HomeMy WebLinkAboutPlanning Commission 2025-11-04 Agenda Packet (Special)
Planning Commission
Special Meeting
Tuesday, November 4, 2025 - 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:
Watch on Zoom Webinar: https://cityofsanrafael-org.zoom.us/j/82564431007
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Listen by phone: 1 (669) 444-9171
Webinar ID: 825 6443 1007
One Tap Mobile: US: +16694449171,, 82564431007#
This meeting will be held in-person. This meeting is being streamed to YouTube at
www.youtube.com/cityofsanrafael.
How to participate in the meeting:
• You are welcome to come to the meeting and provide public comment in
person. Each speaker will have 2-minutes to provide public comment.
• Submit your comments by email to
PlanningPublicComment@cityofsanrafael.org by 4:00 p.m. the day of the
meeting.
If you experience technical difficulties during the meeting, please contact
PlanningPublicComment@cityofsanrafael.org.
A. CALL TO ORDER
B. RECORDING OF MEMBERS PRESENT AND ABSENT
C. APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
D. PUBLIC NOTIFICATION OF MEETING PROCEDURES
E. ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to two 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.
F. CONSENT CALENDAR
2
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. None
G. ACTION ITEMS
1. 350 Merrydale Road and 3833 Redwood Highway (APNs 179-041-27 and 179-
041-28) – Review the City of San Rafael’s potential acquisition of the property for
an interim shelter for unhoused residents and a permanent affordable housing
development for conformity with the City of San Rafael’s General Plan per
California Government Code 65402.
Project Planners:
Greg Minor, Assistant Director, greg.minor@cityofsanrafael.org and
Kristina Estudillo, Principal Planner, Kristina.estudillo@cityofsanrafael.org
Recommended Action – Adopt a resolution finding that the acquisition of the property
at 350 Merrydale Road and 3833 Redwood Highway conforms with the City of San
Rafael’s General Plan.
H. DIRECTOR’S REPORT
1. None
I. COMMISSION COMMUNICATION
J. 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@cityofsanrafael.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 $5,000 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.
1
Community and Economic Development Department
Meeting
Date:
November 4, 2025
Agenda
Item:
G (1)
Case
Number:
Project
Planner:
Kristina Estudillo, Principal
Planner
Greg Minor,
Assistant Director
REPORT TO PLANNING COMMISSION
SUBJECT: 350 Merrydale Road and 3833 Redwood Highway – Reporting on the
Conformity with the City’s General Plan for the City’s property acquisition
of 350 Merrydale Road and 3833 Redwood Highway APN(s): 179-041-27
and 179-041-28 for Interim Shelter, including a Low Barrier Navigation
Center, and Affordable Housing Development. Zoning District: Planned
Development District (PD) Applicant: City of San Rafael; CEQA
Determination: Not Applicable to a Conformity Report
EXECUTIVE SUMMARY
As part of a collaboration between the County of Marin and the City of San Rafael (City)
to address homelessness and the lack of affordable housing, the City is planning to
acquire a 2.5-acre property at 350 Merrydale Road and 3833 Redwood Highway (the
Property) to serve as an interim shelter, including a Low Barrier Navigation Center,
(“Interim Shelter”) for up to 65 unhoused individuals on a temporary basis followed by a
permanent affordable housing development of at least 80 units. The Property was last
used as an adult school serving approximately 100 individuals but the Property has been
vacant for the last five years. In 2020 the property owners received land use approvals
for 45 for sale townhomes but the property owner did not proceed with construction
activities and earlier this year the property owner placed the Property for sale.
California Government Code Section 65402 requires that the acquisition of real property
by a public entity be submitted to and reported upon by the applicable Planning Agency
as to conformity with the jurisdiction’s adopted General Plan. The City is considering
acquisition of the Property. The Planning Commission serves as the City’s Planning
Agency. Accordingly, staff recommend that the Planning Commission adopt the
proposed resolution reporting that the City’s acquisition of 350 Merrydale Road and 3833
Redwood Highway conforms with the City’s adopted General Plan.
2
RECOMMENDATION
Staff recommend that the Planning Commission adopt the proposed resolution reporting
that the City’s acquisition of 350 Merrydale Road and 3833 Redwood Highway conforms
with the City’s adopted General Plan.
3
PROPERTY FACTS
Address/Location: 350 Merrydale Road
and 3833 Redwood
Highway
Parcel
Number(s):
179-041-27 and
179-041-28
Property Size: 2.5 acres Neighborhood: Terra Linda
Site Characteristics
General Plan
Designation
Zoning District Existing Land-Use
Project Site: Community
Commercial Mixed
Use (GC)
Planned
Development
District (PD)
Educational
North: Office Mixed Use
(OMU)
Planned
Development
District (PD)
Commercial
South: High Density
Residential (HR)
and Community
Commercial Mixed
Use (GC)
High Density
Residential (HR)
and General
Commercial (GC)
Residential and
Commercial
East: US 101 Highway US 101 Highway US 101 Highway
West: Low Density
Residential (LDR)
Single-Family
Residential (R7.5)
Residential
Site Description/Setting:
The property at 350 Merrydale Road is approximately 2.5 acres of land located just west
of the US Highway 101 transportation corridor in northern San Rafael, approximately two
miles north of downtown. The property has two physical addresses: 350 Merrydale Road
and 3833 Redwood Highway, San Rafael. The property is recorded by the Marin County
Assessor as Assessor’s Parcel Numbers (APN) 179-041-27 and 179-041-28. The
property is zoned Planned Development (PD) District under the City’s zoning ordinance
and currently consists of three single-story buildings, most recently occupied by an adult
school. The buildings are separated by small courtyards and surrounded by an asphalt-
surfaced parking lot.
In terms of surrounding land uses, commercial businesses adjoin the property to the north
and south; a residential apartment building also adjoins to the south, along Merrydale
Road. A residential subdivision is to the west across Merrydale Road and the US
Highway 101 corridor neighbors the site to the east. The property is approximately half
a mile from the Sonoma-Marin Area Rail Transit (SMART) Marin Civic Center Station.
The property is highlighted below in red in Figure 1.
