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HomeMy WebLinkAboutSPJTWS Minutes 1985-06-18MINUTES OF SI ./SRCC SPECIAL JOINZ WORKS; ' MEETING 6/18/85 PAGE 1 In'the Council Chambers of the City of San Rafael, June 18, 1985, at 4:30 PM. Special Joint Meeting: Present: Lawrence E. Mulryan, Chairman/Mayor Dorothy L. Breiner, Member/Councilmember Gary R. Frugoli, Member/Councilmember Richard Nave, Member/Councilmember Jerry Russom, Member/Councilmember Absent: None Also Present: Pamela J. Nicolai, Acting Executive Director/Acting City Manager; Jeanne M. Leoncini, Agency Secretary/City Clerk; Gary T. Ragghianti, Agency City Attorney/City Attorney DISCUSSION ON DRAFT FRANCISCO BOULEVARD WEST POLICY PLAN (RA) - File R-130 II x (SRCC) 175 Chairman/Mayor opened the meeting calling upon Acting Executive Director/Acting City Manager Nicolai. Ms. Nicolai stated that this meeting was a follow up to a special meeting held in April, basically looking into the nine sub -areas of the West Francisco Boulevard area and indicated that Mr. Dwight Winther of Winther and Associates was contracted to do the general draft policy plan. Mr. Dwight Winther stated that he combined and condensed some policy statements which developed or emerged in recent years, and presented this in a form to be used for future land use decisions, without going into detail or policy by policy. AREA 1) PG & E SITE - The land uses preferred are commerical which are supportive of downtown offices, hotel, restaurants and residential, when development plans incorporate acceptable mitigation to exposure to environmental hazards that might be there. Acceptable land uses involve auto sales within an auto center; and undesirable uses are residential, if development plans do not incorporate acceptable mitigation of exposure to hazardous environmental conditions; commercial within a shopping center which might be detrimental to downtown, open storage of equipment and materials; and industrial or manufacturing uses. All of this area is slated for a change to the downtown kinds of commercial uses. A development standard has been written for the San Rafael Creek to have it designed as an environmental amenity; vehicular access from the Second Street frontage should be discouraged, and access should be taken from Lincoln Avenue/Lindaro Street. AREA 2 - CITY CORPORATION YARD - It is recommended that the City study the feasibility of relocating the Yard to another area, and existing and intensified manufacturing or industrial use should be permitted as interim uses. Existing commerical uses should continue, and the Agency and City should work with the Right -of -Way Acquisition Task Force to identify surplus properties. Future/Preferred/Commercial Land Uses in the area are supportive of the existing downtown, perhaps a hotel. Acceptable uses would be auto sales within a center with several dealerships and professional offices. Undesirable Uses would be residential because of the proximity to Highway MINUTES OF SRRA/SRCC SPECIAL JOINT WORKSHOP MEETING 6/18/85 PAGE 1 MINUTES OF SRRA/SRCC SPECIAL JOINT WORKShvP MEETING 6/18/85 PAGE 2 101. Commerical Uses might also be detrimental to the downtown area. Regarding Industrial and Manufacuturing Uses as long term new uses, and open storage of material and equipment, the long term uses preferred would represent a change from some Manufacturing Uses in the area and some Storage Commercial types of uses. Development standards in general should be of high quality because of the proximity to Highway 101 and importance to the appearance to downtown. The San Rafael Creek should be treated as an amenity, and special design consideration given to the frontage areas along the transit corridor and the potential of that corridor to separate the property itself from the Rice Drive area. AREAS 3 & 4 - The properties are highly developed and existing continued use is anticipated. Some upgrading should be done on some structures facing Andersen Drive. City should develop design standards and landscape standards for properties adjoining Andersen Drive extension. AREA 6 - (taken out of sequence) - Very similar with maintaining existing kinds of uses, and improvements should be done on DeLuca Place with minimum street standards. Improvements should also be done for building facades along the Andersen Drive extension. AREA 5 - This is an area subdivded into three parts. AREA 5a - Northwesterly of Dubois and Rice; AREA 5b - Southwesterly of Dubois; and AREA 5c - remainder of the area. AREA 5a - This area is comprised of commercial, manufacturing and storage uses. The preferred land use is for retail/commercial sales of bulk items. Development standards should have building improvements as seen from Highway 101. An extension of Rice Drive as recommended by the City should be considered to connect to Andersen Drive to improve circulation for the area. At the Southern end where Culver Street runs through Area 8, consideration should be given to possibly extending Culver Street across Andersen Drive in order to provide access to a triangular piece of railroad property. AREA 5b - It is recommended that this be used for industrial and open storage of equipment or materials. This is one of the few large pieces of property left in the City for this kind of use, and may be appropriate for these types of uses. Auto sales or light industrial uses are acceptable also, if the City