Element ("Public Review Draft") will be presented to the Planning
Commission in March 2023. At that time, the Commission will be asked to approve a resolution
recommending Council adoption of the Housing Element and resubmittal to the State for a compliance
determination.
EXECUTIVE SUMMARY
The Housing Element is the City's long-range plan for conserving and maintaining its housing supply,
removing regulatory barriers to housing production, promoting fair housing, and creating new housing
opportunities for all residents. Requirements and timelines for Housing Elements are established by
State law, as well as guidelines developed by the California Department of Housing and Community
Development (HCD). All cities and counties in the Bay Area are currently updating their Housing
Elements to cover the 2023-2031 period.
Through its Housing Element, each city and county must demonstrate that it has the capacity to
accommodate its "fair share" of the region's housing needs for the next eight years. San Rafael's fair
share assignment was calculated by the Association of Bay Area Governments (ABAG) to be 3,220
housing units, including 1,387 units affordable to lower income households. Although the City itself does
REPORT TO PLANNING COMMISSION Page 2
Case No: GPA16-001 & P16-13
not develop housing, it must show it has zoned a sufficient number of sites for housing construction by
the private and non-profit sectors. It must also demonstrate that it will implement programs to mitigate
or remove constraints to development and encourage a variety of housing types. The Element must
further demonstrate that the City is "affirmatively furthering fair housing" (AFFH) by creating opportunities
for affordable housing in high -resource neighborhoods along with programs to end housing discrimination
and promote fair housing practices.
State law requires that cities and counties publish a "Working Draft" of their Housing Elements for HCD
review prior to adoption. The City of San Rafael has published its Working Draft and is now soliciting
public comments. The current draft will be revised in early December and submitted to HCD for its review
in mid-December. The City will adopt the Element in early 2023, after it receives HCD comments and
makes appropriate revisions.
PROJECT BACKGROUND
Overview
Every city and county in California is required to adopt a Housing Element as part of its General Plan.
The Housing Element is the only part of the General Plan that must be submitted to the State for
certification, a process that is performed by the State Department of Housing and Community
Development (HCD). Cities without certified Housing Elements face adverse consequences, including
limited access to State funding and vulnerability to lawsuits and financial penalties. To avoid such
consequences, HCD must make a formal determination that each Housing Element substantially
complies with Government Code requirements.
San Rafael's current Housing Element was adopted on January 5, 2015 and was certified by the State
on January 23, 2015. The planning period covered by that Housing Element was January 31, 2015
through January 31, 2023. The next Housing Element is due on January 31, 2023 and will cover the
period from January 31, 2023 through January 31, 2031.
State requirements for Housing Elements has changed considerably in the last eight years. The focus of
prior Housing Elements was on housing conservation and the creation of new housing opportunities.
While housing production is still the central focus, there is a much greater emphasis on equity, fair
housing, and meeting the needs of lower-income households and persons with special needs. Cities
have been asked to plan for much larger quantities of housing and provide substantially more detail on
potential housing sites. Requirements for community engagement and outreach to under -represented
populations also have been expanded. Cities and counties must demonstrate that their policies and
programs are affirmatively furthering fair housing and directly addressing the factors that have resulted
in segregation and concentrated poverty around the State.
The City initiated the update process in September 2021. Over the last 14 months, the City has
completed background data collection and analysis tasks; completed a robust public outreach program;
and drafted new goals, policies, and programs. In November 2021, City Council appointed a 13 -member
Working Group (including a Planning Commission representative) to advise on key policy choices. The
Working Group met eight times between December 2021 and August 2022. Other community
engagement activities included three community workshops, a developer forum, presentations and
outreach to neighborhood and community-based organizations, a community survey, numerous focus
groups and interviews, a project website, pop-up workshops, and focused outreach to the Spanish-
speaking community.