4
Figure 1 – Vicinity Map
PROJECT DESCRIPTION
The proposed acquisition of the Property would be for use as an Interim Shelter and
subsequent development of a permanent affordable housing development as outlined
below:
• Interim Shelter Operations
o The Interim Shelter will operate until June 30, 2027.
o Operation of the Interim Shelter may be extended for two one-year extensions,
until June 30, 2029, if there is funding available. Closure of the Interim Shelter
will be no later than June 30, 2029.
o Maximum of 65 individuals will be served at any one time. Through program
attrition and contingent upon available funding, no more than 70 unique
individuals may be eligible to participate in the program with priority placement
given in this order; (1) current Sanctioned Camping Area participants, (2)
Andersen Road Encampment; (3) other encampments in the City of San
Rafael.
o No new entries within one year of anticipated closure unless adequate funding
is secured.
• Affordable Housing Development
o City plans to entitle property for at least 80 units of affordable housing by June
30, 2028.
5
ANALYSIS
Implementing an Interim Shelter for homeless residents and facilitating an affordable
housing development at the Property will advance many of the City’s General Plan
policies and housing goals as demonstrated in detail in Attachment 1: General Plan
2040 Conformity Analysis.
For instance, by situating housing near transit and civic resources, such as the Marin
Civic Center SMART station and the Marin County Civic Center, the project conforms
with the General Plan’s Land Use, Neighborhoods, Conservation and Climate Change,
Mobility, and Housing Elements, including Policy LU-1.3: Land Use and Climate
Change, Policy NH-4.10: Merrydale Area, Policy C-2.3: Improving Air Quality Through
Land Use and Transportation Choices, Policy M-6.1: Encourage Walking and Cycling,
and Policy H-3.5: Housing and Greenhouse Gas Emissions.
Similarly, an interim shelter for unhoused residents and a subsequent affordable
housing development responds to the diverse housing needs of San Rafael residents,
which furthers multiple General Plan policies, including Policy LU-2.12: Innovative
Housing Types, Policy LU-3.3: Housing Mix, Policy NH-4.1: North San Rafael, Policy H-
4.1: Equitable Distribution of Affordable Housing, Policy H-4.4: Affordability of Projects
on Public Land, and Policy EDI-3.2: Affordable Housing Development.
Moreover, the Property is designated as Community Commercial Mixed Use on the
General Plan 2040 Land Use Map, which allows for residential and commercial uses,
including a mix of housing, office, retail, service, and public land uses. Furthermore, the
Property is listed in General Plan Appendix A: Development Pipeline – Entitled Projects
of the San Rafael Housing Element and identified for future residential development.
Consequently, the project’s development of housing onsite conforms with the General
Plan Land Use Map and Housing Element. Additionally, the site has a Planned
Development (PD) zoning classification that permits all land uses set forth in the High
Density Residential (HR1) District land use classification as contained in Zoning
Ordinance (SRMC 14.04.020). Both multifamily residential and interim shelters, such as
an emergency shelter or a low barrier navigation center for unhoused community
members are allowable uses in the HR zoning district. Government Code Section 65662
provides that a Low Barrier Navigation Center is a use by right in areas zoned for mixed
use and nonresidential zones permitting multifamily uses. Accordingly, the acquisition
for the purposes of Interim Shelter and permanent affordable housing development
conform with the existing PD zoning classification.
Finally, development of the Property will be subject to applicable City development
standards at the time of application submission.
6
ENVIRONMENTAL REVIEW
A conformity report required by Government Code Section 65402 is not a project within
the definition of project as defined by the Public Resources Code Section 21065. (See
CEQA Guideline 15378(b)(2),(4),(5)). This conformity report neither approves nor
disapproves any project, but rather simply renders an analysis and conclusion regarding
whether the purpose of the acquisition conforms with the City’s General Plan.
RECOMMENDATION
Staff recommend that the Planning Commission adopt the proposed resolution reporting
that the City’s acquisition of 350 Merrydale Road and 3833 Redwood Highway conforms
with the City’s adopted General Plan.
ATTACHMENTS
1: General Plan 2040 Conformity Analysis
2: Resolution
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
LAND USE ELEMENT
Policy LU-1.2: Development Timing For health, safety, and general
welfare reasons, new development should only occur when adequate
infrastructure is available, consistent with the following findings:
• The project is consistent with adopted Vehicle Miles Traveled
(VMT) standards, as well as the requirements for Level of Service
(LOS) specified in the Mobility Element.
• Planned circulation improvements necessary to meet City
standards for the project have funding commitments and
completed environmental review.
• Water, sanitary sewer, storm sewer, and other infrastructure
improvements needed to serve the proposed development have
been evaluated and confirmed to be in place or to be available to
serve the development by the time it is constructed.
• The project has incorporated design and construction measures
to adequately mitigate exposure to hazards, including flooding,
sea level rise, and wildfire.
Conforms. The City proposes to acquire the property at 350 Merrydale
(“Property”) and no development is proposed at this time. Future
development at the site was anticipated by the General Plan and it was
determined by the General Plan EIR that the existing circulation network
would be adequate to serve the Property. The Property would be served
by public utilities for water, sanitary sewer, stormwater and other
infrastructure. Any development would not be exposed to risks related to
sea level rise or wildfire, and flooding would be addressed through the
building permit process. While project specific details are not available at
this time, the 2040 General Plan evaluated future residential development
at the site at a maximum net density of 21.8-43.6 units/net acre and
anticipated the future development of the site with a 45-unit townhome
project and therefore the proposed acquisition conforms with this policy.
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.
Conforms. The Property is located in a central area near transit stations
with frequent bus service and is located close to the Marin Civic Center
Sonoma-Marin Area Rail Transit (SMART) station. SMART provides
service from Larkspur to the Sonoma County Airport. This Property allows
for future housing in an area with alternatives to driving and therefore
conforms with this policy.