were to determine that adequate areas exists elsewhere in the City for open storage kinds of uses. AREA 5c - Presents the City with a decision as to whether or not to preserve that kind of land for open storage uses or force those businesses to find other sites to relocate. It is recommended that this area have industrial uses, warehousing and light industrial uses, similar to what occur there now. Acceptable uses would be for wholesaling and commercial sales of bulk items when such uses are compatible with existing industrial uses, primarily with the McPhail business adjacent to the street. AREA 7 - Existing uses of auto sales and commercial uses developed recently were determined to be appropriate for this area. In general, recommended land uses are those which represent the highest and best use for those properties capitalizing on the freeway exposure. Recommendations are for master planning as many parcels as possible and identifying the surplus MINUTES OF SRRA/SRCC SPECIAL JOINT WORKSHOP MEETING 6/18/85 PAGE 2 MINUTES OF SR- /SRCC SPECIAL JOINT WORKSf ' MEETING 6/18/85 PAGE 3 railroad parcels which may be available for development in conjunction with adjoining properties. The right-of-way may be wider than needed for the transit corridor. Preferred land uses are retail/commerical and auto sales. Acceptable land uses are hotel, and undesirable uses are residential; such as an exclusive residential project because of the area's proximity to Highway 101 and the noise impact. AREA 8 - This is a small intensely developed area along Woodland Avenue. Existing offices, storage and residential uses and commercial and auto service uses are appropriate. Future land uses preferred are light industrial, service and automotive uses. Uses that will help to create a transition between the residential area on the Southerly side of the street, and the industrial uses opposite Dubois Street and also Northerly of Andersen Drive. Acceptable land uses would be wholesale commercial where similar uses exist on the opposite side of the street. Undesirable uses would be more intense commercial uses, or heavy industrial or outside storage of equipment or material. Development standards for architectural and landscaping improvements are recommended. AREA 9 - This area presents a gateway to the City, and design standards are recommended to improve the buildings appearances. Also, consideration should be made to allow intensification to those land uses as an impetus to new development of the property. Access between buildings on separate properties in some areas is problematical, and improving those areas is encouraged along with any new development. Preferred land uses would be commercial. Acceptable land uses would be hotel, restaurant and auto sales and service kinds of uses. Undesirable use would be industrial because of the exposure to Highway 101 and outdoor storage of materials and equipment. Development standards are recommended for landscaping along the freeway and Francisco Boulevard. Summation - Each use should be reviewed by the City staff re traffic generation in excess of the street capacity. Floor area ratio may be acceptable depending on the specific kinds of uses proposed. Policy is included for drainage improvements. The City should encourage and insist on planning for drainage improvements and consideration of the formation of an assessment district to fund those improvements throughout the area. A number of statements re internal site improvements and architecture from the West Francisco Area Specific Plan have been incorporated. Specifying building height of a maximum of 36 feet, landscape setbacks of various streets, and signing standards are also included. Circulation improvements covered are the Andersen Drive extension through the former railroad right-of-way; the Rice Drive extension, southerly from Dubois Street; Highway 101 widening including relocation of Francisco Boulevard West and construction of a new street near the Southerly end of Area 7 to connect Francisco Boulevard to Andersen Drive with the precise location and alignment to be determined. There also is a need to examine the potential intersection of Andersen Drive and the transient corridor, because the odd angle does not lend itself well to an efficient intersection and work would be needed prior to the design of that roadway connection. Member/Councilmember Russom asked Mr. Winther to give the rationale on Area 5b, on whether or not this would entail an indefinite period or a 10 -year MINUTES OF SRRA/SRCC SPECIAL JOINT WORKSHOP MEETING 6/18/85 PAGE 3 MINUTES OF SR_ ./SRCC SPECIAL JOINT WORKS1. 