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
Regional Housing Needs Allocation
Page 3
The key driver of the Housing Element is the Regional Housing Needs Allocation (RHNA). The RHNA
process has been in effect since 1969 when the State legislature mandated that all communities do their
"fair share" to meet California's housing needs. The RHNA is a top-down process that begins with the
State determining the eight-year housing need for each region of California. Each regional council of
governments is given the task of assigning the regional need to individual counties and cities. The
Association of Bay Area Governments (ABAG), the Bay Area regional council, was tasked with
disaggregating a regional assignment of 441,176 housing units to nine counties and 101 cities. This
process occurred in 2020-2021.
San Rafael's allocation for the 2023-2031 planning period is 3,220 units. This is more than three times
the 2015-2023 allocation of 1,007 units. Marin County, including the unincorporated areas and the 11
cities, saw much steeper rates of increase. The countywide RHNA increased by 526 percent, from 2,298
units (2015-23) to 14,405 units (2023-31). ABAG disaggregates the RHNA into four income categories,
as shown in the table below.
Table 1: 2023-2031 Regional Housing Needs Allocation (RHNA) for San Rafael
Source: ABAG, 2021. HCD income Limits, 2022.
The City is required to demonstrate that it has the zoning capacity to produce this quantity of housing
by 2031. It is not required to issue building permits or provide entitlements for this quantity of housing.
However, the number of units permitted annually will be used as a metric to evaluate the Element's
success and the need for additional programs to come closer to the target.
Prior Planning Commission Input
Prior Planning Commission discussions of the Housing Element have included:
• September 28, 2021: The Commission received an overview of the Housing Element work program,
the purpose of the document, the community engagement strategy, and new State laws affecting
the Element's content
• February 15, 2022: The Commission received a presentation on the Housing Needs Assessment
• June 13, 2022: The Commission received a presentation on the State's Affirmatively Furthering
Fair Housing (AFFH) mandate, and how it influences the Housing Element
• July 26, 2022: The Commission received a presentation on the Housing Site inventory
Each of these meetings included opportunities for public comment.
nILIMMK
Housing Element Organization and Contents
The San Rafael 2023-2031 Housing Element includes six chapters and three technical appendices.
Highlights of each chapter are provided below.
Very Low Low Moderate
Above Moderate
Total
Number of Units
857 492 521
1,350
3,220
Income Range
Household of 4)
>$93,200 $93,200- $149,100-
$149,100 $199,200
>$199,200
Source: ABAG, 2021. HCD income Limits, 2022.
The City is required to demonstrate that it has the zoning capacity to produce this quantity of housing
by 2031. It is not required to issue building permits or provide entitlements for this quantity of housing.
However, the number of units permitted annually will be used as a metric to evaluate the Element's
success and the need for additional programs to come closer to the target.
Prior Planning Commission Input
Prior Planning Commission discussions of the Housing Element have included:
• September 28, 2021: The Commission received an overview of the Housing Element work program,
the purpose of the document, the community engagement strategy, and new State laws affecting
the Element's content
• February 15, 2022: The Commission received a presentation on the Housing Needs Assessment
• June 13, 2022: The Commission received a presentation on the State's Affirmatively Furthering
Fair Housing (AFFH) mandate, and how it influences the Housing Element
• July 26, 2022: The Commission received a presentation on the Housing Site inventory
Each of these meetings included opportunities for public comment.
nILIMMK
Housing Element Organization and Contents
The San Rafael 2023-2031 Housing Element includes six chapters and three technical appendices.
Highlights of each chapter are provided below.
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
Chapter 1: Introduction
Page 4
The introduction explains the purpose of the Housing Element. It also describes San Rafael's local and
regional context, the RHNA process and San Rafael's assignment, and the statutory requirements for
the Housing Element. The Element also explains the organization of the document and includes a
detailed description of the community engagement program. The community engagement discussion
focuses on efforts to reach lower income households, non-English speaking households, and persons
with special housing needs.
Chapter 2: Evaluation of the 2015 Housing Element
This chapter evaluates the City's progress toward implementing the last (2015-2023) Housing Element.