Policy LU-1.8: Density of Residential Development. Use the density
ranges in the Land Use Element to determine the number of housing units
allowed on properties within the Planning Area. The following provisions
Conforms. The land use designation for the site is Community Commercial
Mixed Use, which allows for 21.8 to 43.6 units per net acre and a maximum
commercial FAR of 0.3. While project specific details are not available at this
time, the 2040 General Plan evaluated future residential development at the
site at a maximum net density of 21.8-43.6 units/net acre and anticipated the
future development of the site with a 45-unit townhome project. Based on
the size of the site (2.29 acres) and the maximum net density (21.8-43.6
units/net acre), site is anticipated to accommodate 50-100 units. Future
development would be required to comply with the density standard
contained in the General Plan and State Density Bonus law and therefore
the proposed acquisition conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
apply:
• The density “range” includes a maximum and minimum. A given
General Plan designation may have multiple corresponding
zoning districts, including at least one district in which the
maximum density may be achieved. Other zoning districts may
have maximum densities that are less than the maximum
indicated by the General Plan
• Calculation of allowable units shall be rounded to the nearest
whole number. Where the number is less than 0.5, it shall be
rounded down. Where the number is 0.5 or greater, it may be
rounded up.
• The number of units permitted on a given parcel may be affected
by site resources and constraints, potentially hazardous
conditions, climate- related factors (sea level rise, fire hazards,
etc.), traffic and access
• (including wildfire evacuation constraints), the adequacy of
infrastructure, City design policies, and prevailing densities in
adjacent areas.
o The maximum net density shown on the General Plan
excludes density bonuses that may be provided for
affordable housing or other community benefits, in
accordance with State law and local policies.
• As required by State law, an accessory dwelling unit (ADU) or
junior ADU shall not be counted as a dwelling unit for the purposes
of calculating net density
• Areas in the “Downtown Mixed Use” General Plan category shall
be exempt from the requirements of this policy and are instead
subject to standards defined by the Downtown Precise Plan.
Program LU-1.8B: Minimum Densities. The net density of new
development shall be no less than the lower end of the density range
specified by the General Plan for that property.
Policy LU-1.10: Intensity of Non-Residential Development. Use the
Floor Area Ratio limits on Figure 3-2 to determine the square footage of
building space allowed on properties with non-residential General Plan
designations. The following provisions apply:
• As with density, FAR is calculated on a “net” basis, and is based
on the area of each parcel excluding streets and easements.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
• The maximum FAR stated by the General Plan is not guaranteed.
The square footage permitted on a given parcel may be affected
by site resources and constraints, potentially hazardous
conditions, climate- related factors (sea level rise, fire hazards,
etc.), traffic and access
• (including wildfire evacuation constraints), the adequacy of
infrastructure, and City design policies.
• The maximum FARs shown in Figure 3-2 exclude any residential
development on the property. In the event that residential uses or
mixed use projects are proposed on these sites, the maximum
area is the sum of the FAR allowance plus the residential density
allowance for the property. This Clause does not apply to
Downtown San Rafael, which is regulated by the Downtown
Precise Plan.
Policy LU-1.15: Planned Development Zoning. Encourage the use of
Planned Development (PD) zoning for development on parcels greater
than five acres when the application of traditional zoning standards would
make it more difficult to achieve General Plan goals. The PD zoning
designation allows flexible design standards that are more responsive to
site conditions as well as the transfer of allowable General Plan and zoning
density between contiguous sites under common ownership.
Conforms. The Property is zoned PD District and therefore conforms with
this policy.
Policy LU-1.17: Building Heights. Use General Plan Figures 3-3 and 3-
4 as the basis for determining “baseline” maximum building heights in
San Rafael. Maximum heights should continue to be codified through
zoning and any applicable Specific Plans or Precise Plans. In addition,
the following specific provisions related to building heights shall apply:
• Height of buildings existing or approved as of January 1, 1987
shall be considered as conforming to zoning standards. Hotels
outside of the Downtown Precise Plan boundary have a 54-foot
height limit. Within Downtown, the height provisions of the
Downtown Precise Plan apply (see Figure 3-4).
• As provided for by Policy LU-1.18, “baseline” building heights are
subject to height bonuses where specific community benefits are
provided, where a Variance or zoning exception is granted, or
Conforms. Future development would be evaluated through the planning
process and would be required to comply with applicable General Plan
standards pertaining to height and State Density Bonus law, if applicable.
Therefore, the proposed acquisition conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
where a Transfer of Development Rights (TDR) is being
implemented.
• Heights may be increased by up to six (6) feet above the baseline
building heights as necessary to mitigate the exposure of
properties to sea level rise and other flooding hazards (e.g.,
raising the first floor of habitable floor space above anticipated
tidal flood elevations).
Policy LU-2.12: Innovative Housing Types. Encourage non-traditional
and innovative forms of housing that respond to local housing needs,
changing demographics, high housing costs, remote work trends, and
sustainability goals.
Conforms. Future development of this Property responds to the needs of
San Rafael’s unsheltered population through temporary housing and
access to services.
Policy LU-3.2: New Development in Residential Neighborhoods.
Preserve, enhance, and maintain the residential character of
neighborhoods to keep them safe, desirable places to live. New
development, redevelopment of existing buildings, and land use changes
within and adjacent to residential areas should:
• Enhance neighborhood image and design quality
• Incorporate sensitive transitions in height and setbacks from
adjacent properties
• Preserve historic, unique, and architecturally significant structures
• Respect and enhance natural features and terrain
• Reduce exposure to hazards, including limited emergency vehicle
access
• Include amenities such as sidewalks, pathways, trees, and other
landscape improvements
• Maintain or enhance infrastructure service levels
• Meet expected parking demand
• Minimize reduction of views, privacy, and solar access for
neighboring properties
Conforms. The Property is designated Community Commercial Mixed
Use (21.8-43.6 units/net acre; maximum FAR 0.3), which anticipates
future residential development. No development is proposed at this time,
however, the future residential development would be evaluated through
the planning process to ensure the future development complies with
applicable development standards, including height, setbacks, parking,
affordable housing, and environmental protection measures such as
setbacks to creeks and landscaping requirements. Therefore, the
acquisition conforms with this policy.
Policy LU-3.3: Housing Mix. Encourage a diverse mix of housing
choices in terms of affordability, unit type, and size, including
opportunities for both renters and owners.
Conforms. Acquisition of the Property for use as an Interim Shelter for
unhoused residents on a temporary basis and subsequent development
of a permanent affordable housing development conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Policy LU-3-4: Property Maintenance. Require owners to maintain their
properties in good condition and appearance and to eliminate unsafe and
unhealthy conditions.
Conforms. The City of San Rafael proposes to acquire the property for
use as an Interim Shelter for unhoused residents on a temporary basis
and subsequent development of a permanent affordable housing
development. The City is proposing to acquire the property and would
ensure the property is maintained in good condition and appearance.
Therefore, the acquisition conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Policy LU-3.4B: Conditions of Approval. Use the development review
process to establish conditions of approval, including maintenance of
landscaping and other improvements. Use building inspection and code
enforcement processes to ensure that these conditions and other
mitigation or monitoring responsibilities are carried out.
Conforms. The City of San Rafael proposes to acquire the property for
use as an Interim Shelter for unhoused residents on a temporary basis
and subsequent development of a permanent affordable housing
development. No development is proposed at this time, however, the
future residential development would be evaluated through the planning
process to ensure the future development complies with requirements
for stormwater facilities operations and maintenance, and waste and
recycling maintenance for commercial and residential uses. Therefore,
the acquisition conforms with this policy.
NEIGHBORHOODS ELEMENT
Policy NH-4.1: North San Rafael. Maintain North San Rafael’s character
as an attractive, suburban community with a strong sense of community
identity and easy access to well-managed open space and parks,
convenient shopping and services, and excellent schools. The City is
committed to protecting and restoring North San Rafael’s natural
environment, investing in multi-modal transportation improvements that
make it easier to get around, creating new gathering places and activity
centers, sustaining business vitality, and creating new housing options
that respond to diverse community needs. Plans for North San Rafael
need to recognize that this is a distinct and unique part of San Rafael.
Standards for density, design, traffic, and parking shall be tailored to
reflect local context. North San Rafael residents will be invited to have a
voice at the citywide level and be directly involved in shaping decisions
about the future of their community.
Conforms. The City of San Rafael proposes to acquire the property for
use as an Interim Shelter for unhoused residents on a temporary basis
and subsequent development of a permanent affordable housing
development. No development is proposed at this time, however, the
future residential development would be evaluated through the planning
process to ensure the future development complies with this policy.
Therefore, the acquisition conforms with this policy.
Policy NH-4.9: Neighborhood Character. Strengthen Rafael Meadows
and Redwood Village as attractive low to moderate density
neighborhoods. Improve connectivity between these neighborhoods and
nearby amenities, such as the Civic Center SMART station, the Marin
Civic Center, and the North San Rafael Town Center, particularly for local
pedestrians and cyclists.
Conforms. The Property is planned to be used as an Interim Shelter for
unhoused residents on a temporary basis and subsequent development
of a permanent affordable housing development, which would provide
housing in close proximity to the Civic Center SMART station, the Marin
Civic Center, and the North San Rafael Town Center, particularly for
local pedestrians and cyclists.
Policy NH-4.10: Merrydale Area. Encourage attractive, productive land
uses along Merrydale Road and Redwood Highway, including housing,
commercial, and office uses near the Civic Center SMART station. Any
development in this area should have a cohesive and positive impact on
North San Rafael, maintain local quality of life, and be compatible with
adjacent lower density residential uses.
Conforms. The Property is planned to be used as an Interim Shelter for
unhoused residents on a temporary basis and subsequent development
of a permanent affordable housing development, which would provide
housing in close proximity to the Civic Center SMART station, the Marin
Civic Center, and the North San Rafael Town Center. No development
is proposed at this time, however, the future residential development
would be evaluated through the planning process to ensure the future
development complies with this policy. Therefore, the acquisition
conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
COMMUNITY DESIGN AND PRESERVATION ELEMENT
Policy CDP-1.2: Natural Features. Recognize and protect the key
natural features that shape San Rafael’s identity, including the Bay, local
hills and ridgelines, creeks and wetlands, tree cover, and views of Mt.
Tamalpais and other natural landmarks. Height limits and other building
standards should respect San Rafael’s natural topography and reinforce
its sense of place, including the character and boundaries of individual
neighborhoods.
Conforms. The Property would be used as an Interim Shelter for
unhoused residents on a temporary basis and subsequent development
of a permanent affordable housing development. No development is
proposed at this time and future development would be required to comply
with the applicable standards contained in the General Plan. The Property
is located in an urbanized area, surrounded by existing development of
varying scale and intensity While distant hillsides are visible from
locations surrounding the Property, there are no unique visual features or
scenic resources available at the Property. No development is proposed
at this time; however, the future residential development would be
evaluated through the planning process to ensure site design elements
are designed in accordance with what is appropriate and required for the
property and surrounding area. Therefore, the proposed acquisition
conforms with these policies.
Policy CDP-1.5: Views. Respect and enhance to the greatest extent
possible, views to the Bay and its islands; wetlands, marinas, and canal
waterfront; hillsides and ridgelines; Mt. Tamalpais; Marin Civic Center;
and St. Raphael’s bell tower; as seen from streets, parks, and public
pathways.
Program CDP-1.5A: Evaluating View Impacts. Consider the impact of
proposed development on views, especially views of Mt Tamalpais and
nearby ridgelines. Where feasible, new development should frame views
of ridges and mountains and minimize reduction of views, privacy, and
solar access.
Policy CDP-4.9: Parking and Driveways. Encourage parking and
circulation design that supports pedestrian movement and ensures the
safety of all travelers, including locating parking to the side or rear of
buildings, limiting driveway cuts and widths, and minimizing large
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
expanses of pavement. Parking should be screened from the street by
landscaping and should provide easy access to building entrances.
Policy CDP-4.10: Landscape Design. Encourage—and where
appropriate require—privately owned and maintained landscaping that
conserves water, contributes to neighborhood quality, complements
building forms and materials, improves stormwater management and
drainage, and enhances the streetscape. Natural elements such as
plants should be an integral part of site development and should enhance
the built environment while supporting water conservation goals.
Policy CDP-4.11: Lighting. Encourage lighting for safety and security
while preventing excessive light spillover and glare. Lighting should
complement building and landscape design.