It includes a program -by -program assessment of the 2015 Housing Element, indicating whether each
program should be carried forward, edited, or replaced. The Chapter also indicates the extent to which
the City met its RHNA for the previous planning period. The Planning Commission reviewed this chapter
at its February 15, 2022 meeting.
Chapter 3: Housing Needs Assessment
The Needs Assessment includes an analysis of demographic and socio-economic conditions, housing
conditions, and market trends. The analysis is used to identify current and future housing needs in San
Rafael, particularly for lower-income households and populations with special housing needs. Highlights
and findings of the Needs Assessment were included in the staff report for the Planning Commission's
February 15, 2022 meeting (see pages 7 and 8).
Cha t�_Housina Sites and Resources Analysis
This chapter includes an evaluation of the sites most likely to be available for residential development in
the next eight years. The Planning Commission received a presentation and staff report on housing sites
at its July 26, 2022 meeting. The list of sites was refined in August 2022 to incorporate public input and
to ensure that the Housing Sites Inventory was fully aligned with the development opportunities identified
in General Plan 2040 and the Downtown Precise Plan. The inventory identifies opportunities for 4,658
housing units on 112 sites in San Rafael, providing a substantial buffer above the RHNA. Sites with the
potential for lower-income units are generally zoned at densities of 30 units per acre or more and are
geographically distributed in support of the State goal to affirmatively further fair housing.'
The Sites chapter has been structured to address HCD requirements. The City must demonstrate that
the presumed development capacity estimates for each site are reasonable and that each listed site could
realistically be developed in the next eight years. The chapter also addresses projected accessory
dwelling unit (ADU) production over the next eight years, environmental constraints on the housing sites,
and the availability of infrastructure to serve the sites. This chapter also includes State -mandated
discussions of energy conservation resources in San Rafael, and a discussion of potential sources of
funding for affordable housing and housing programs in the city.
' According to HCD, "the goal of Affirmatively Furthering Fair Housing (AFFH) is to combat housing discrimination,
eliminate racial bias, undo historic patterns of segregation, and lift barriers that restrict access in order to foster
inclusive communities and achieve racial equity, fair housing choice, and opportunity for all Californians.
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
Table 1: Summary of Housing Site Potential for 2023-2031 by Income
Page 5
Source. City of San Rafael. 2022
Chapter 5: Housing Constraints
The Constraints chapter addresses governmental constraints to housing development such as zoning,
development fees, development standards, and development review processes. It also addresses non-
governmental constraints, such as high land and construction costs. The analysis concludes that the
City's General Plan and Precise Plan are strongly supportive of housing production. It identifies a number
of potential zoning constraints, including height limits in the commercial zones and multi -family zoning
districts with maximum densities that are below the levels authorized by the General Plan. The analysis
notes that parking requirements are generally not a constraint in transit -served areas (due to recent State
laws) and concludes that the recent modifications to the City's affordable housing ordinance and changes
to State Density Bonus Law have had a positive effect on housing production.
As required by State law, this chapter evaluates constraints to the production of particular types of
housing in the City, including ADUs, single room occupancy hotels, emergency shelters, and transitional
and supportive housing. Specific recommendations are included to expand opportunities for special
needs housing. The chapter also addresses local permitting procedures and fees, noting the progress
that has been made since 2018 when the City began convening developer forums and Council study
sessions on strategies to remove constraints and increase housing production.
The final part of this chapter evaluates non-governmental constraints. The focus is on land and
construction costs, and financial constraints such as high interest rates and limited availability of low-
income housing tax credits. Other non-governmental constraints include community opposition, requests
to develop at densities below what is allowed by zoning, and lengthy time delays between project
entitlement and construction.
Chapter 6: Housing Plan
This chapter presents goals, policies, and programs to address the City's housing needs as well as
quantified objectives for housing development and preservation during the planning period. It is
addressed in more detail in the next section of this staff report.