Policy CDP-5.13: Protection of Archaeological Resources. Protect
significant archaeological resources by:
• Consulting the City’s archaeological resource data base prior to
issuing demolition or construction permits in known sensitive
areas.
• Providing information and direction to property owners to make
them aware of these resources and the procedures to be
followed if they are discovered on-site.
• Identifying, when possible, archaeological resources and
potential impacts on such resources.
• Implementing measures to preserve and protect archaeological
resources, including fines and penalties for violations.
Conforms. The City plans to use the Property as an Interim Shelter for
unhoused residents on a temporary basis and subsequent development
of a permanent affordable housing development. No development is
proposed at this time and future development would be required to
comply with the applicable standards contained in the General Plan.
Should it be required when a development is proposed, the City of San
Rafael would consult with representatives of the Federated Indians of
Graton Rancheria (FIGR) and therefore, the acquisition is consistent with
this policy.
Policy CDP-5.14: Tribal Cultural Resources. Coordinate with
representatives of the Native American community to protect historic
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Native American resources and raise awareness of San Rafael’s Native
American heritage.
CONSERVATION AND CLIMATE CHANGE ELEMENT
Policy C-1.15: Landscaping with Appropriate Naturalized Plant
Species. Encourage landscaping with native and compatible non-native
plant species that are appropriate for the dry summer climate of the Bay
Area, with an emphasis on species determined to be drought-resistant.
Diversity of plant species is a priority for habitat resilience.
Conforms. The City plans for the Property to be used as an Interim Shelter
for unhoused residents on a temporary basis and subsequent
development of a permanent affordable housing development. No
development is proposed at this time and future development would be
required to comply with the applicable standards contained in the General
Plan. Therefore, the acquisition conforms with this policy. Policy C-1.19: Light Pollution. Reduce light pollution and other adverse
effects associated with night lighting from streets and urban uses.
Policy C-2.2: Land Use Compatibility and Building Standards.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Consider air quality conditions and the potential for adverse health
impacts when making land use and development decisions. Buffering,
landscaping, setback standards, filters, insulation and sealing, home
HVAC measures, and similar measures should be used to minimize
future health hazards.
Policy C-2.3: Improving Air Quality Through Land Use and
Transportation Choices. Recognize the air quality benefits of reducing
dependency on gasoline- powered vehicles. Implement land use and
transportation policies, supportable by objective data, to reduce the
number and length of car trips, improve alternatives to driving, reduce
vehicle idling, and support the shift to electric and cleaner-fuel vehicles.
Program C-2.3A: Air Pollution Reduction Measures. Implement air
pollution reduction measures as recommended by BAAQMD’s Clean Air
Plan and supporting documents to address local sources of air pollution
in community planning. This should include Transportation Control
Measures (TCM) and Transportation Demand Management (TDM)
programs to reduce emissions associated with diesel and gasoline-
powered vehicles.
Policy C-2.4: Particulate Matter Pollution Reduction. Promote the
reduction of particulate matter from roads, parking lots, construction sites,
agricultural lands, wildfires, and other sources.
Policy C-3.2: Reduce Pollution from Urban Runoff. Require Best
Management Practices (BMPs) to reduce pollutants discharged to storm
drains and waterways. Typical BMPs include reducing impervious
surface coverage, requiring site plans that minimize grading and
disturbance of creeks and natural drainage patterns, and using
vegetation and bioswales to absorb and filter runoff.
Policy C-3.3: Low Impact Development. Encourage construction and
design methods that retain stormwater on-site and reduce runoff to storm
drains and creeks.
Policy C-3.8: Water Conservation. Encourage water conservation and
increased use of recycled water in businesses, homes, and institutions.
Local development and building standards shall require the efficient use
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
of water.
Policy C-3.9: Water- Efficient Landscaping. Encourage—and where
appropriate require—the use of vegetation and water-efficient
landscaping that is naturalized to the San Francisco Bay region and
compatible with water conservation, fire prevention and climate resilience
goals.
Policy C-4.2: Energy Conservation. Support construction methods,
building materials, and home improvements that improve energy
efficiency in existing and new construction.
Policy C-4.2B: Green Building Standards. Implement State green
building and energy efficiency standards for remodeling projects and new
construction. Consider additional measures to incentivize green building
practices, low carbon concrete, and sustainable design.
Policy C-4.5: Resource Efficiency in Site Development. Encourage
site planning and development practices that reduce energy demand and
incorporate resource- and energy-efficient infrastructure.
Policy C-5.2: Consider Climate Change Impacts. Ensure that
decisions regarding future development, capital projects, and resource
management are consistent with San Rafael’s CCAP and other climate
goals, including greenhouse gas reduction and adaptation.
PARKS, RECREATION, AND OPEN SPACE ELEMENT
Policy PROS-1.13: Recreational Facilities in Development Projects.
Encourage, and where appropriate require, the construction of on-site
recreational facilities in multi-family, mixed use, and office projects to
supplement the facilities available in City parks.
Conforms. Acquisition of the Property is for use as an Interim Shelter for
unhoused residents on a temporary basis and subsequent development
of a permanent affordable housing development. No development is
proposed at this time and future development may consider including on-
site recreational facilities. Therefore, the acquisition conforms with this
policy.
SAFETY AND RESILIENCY ELEMENT
Policy S-2.1: Seismic Safety of New Buildings. Design and construct
all new buildings to resist stresses produced by earthquakes. The
minimum level of seismic design shall be in accordance with the most
recently adopted building code as required by State law.
Conforms. No development is proposed at this time. Future development would be required to be designed and constructed in accordance with the recommendations of the Geotechnical Investigation and the applicable requirements of the California Building Code, San Rafael General Plan
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Program S-2.1B: Geotechnical Review. Continue to require soil and
geologic hazard studies and peer review for proposed development as
set forth in the City’s Geotechnical Review Matrix. These studies should
determine the extent of geotechnical hazards, optimum design for
structures and the suitability and feasibility of proposed development for
its location, the need for special structural requirements, and measures
to mitigate any identified hazards. Periodically review and update the
Geotechnical Review Matrix to ensure that it supports and implements
the Local Hazard Mitigation Plan by identifying potentially hazardous
areas. Consider removing the procedures from the General Plan and
instead adopting them as part of the Zoning Ordinance or through a
separate resolution.
2040, and San Rafael Municipal Code. A Design-Level Geotechnical Report will be required prior to the issuance of grading or building permits. Therefore, the acquisition conforms with this policy.
Policy S-2.5: Erosion Control . Require appropriate control measures in
areas susceptible to erosion, in conjunction with proposed development.
Erosion control measures should incorporate best management practices
(BMPs) and should be coordinated with requirements for on-site water
retention, water quality improvements, and runoff control.
Conforms. No development is proposed at this time. Future development would be required to prepare a Stormwater Pollution and Prevention Plan (SWPPP) to ensure address erosion impacts during the construction period. Similarly, preparation of a Stormwater Control Plan that describes how runoff will be routed to Low Impact Development (LID) stormwater treatment facilities during operation of the project will also be required. Therefore, the acquisition conforms with these policies. Program S-2.5A: Erosion and Sediment Control Plans. Require
Erosion and Sediment Control Plans (ESCPs) for projects meeting the
criteria defined by the Marin County Stormwater Pollution Prevention
Program, including those requiring grading permits and those with the
potential for significant erosion and sediment discharges. Projects that
disturb more than one acre of soil must prepare a Stormwater Pollution
Prevention Plan, pursuant to State law.
Program S-2.5B: Grading During the Wet Season. Avoid grading
during the wet season due to soil instability and sedimentation risks,
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
unless the City Engineer determines such risks will not be present.
Require that development projects implement erosion and/or sediment
control measures and runoff discharge measures based on their potential
to impact storm drains, drainageways, and creeks.
Policy S-3.8: Storm Drainage Improvements. Require new
development to mitigate potential increases in runoff through a
combination of measures, including improvement of local storm drainage
facilities. Other measures, such as the use of porous pavement,
bioswales, and “green infrastructure” should be encouraged.
Program S-3.8A: Storm Drainage Improvements. Consistent with
Countywide and regional stormwater management programs, require
new development with the potential to impact storm drainage facilities to
complete hydrologic studies that evaluate storm drainage capacity,
identify improvements needed to handle a 100-year storm, and determine
the funding needed to complete those improvements.
MOBILITY ELEMENT
Policy M-2.5: Traffic Level of Service. Maintain traffic level of service
(LOS) standards that ensure an efficient roadway network and provide a
consistent basis for evaluating the transportation effects of proposed
development projects on local roadways. These standards shall generally
be based on the performance of signalized intersections during the AM
and PM peak hours. Arterial LOS standards may be used in lieu of (or in
addition to) intersection LOS standards in cases where intersection
spacing and road design characteristics make arterial LOS a more
reliable and effective tool for predicting future impacts (See General Plan
Conforms. Development of the site for residential development was evaluated in the General Plan EIR and a full analysis of anticipated impacts to transportation was provided in Chapter 4.16 (Transportation) of the EIR. No impacts were identified related to LOS with General Plan build out and therefore the acquisition is consistent with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
for full policy text).
Policy M-2.6: Traffic Mitigation Fees. Collect impact fees for new
development based on the expected number of trips a project will
generate. Fees should be used to implement transportation
improvements as directed by City Council resolution.
Conforms. The acquisition of the Property is for use as an Interim Shelter
for unhoused residents on a temporary basis and subsequent
development of a permanent affordable housing development. No
development is proposed at this time and future development would be
required to provide fees as necessary. Therefore, the acquisition conforms
with this policy.
Policy M-3.1: VMT Reduction. Achieve State-mandated reductions in
Vehicle Miles Traveled by requiring development and transportation
projects to meet specific VMT metrics and implement VMT reduction
measures.
Conforms. The acquisition of the Property is for use as an Interim Shelter
for unhoused residents on a temporary basis and subsequent
development of a permanent affordable housing development. No
development is proposed at this time and future development would be
assessed to confirm the level of review required related to VMT. Therefore,
the acquisition conforms with this policy.
Policy M-3.2: Using VMT in Environmental Review. Require an
analysis of projected Vehicle Miles Traveled (VMT) as part of the
environmental review process for projects with the potential to
significantly increase VMT. As appropriate, this shall include
transportation projects and land use/policy plans as well as proposed
development projects.
Policy M-3.3: Transportation Demand Management Encourage, and
where appropriate require, transportation demand measures that reduce
VMT and peak period travel demand. These measures include, but are
not limited to, transit passes and flextime, flexible work schedules,
pedestrian and bicycle improvements, ridesharing, and changes to
project design to reduce trip lengths and encourage cleaner modes of
travel.
Policy M-3.6: Low- Carbon Transportation. Encourage electric and
other low-carbon emission vehicles, as well as the infrastructure needed
to support these vehicles.
Conforms. The acquisition of the Property is for use as an Interim Shelter
for unhoused residents on a temporary basis and subsequent
development of a permanent affordable housing development. No
development is proposed at this time and future development would be
required to comply with the applicable standards contained in the General
Plan as related to traffic mitigation, parking experience, and alternative
modes of travel. Therefore, the acquisition conforms with this policy.
Policy M-7.8: Parking for Alternative Modes of Transportation.
Designate parking spaces to incentivize and encourage carpooling,
electric vehicles, and other more sustainable modes of travel.
Program M-7.8A: Charging Stations. Install additional chargers in
public parking lots and garages for electric vehicles and e-bikes. Consider
expanding electric charging requirements for private parking lots and
structures.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
pedestrian movement, and vehicle traffic circulation. City plans and
programs related to SMART should be periodically evaluated based on
changes in funding, operating costs, ridership, and other factors
impacting service levels.
Program M-4.3C: Arrival Experience. Create a welcoming experience
for passengers arriving at the Downtown San Rafael and Civic Center
stations, including wayfinding signage, easy transfers, and clearly
marked, well-lit pathways to nearby destinations.
Policy M-5.1: Traffic Calming. Protect residential areas from the effects
of speeding traffic or traffic from outside the neighborhood through
appropriate traffic calming solutions such as speed humps, bulb-outs,
speed limits, stop signs, and chicanes. Traffic calming measures shall not
conflict with emergency response capabilities.