Income Category
LowerModerate
Above
Site T e
Moderate
Total
Development "Pipeline"
A22roved Projects
200
3
582 1
785
Proposed Projects
115
135
954
1,204
Opportunity -
Low -Medium Density Residential
3
88
56
147
High -Density 30+ DU/Ac Residential
335
81
42
458
Mixed Use Non- Downtown
373
57
74
504
Mixed Use (Downtown)
587
280
693
1,560
TOTAL POTENTIAL
1,613
644
2,401
4,658
Plus presumed Accessory Dwelling Units
70
100
30
200
Total Potential Including ADUs
1,673
744
2,431
4,858
RHNA
1,349
521
1,349
3,220
Buffer % units over capacity)
25%
43%
N/A
N/A
Source. City of San Rafael. 2022
Chapter 5: Housing Constraints
The Constraints chapter addresses governmental constraints to housing development such as zoning,
development fees, development standards, and development review processes. It also addresses non-
governmental constraints, such as high land and construction costs. The analysis concludes that the
City's General Plan and Precise Plan are strongly supportive of housing production. It identifies a number
of potential zoning constraints, including height limits in the commercial zones and multi -family zoning
districts with maximum densities that are below the levels authorized by the General Plan. The analysis
notes that parking requirements are generally not a constraint in transit -served areas (due to recent State
laws) and concludes that the recent modifications to the City's affordable housing ordinance and changes
to State Density Bonus Law have had a positive effect on housing production.
As required by State law, this chapter evaluates constraints to the production of particular types of
housing in the City, including ADUs, single room occupancy hotels, emergency shelters, and transitional
and supportive housing. Specific recommendations are included to expand opportunities for special
needs housing. The chapter also addresses local permitting procedures and fees, noting the progress
that has been made since 2018 when the City began convening developer forums and Council study
sessions on strategies to remove constraints and increase housing production.
The final part of this chapter evaluates non-governmental constraints. The focus is on land and
construction costs, and financial constraints such as high interest rates and limited availability of low-
income housing tax credits. Other non-governmental constraints include community opposition, requests
to develop at densities below what is allowed by zoning, and lengthy time delays between project
entitlement and construction.
Chapter 6: Housing Plan
This chapter presents goals, policies, and programs to address the City's housing needs as well as
quantified objectives for housing development and preservation during the planning period. It is
addressed in more detail in the next section of this staff report.
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
Appendix A: Assessment of Fair Hoosinq
Page 6
The Assessment of Fair Housing uses maps and tables to illustrate spatial patterns of segregation and
concentrated poverty in the city, and the location of high, moderate, and low resource neighborhoods.
This data is used to evaluate the adequacy of the City's housing sites, and also to ensure that housing
programs further fair housing and provide greater access to resources (e.g., high -performing schools,
quality City parks, health care facilities, etc.) in under -served neighborhoods. The analysis informs many
of the policies and programs in Chapter 6. Appendix A also evaluates fair housing practices and provides
data on discrimination complaints in the city during recent years.
Aoendix B: Housing Opportunity Site Inventory
This is a detailed parcel -level spreadsheet with data for each of the 112 identified housing opportunity
sites. The sites are organized into six categories (approved projects, proposed projects, vacant low-
density residential sites, medium- and high-density residential sites, mixed use sites outside Downtown,
and Downtown mixed-use sites). For each property, the database provides assessor parcel number,
address, acreage, zoning and General Plan designation, existing land use, theoretical capacity, realistic
capacity (by income group), and any constraints or comments.
Appendix C: Public Participation Matrix
The matrix lists the various outreach and engagement efforts that occurred over the course of the project,
including key takeways and metrics for participation. The matrix provides a bridge from the engagement
program to the Housing Element policies and program and illustrates how community feedback has
shaped the contents of the document.