Policy M-6.1: Encourage Walking and Cycling. Wherever feasible,
encourage walking and cycling as the travel mode of choice for short trips,
such as trips to school, parks, transit stops, and neighborhood services.
Safe, walkable neighborhoods with pleasant, attractive streets, bike
lanes, public stairways, paths, and sidewalks should be part of San
Rafael’s identity.
Policy M-6.3: Connectivity. Develop pedestrian and bicycle networks
that connect residents and visitors to major activity and shopping centers,
existing and planned transit, schools, and other neighborhoods. Work to
close gaps between existing facilities. Funding and prioritization for
projects should consider relative costs and benefits, including such
factors as safety, number of potential users, and impacts on parking.
Policy M-6.7: Universal Design. Design and construct bicycle and
pedestrian facilities to serve people of all ages and abilities, including
children, seniors, families, and people with limited mobility.
COMMUNITY SERVICES AND INFRASTRUCTURE ELEMENT
Policy CSI-3.2: Mitigating Development Impacts. Engage the Police
and Fire Departments in the review of proposed development and
building applications to ensure that public health and safety, fire
prevention, and emergency access and response times meet current
industry standards.
Conforms. Future development of the Property for residential uses was evaluated in the General Plan EIR, which determined that the site could be adequately served by existing police and fire service in the City. Future development would be evaluated through the planning and building permit processes to ensure adequate fire access is provided at the Property. Therefore, the acquisition conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Policy CSI-4.2: Adequacy of City Infrastructure and Services. As part
of the development review process, require applicants to demonstrate
that their projects can be adequately served by the City’s infrastructure.
All new infrastructure shall be planned and designed to meet the
engineering and safety standards of the City as well as various local
service and utility providers
Conforms. Future development of the Property for residential use was evaluated in the General Plan EIR. As detailed in Section 4.14, Utilities and Service Systems of the Draft EIR, the Property would be served by the Las Gallinas Valley Sanitary District, MMWD, and Marin Sanitary. No development is proposed at this time and compatibility with this policy would be verified through the entitlement process. Therefore, the acquisition conforms with this policy.
Policy CSI-4.8: Potable Water Supply and Delivery. Work with Marin
Municipal Water District (MMWD) to meet projected water demand,
encourage water conservation, and ensure the reliability and safety of the
water supply and distribution system.
Policy CSI-4.9: Wastewater Facilities. Ensure that wastewater
collection, treatment and disposal infrastructure is regularly maintained
and meets projected needs. Improvements should be programmed to
meet state and federal standards, respond to sea level rise and seismic
hazards, repair and replace aging or leaking pipes, and protect
environmental quality.
Policy CSI-4.17: Reducing Landfilled Waste Disposal. Reduce
landfilled waste disposal and related greenhouse gas emissions by
reducing material consumption; requiring curbside collection and
composting of organic materials; increasing recycling, reuse, and
resource recovery; and encouraging the use of recyclable goods and
materials.
HOUSING ELEMENT
Policy: H-1.1: Collaboration and Coordination: Work with the County
of Marin, local supportive service providers, and housing and social
justice organizations to assist persons experiencing homelessness.
Conforms. The temporary use of the Property as an Interim shelter with services for unhoused individuals that will be made available through a collaboration between the City of San Rafael and County of Marin. Therefore, the acquisition conforms with this policy.
Policy H-1.3: Emergency Shelters: Allow for emergency shelters in
appropriate zoning districts in order to accommodate San Rafael’s
unsheltered population.
Conforms. The temporary use of the Property as an interim shelter to accommodate unsheltered San Rafael residents. Therefore, the acquisition conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Policy H-3.5: Housing and Greenhouse Gas Emissions. Design and
locate new housing in a way that supports the city’s greenhouse gas
reduction goals. This includes building new housing near transit and in
locations where it is easier to walk to shopping, restaurants, services,
work, school, and other destinations. It also includes reducing the use of
non-renewable fossil fuels through electrification, decreased natural gas
use, energy efficiency, and tree planting.
Conforms. The acquisition of the Property is for use as an Interim Shelter for unhoused residents on a temporary basis and subsequent development of a permanent affordable housing development. No development is proposed at this time and compatibility with this policy would be verified through the planning process. Future construction would be required to comply with the applicable requirements of the CalGreen Code through the building permit process. Therefore, the acquisition conforms with this policy.
Policy H-3.6: Sustainable Design. Encourage the use of building
materials, construction methods, and designs that reduce environmental
impacts and the consumption of non- renewable resources.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
Policy H-4.1: Equitable Distribution of Affordable Housing:
Encourage the creation of affordable housing opportunities in all parts of
the city, including areas where such housing does not exist today.
Conforms. The acquisition for permanent affordable housing will result in an affordable housing development in North San Rafael, near Civic Center and SMART station resources. Therefore, the acquisition conforms with this policy.
Policy H-4.3: Affordable Housing Requirements. Require the inclusion
of affordable housing units in market-rate housing projects. Ensure that
affordable housing requirements are economically viable, do not
negatively affect overall housing production, and provide sufficient
flexibility for the private sector. When new affordable units are created,
pursue deed restriction and affordability terms of at least 55 years so that
fewer tenants are at risk of being displaced in any given year.
Conforms. The acquisition of the Property is for use as an Interim Shelter for unhoused residents on a temporary basis and subsequent development of a permanent one hundred percent affordable housing development, which will more than satisfy the City’s inclusionary housing requirement. Therefore, the acquisition conforms with this policy.
Policy H-4.4: Affordability of Projects on Public Land: Prioritize the
development of affordable housing rather than market rate units on
surplus public land.
Conforms. The acquisition by the City is for the development of a permanent all affordable housing development.
Policy H-4.15: Housing and Infrastructure. Coordinate with water,
sanitary sewer, and dry utility service providers to ensure that
infrastructure is available to support anticipated housing development.
The cost of infrastructure maintenance and improvement should be
equitably shared among property owners rather than assigned entirely to
new development.
Conforms. Future development would be evaluated when through the planning process, including an evaluation of water, sanitary sewer, and utilities. Future development at the site was anticipated by the General Plan and would be served by public utilities for water, sanitary sewer, stormwater and other infrastructure. Therefore, the proposed acquisition conforms with this policy.
ECONOMIC VITALITY ELEMENT
Policy EV-1.1: Quality of Life. Recognize the importance of a healthy
economy to the quality of life, especially the ability to provide excellent
schools, public safety services, public works, recreation, housing
programs, and other government services.
Conforms. The acquisition of the Property is for use as an Interim Shelter
for unhoused residents on a temporary basis and subsequent
development of a permanent affordable housing development. Providing
housing will support the overall quality of life and therefore the acquisition
conforms with this policy.
Attachment 1
General Plan 2040 Conformity Analysis
350 Merrydale
DIVERSITY, EQUITY, AND INCLUSION ELEMENT
Policy EDI-3.2: Affordable Housing Development. Encourage the
development of affordable rental housing to meet the needs of all San
Rafael households.
Conforms. The acquisition of the Property for use as an Interim Shelter for unhoused residents on a temporary basis and subsequent development of a permanent affordable housing development. The acquisition would support the provision of affordable housing and therefore, the proposed acquisition conforms with this policy.
HOUSING ELEMENT PROGRAMS
Program 42: Zoning Text and Map Revisions. Allow Low Barrier
Navigation Centers (LBNCs) in mixed use zones. This action is mandated
by State law (AB 101). LBNCs are low-barrier, temporary service-
enriched shelters that help homeless individuals and families quickly
obtain permanent shelter. State law now requires local jurisdictions to
allow LBNCs as a permitted use in certain zoning districts, provided they
meet specific criteria. These criteria include such features as allowing
pets, providing privacy, giving residents the ability to store possessions,
use of a coordinated entry system, and providing access to permanent
housing. They must be allowed by right in mixed use and nonresidential
zoning districts where multi-family housing is permitted.
Conforms. Government Code Section 65662 provides that a Low Barrier Navigation Center is a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses. The Property has a Planned Development zoning designation as set forth in Ordinance No. 1979, which allows for land uses in the High Density Residential (HR1) District land use classification. The uses allowed in a High Residential District are set forth in SRMC Chapter 14.04 and included mixed use. Use of the Property as an interim shelter conforms with both state law and the program, and the acquisition conforms.
- 1 -
ATTACHMENT 2
RESOLUTION NO. XX-XX
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION REPORTING ON
THE CONFORMITY OF THE ACQUISITION OF 350 MERRYDALE ROAD AND
3833 REDWOOD HIGHWAY (ASSESSOR’S PARCEL NUMBERS 179-041-27 AND
179-041-28) (“PROPERTY”) WITH THE CITY OF SAN RAFAEL’S ADOPTED
GENERAL PLAN
WHEREAS, California Government Code Section 65402(a) requires that if a General Plan has
been adopted, prior to a public entity’s acquisition of real property for a public purpose, the
applicable planning agency must report on the conformity of the acquisition with the adopted
General Plan; and
WHEREAS, in 2021 the City of San Rafael (City) adopted its current General Plan 2040 via
City Council Resolution No. 14959; and
WHEREAS, San Rafael’s City Council has determined that the City’s Planning Commission
under San Rafael Municipal Code (“SRMC”) 2.16.110 shall advise on land use matters requiring
City Council action; and
WHEREAS, pursuant to California Government Code 65100 et seq. and SRMC 2.16.110, the
City’s Planning Commission thus qualifies as the planning agency for the City to advise the City
Council on the conformance of the acquisition of property with the City’s’ General Plan; and
WHEREAS, the City Council will consider acquiring the property located at 350 Merrydale
Road and 3833 Redwood Highway, APN 179-041-27 and 179-041-28, (“the Property”) to serve
as an interim shelter, which may include a Low Barrier Navigation Center for unhoused San
Rafael residents over the next two to four years followed by a permanent affordable housing
development; and
WHEREAS, the Property is designated as Community Commercial Mixed Use on the General
Plan 2040 Land Use Map, which allows for residential and commercial uses, including a mix of
housing, office, retail, service, and public land uses; and
WHEREAS, the Property is also listed in General Plan Appendix A: Development Pipeline –
Entitled Projects of the San Rafael Housing Element and identified for future residential
development; and
WHEREAS, Government Code Section 65662 provides that a Low Barrier Navigation Center is
a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses;
and
- 2 -
WHEREAS, consistent with the City’s 2023-2031 Housing Element adopted May 15, 2023,
Low Barrier Navigation Centers are allowed by right in mixed use and nonresidential zoning
districts; and
WHEREAS, the Property has a Planned Development zoning designation as set forth in
Ordinance No. 1979, which allows for land uses set forth in the High Density Residential (HR1)
District land use classification; and
WHEREAS, the uses allowed in a High Residential District are set forth in SRMC Chapter
14.04 and include mixed use; and
WHEREAS, the acquisition of the Property is consistent with the Property’s General Plan
designation and with applicable goals, policies and programs of the General Plan, specifically
with policies of the Land Use, Neighborhoods, Community Design and Preservation,
Conservation and Climate Change, Mobility, and Diversity, Equity, and Inclusion Elements as
detailed in the General Plan Consistency Table, Attachment One, and Housing Element 2023-
2031; and;
WHEREAS on November 4, 2025, the Planning Commission held a duly noticed special
meeting to consider whether the acquisition of the Property conformed to the City’s General
Plan, and accepted all oral and written public comment and the written report of the Community
Economic Development Department staff, and
NOW THEREFORE BE IT RESOLVED, the Planning Commission finds that the foregoing
recitals are true and correct and incorporated by reference and reports that the acquisition of the
Property, at 350 Merrydale Road and 3833 Redwood Highway (APN 179-041-27 and 179-041-
28), conforms to the City of San Rafael’s adopted General Plan.
SECTION 2. 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, or their application to other actions related to the Project, shall
continue in full force and effect unless amended or modified by the City.
Moved by and seconded by . The vote is as follows: AYES:
- 3 -
NOES:
ABSENT:
SAN RAFAEL PLANNING COMMISSION
ATTEST: BY:
Kristina Estudillo Chair