Goals, Policies, and Programs
The HCD Draft Housing Element includes four goals:
1. End and prevent homelessness in San Rafael.
2. Combat housing discrimination, eliminate racial bias, and undo historic patterns of segregation.
3. Ensure housing habitability and maintenance.
4. Meet housing needs by providing a variety of housing choices throughout the City.
The goals have been substantially reorganized from the 2015 Housing Element, with a greater focus on
fair housing and resources for lower income households. As with the other elements of General Plan
2040, a set of policies follows each goal. The policies are intended to provide broad guidance for future
decision-making over the eight-year planning period. Each of the goals is also followed by a series of
housing programs, which include more prescriptive direction as well as an assessment of resources, a
timetable for implementation and metrics to measure future success.
Programs are summarized below. Commissioners are encouraged to review Chapter 6 of the Draft
Housing Element for additional detail. Each of the programs listed below includes a narrative description
of the program, specific actions to be taken, a timeline for those actions, the responsible City department
or division, the resources available to undertake the action, and the relevant housing policies that are
implemented through the program.
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
Page 7
Pro rams to End and Prevent Homelessness
1. Create a Housing and Homelessness Division within the Community Development Department.
2. Require rental property owners to provide relocation assistance to low-income tenants in no-fault
evictions.
3. Expand housing resources and supportive services for extremely low-income households.
4. Actively seek funding for strategies that prevent homelessness and help San Rafael residents
experiencing homelessness in securing a place to live and access to the services they require.
5. Provide emergency shelter capacity sufficient to meet local needs.
Programs to Combat Hou_ sing Discrimination, Eliminate Racial Bias, and Undo Historic Patterns of
Segregation
6. Expand awareness of housing laws, programs, and resources provided by the City and by other
agencies and organizations through a comprehensive, multi-lingual community outreach and
engagement initiative.
7. As part of the Cooperative Agreement with the County on CDBG funding, direct a portion of the City's
allocation to a local fair housing assistance program.
8. Affirmatively market local affordable housing opportunities to include groups that have historically
been disadvantaged in the local housing market.
9. Undertake a capacity -building and educational program designed to increase understanding of the
housing system by the City's Latinx community.
10. Collaborate with Marin County, cities and towns to address regional planning and housing issues.
Remain open to alignment in service delivery to increasing housing supply and furthering fair housing.
11. Maintain and monitor effectiveness of local just cause for eviction regulations.
12. Evaluate existing and additional measures to protect tenants from eviction or the loss of housing due
to economic or other factors.
Programs to Ensure Housing Habitability and Maintenance
13. Continue and strengthen the Periodic Housing Inspection Program to ensure the safety and
habitability of the rental housing stock.
14. Provide effective code enforcement efforts in all neighborhoods to abate unsafe or unsanitary
conditions. Organize service delivery around principles of equity and inclusion.
15. Continue residential building inspections at the time of sale to ensure the safety and, habitability of
units.
16. Support lower income households in maintaining their homes and increase their ability to participate
in and reap the benefits of housing sustainability initiatives.
Programs to Increase Housing Choice
17. Increase funding for affordable housing through the City's Affordable Housing Trust Fund and other
sources.
18. Maintain affordable housing requirements for market -rate residential and commercial developments.
Monitor the policy's effectiveness and periodically revise to reflect changing housing market
conditions.
REPORT TO PLANNING COMMISSION Page 8
Case No: GPA16-001 & P16-13
19. Apply for designation as a "Pro -Housing City" by the State of California.
20. Develop an official City process for developing housing in air rights on municipally -owned sites,
including Downtown municipal parking lots (i.e., an "air rights strategic plan"). The process should
support and promote public-private partnership opportunities that result in new housing on these sites.
21. Prepare a Precise Plan (or equivalent planning document) for the North San Rafael Priority
Development Area (PDA).
22. Prepare a Precise Plan (or an equivalent planning document) for the Southeast San Rafael Priority
Development Area (PDA).
23. Provide periodic updates on progress toward Housing Element implementation and other City Council
and community housing priorities.
24. Maintain capacity to meet the RHNA at all times during the 2023-2031 planning period and add new
sites as opportunities arise. Make the list of housing opportunity sites (Appendix B) available to
prospective developers and the public.
25. Develop a list of sites located along commercial corridors that could be prime for "by right"
development under Assembly Bill 2011 (AB 2011).
26. Adopt objective design and development standards (ODDS) to expedite project approvals for all "by
right" multifamily housing projects.
27. Expand resources and reduce barriers for the construction of ADUs and Junior ADUs (JADUs) in San
Rafael neighborhoods.
28. Implement Senate Bill 9 (SB 9) regulations and update the website with information to support
property owners pursuing lot splits and duplexes on qualifying single-family lots.
29. Support housing development on institutional and religious properties.
30. Discourage conversion of residential units to non-residential uses, and limit loss of rental housing
stock. Encourage conversion from commercial/office space back to residential use.
31. Monitor the status of affordable units created through local inclusionary housing requirements to
ensure that they are occupied by qualifying households and rented or sold at affordable rates.
32. implement Age -Friendly San Rafael Strategic Plan recommendations.
33. Create additional housing resources for persons with disabilities, including developmental disabilities.
34. Facilitate the development of large and small residential care facilities in San Rafael.
35. Creative incentives that result in a larger percentage of apartments that are three bedrooms or more
in affordable housing developments.
36. Review and update the master fee schedule periodically to reflect the costs of delivering City services
and to reduce fee burdens for affordable housing projects, where possible.
37. In response to feedback received during past developer and community forums, provide an update
on the changes made to reduce costs, time delays, and other barriers to housing development.
Measure the success of these changes.
38. Implement State and local density bonus programs, including allowances for additional height and
concessions and waivers to development standards for projects with affordable housing.
39. Establish written procedures so that projects with affordable housing units are granted priority for
water and sewer connections in the event of future service limitations.
40. Implement measures to streamline the development approval process and reduce the time required
between project proposal and project entitlement.
REPORT TO PLANNING COMMISSION Page 9
Case No: GPA16-001 & P16-13
41. Complete strategic revisions to the San Rafael Zoning Ordinance to better achieve Housing Element
objectives.
42. Complete an evaluation of residential off-street parking standards to reduce parking as a housing
development expense. This should include the removal of minimum parking standards within one-
half mile of SMART stations and high -frequency bus corridors.
Chapter 6 concludes with a summary of quantified objectives for the programs (including objectives for
housing production and conservation). It also indicates the extent to which programs address specific
AFFH themes identified by HCD, including fair housing outreach and enforcement, housing mobility, new
opportunities in high resource areas, place -based strategies for neighborhood improvement, and tenant
protection and anti -displacement.
Schedule
The HCD Draft Housing Element was published on November 4, 2022. A 30 -day public review period is
required by State law and will end on December 5, 2022. Comments received by that date will be
considered prior to submitting the Draft to HCD. The City is statutorily required to allow 10 business days
after the 30 -day period to consider comments and make edits in response. The City Council is scheduled
to discuss the Housing Element at its December 5 meeting. Comments from the Council also will be
considered during this 10- day period. In addition, the Council will be asked to authorize staff to submit
the HCD Draft to the State, inclusive of their comments and any revisions made in response to public
comments or Planning Commission comments. This action does not constitute adoption of the Housing
Element—it is merely approving its submittal for initial State review. The State has up to 90 days to issue
its review letter. Submittal to the State is projected by December 19, 2022.
As noted earlier in this report, the deadline for Housing Element adoption is January 31, 2023. While the
City is working to meet this deadline and will submit its Draft to HCD before that date, it is unlikely that
HCD comments will be received until after the deadline. Most cities are receiving comment letters at or
near the end of the 90 -day period, which means the City's letter would be received in mid-March. At that
time, the City will respond to any comments from the State, make necessary edits, and return to the
Planning Commission with a resolution recommending City Council adoption of the Element.
Once adopted, the Element will be resubmitted to the State for a compliance determination. The State
has designated a 120 -day "safe harbor" period following the January 31, 2023 deadline for cities not
found in compliance by the January 31 date. This period ends on May 31, 2023. The City is striving to
receive a compliance determination prior to that date. The principal consequence of a late compliance
determination is that any necessary rezoning identified by the Element must be completed by January
31, 2024. San Rafael's zoning is largely in place and the City would not be impacted by this requirement.
However, it is in the City's best interest to remain in compliance and adopt the Element as quickly as
possible after receiving State comments.
As of November 2, four cities in Marin County have submitted their elements to the State. Seven are still
preparing their elements or have just released their initial drafts. Only two jurisdictions in the Bay Area
(Alameda and Emeryville) have been found in compliance at this time.
ENVIRONMENTAL REVIEW
As a General Plan amendment, the Housing Element update is subject to the California Environmental
Quality Act (CEQA). Because the City does not anticipate major changes to its Land Use Map, the
REPORT TO PLANNING COMMISSION
Case No: GPA16-001 & P16-13
Page 10
appropriate form of CEQA review for the Housing Element is an Addendum to the recently certified
General Plan EIR. The Addendum will determine if the conclusions reached by the General Plan EIR
would be changed by the policies and programs in the new Housing Element. The Addendum will be
considered concurrently with the Public Review Draft Housing Element in early 2023.
CORRESPONDENCE
No correspondence has been received on this Staff Report.
ATTACHMENTS
No attachments to this staff report are included. However, Commissioners are strongly encouraged to
access the HCD Draft Housing Element on the project website at www.sanrafaelhousing.orq. The entire
document, including maps and technical appendices, may be accessed at that website.
From: 10-aWtan Previtaii
To: Planning Public Comment
Cc: Leslie Mendez
Subject: Re: Letter to Planning Commissiong regarding Housing Element
Date: Thursday, November 10, 2022 3:07:49 AM
Please see typo fixed below and use this version instead.
Thanks,
Jon
On Thu, Nov 10, 2022 at 2:51 AM Jonathan Previtali
wrote:
Hello Fellow Commissioners,
Please forgive me for not being able to attend the upcoming Planning Commission meeting and
instead, please accept this note regarding the Housing Element you will discuss Tuesday. As you
may recall, I was the Planning Commission liaison on the Housing Element Working Group.
First off, I want to tell you the Housing Element Working Group effort was very well orchestrated.
Barry Miller and Alex Captanian were excellent leaders, we had strong support from a number of
other city staff, particularly Community Development Director Ali Giudice, and we had a very
engaged citizen group representing a wide range of stakeholders. Thoughtful agendas were set,
we had an incredible reading list, experts were brought in and ample space was created to share
experiences and ideas. Indeed, people were highly participatory and candid about the many
complex and sensitive topics surrounding housing.
Much of my contribution focused on aspects of the Housing Element that could lead to better
racial and socioeconomic integration of our single-family home (SFH) neighborhoods. As you
probably know, in San Rafael and across the state, the fact that large SFH neighborhoods are
missing less expensive multi -unit dwellings like condos and apartments makes it hard for people
without high incomes or intergenerational wealth to live in these communities. Instead, many
newcomers and people with lower incomes live in areas that were historically designated by city
planners for multi -unit dwellings in separate communities like the Canal. This has led to the type of
racial and socioeconomic segregation we see in San Rafael. SFH neighborhoods typically have
better schools and that is indeed the case here. To me, this seems unfair. Why shouldn't every
child in San Rafael have the same access to education, the same chance to achieve? There are
many approaches to solving this problem, but within the framework of housing, a proven path is
to add more affordable multi -family housing to SFH neighborhoods. This works by increasing the
odds of children staying in school, going to college, and effectively breaking the cycle of poverty
for themselves, their families, and generations to come. How great is that!
The challenge is that SFH neighborhoods here are already very well built out, the small, multi-
family housing developments that might fit here or there aren't profitable to developers and
there's concern that new buildings won't fit in. The Housing Element mentions a possible solution
I like, and which had traction with a below market rate (BMR) housing developer on the working
group. It's called an overlay plan and it's set to be considered by 2024. My understanding of an
overlay plan is that it would provide special incentives for the development of affordable housing
in some areas, but it could also include elements akin to a Downtown Precise Plan, but for the
neighborhoods. For instance, it could front -load design requirements in collaboration with
neighbors to ensure aesthetic consistency and high-quality construction, thus reducing (but not
totally eliminating) two major barriers to new affordable housing: community concern and
permitting delays.
Another approach to promoting integration I'm sure you'll hear a lot about on Tuesday involves
the use of Housing Opportunity Sites. Here's a link to some great maps produced for the Housing
Element. These are locations, most commercial/office, where the city will encourage the addition
of multi -unit housing. While the built -out nature of the SFH neighborhoods made it hard to
include a lot of Housing Opportunity Sites in the neighborhoods, the list has a good number in my
neighborhood of Terra Linda. This is partly due to projects already underway like Northgate Walk
and the Northgate Town Square, but also by proposing condos to be added to places like the Terra
Linda shopping center where our cherished Scotty's Market is located. In speaking with neighbors,
I think it's fair to say Terra Linda is ready to embrace new members of the community. In fact, the
formerly named Terra Linda Homeowners Association recently changed its name to the Terra
Linda Neighborhood Association to acknowledge the fact we have a vibrant and growing
community of people, not just homeowners. I should also mention there was a feeling among the
planners and the Working Group that the opportunity to convert single-family homes to multi -unit
dwellings per SB 9 and the City's allowance of ADU's will also lead to more affordable housing in
the SFH neighborhoods.
A newer and expanding threat to housing is the rising cost of housing and gentrification, and this
was a major focus of the Working Group. Many studies have shown that rising housing values lead
to higher rents, evictions of lower income people, crowding and homelessness. There's a direct
correlation. Needless to say, this is a very serious problem that affects the most susceptible
people in our city. We all saw the homeless area under the freeway, but I also now notice seniors
living in their cars when I go to Whole Foods. As you can see from this article in Zhe Marin I ,
displacement is starting to happen in the Canal District now. AB -1482 that caps rent increases to
5% per year will help, but I feel if we don't act swiftly and strongly, we're going to see
gentrification lead to many more evictions and homelessness. The City already does a lot to
ensure evictions are just cause, but I think paying tenants to leave like we're seeing in the Canal
and uneven legal representation between landlords and tenants, e.g., during mediation, will act to
dampen those efforts.
This is a complex problem with so many variables, there's no way I could begin to address it
adequately here. I encourage you to focus on sections 6.4.1 Programs to End and Prevent
Homelessness in San Rafael and 6.4.2 Programs to Combat Housing Discrimination, Eliminate
Racial Bias, Undo Historic Patterns of Segregation in the Housing Action Plan chapter of the Draft
Housing Element. Please pay special attention to Program 2: Relocation Assistance and Program
12: Tenant Protection Measures that I feel lay the foundation for possible solutions.
Finally, I'll close by mentioning that the idea of adding housing to light -industrial areas like around
Anderson in the south and Paul in the north was debated several times during the Working Group
sessions. The city allows housing in commercial/office zones, but not light -industrial. The
Chamber of Commerce is justifiably concerned that adding residents to light -industrial zones
would cause business to be edged out through complaints of noise, industrial fumes, and simply
the profitability of housing conversions. Several of us thought otherwise and suggested measures
could be taken to prevent those conflicts and protect businesses. I lived in a light -industrial area in
San Francisco for about 10 years next to an auto shop and never had an issue. In fact, having a
small group of friendly Asian mechanics as neighbors was super fun, helped create a bridge over a
cultural divide I probably would not have otherwise experienced, and of course was tremendously
helpful when I needed a repair. My roommates and I were friends with those guys and the shop is
still there going on 20 years later. I feel that adding housing to our light -industrial areas in a smart
way would be great for everyone, particularly with the addition of a couple new parks. There's a
lot of room for new housing in those areas and great precedent in other cities.
All the best,
Jon Previtali
San Rafael Planning Commission