2 MEETING 6/18/85 PAGE 4 time frame. Also, whether the value of the land would rise to a point that economics would force a higher use of that land, or would designating it as industrial now be a limiting factor in the future value of the land. Mr. Winther explained that the potential for open storage kinds of uses is in part, set by the existing McPhail's operation, and as a result of staff's concern of relocating other uses to this property. As a long term use for example, 20 or 30 years, the potential still exists for other uses of the property. He went on to state that in regard to the question of designating 5b as industrial, if the City designates it for open storage, a value for the property is then established. The potential to change the use always exists. Chairman/Mayor Mulryan asked Mr. Winther, if the City had other areas for open storage and McPhail's type of operation could be located, would the recommendation be changed on Area 5b? Mr. Winther replied affirmatively, indicating that the primary thrust of the recommendation is to preserve an area for those kinds of land uses more than for this particular property determining the highest and best economic use. Member/Councimember Frugoli asked Mr. Winther if on page 15 , item 7.24, if residential is undesirable, and Mr. Winther responded affirmatively. Member/Councilmember Nave indicated to Mr. Winther that basically, concerning Area 5b and Area 5c, if another area could be found to put the storage and construction service existing, there would be a chance to change the zoning there. But, if these services were kept, then the storage area would remain, and Mr. Winther agreed. Chairman/Mayor Mulryan opened the meeting to public discussion. Albert Bianchi, Attorney representing the Samualson/Hornaday and Vicker proposed Francisco Business Park, which are the contract purchasers for Area 5a and 5b, known as the Northwestern Pacific Railroad property, referred to a statement at the bottom of page 10 of the Draft Policy Statement, re approving land uses eliminating open storage. Mr. Bianchi questioned waiting for someone to make a study and determination on this because of delays caused by additional studies, and recommended that this language be removed from the plan, if adopted, and asked that action be taken now rather than at a later date. Regarding open storage, a solution was made by his clients, relating to Area 5b, the railroad property, along with Area 5a, that they would reserve for a period of one year that portion of Area 5b, during which time the City or any other property owners or people requiring open storage for equipment or materials, could enter into negotiations in order to assure the continued use of the area for open storage. Mr. Bianchi recommended that an addition be added to either the preferred or acceptable land uses, stating that the City now only has, under 5b, preferred land use, industrial use and uses requiring open storage of equipment or materials. Mr. Bianchi mentioned the initial plan his clients proposed for this property which identified other potential uses, (which he then submitted to the Members/Councilmembers). These included Service Industrial, Light MINUTES OF SRRA/SRCC SPECIAL JOINT WORKSHOP MEETING 6/18/85 PAGE 4 MINUTES OF SIS ./SRCC SPECIAL JOINT WORKS1. : MEETING 6/18/85 PAGE 5 Manufacturing, Research and Development, Specialized Retail, Business Services and Wholesale Showroom. Member/Councilmember Frugoli asked Mr. Bianchi if the lease for open storage could be for more than one year, and he answered affirmatively, but indicated someone would have to be willing to make the monthly payment, and added that realistically, he did not think this could be done. Member/Councilmember Nave clarified Mr. Bianchi's statement to mean that his clients would hold the property for one year, attempt to work out a lease program for open storage or sale, and Mr. Bianchi agreed. Mr. Bianchi also indicated that during the one year, it would be used for open storage, but during that same period of one year, anyone wanting to purchase it for permanent open storage could do so. Mr. Peter Arrigoni, General Manager for the Marin Builder's Exchange, spoke of his concern about the construction industry being relocated, such as McPhail's, San Marin Lumber, Shamrock, and others, indicating that if these industries were relocated, it would become more difficult for the remaining businesses to stay there, and would also cause a hardship in San Rafael for people who are "fixer uppers". Mr. Arrigoni asked the Agency/Council to accept the proposal, and added that open storage is very vital to the industry. Mr. Bruce Scott, President of the Bret Harte Community Association, spoke on access between the residential area going through the commercial area and urged having an easy, safe and attractive access along Irwin Street for the Bret Harte Community. Also, Area 4, which is adjacent to Davidson Middle School and Woodland/Lindaro Streets, should have safe access included in the plan. Ms. Linda Bellatori from the Gerstle Park Neighborhood Association stated that their concern is traffic and access to the Andersen extension. Assistant Executive Director (Public Works) Bernardi explained that it was his opinion that the Gerstle Park area would not have a traffic impact. Mr. Peter Goodman, Architect, whose existing office involves three land uses, office, residential and commercial, stated that he would be expanding his office in the future. Mr. Goodman asked for clarification on the future renovation of his office building, stating that the plan calls for light industrial in Area 8, which is not a part of his future plans for office renovation. Mr. Goodman also wanted to know how long interim would be, and the time element. Assistant Executive Director (Planning) Moore indicated that existing office uses are appropriate in the area, and existing residential uses are inappropriate as interim uses and that future residential uses are nil. Ms. Moore continued to state that the application Mr. Goodman has submitted to the Planning Department for consideration is wholly consistent with the draft policy being considered by the Agency. Chairman/Mayor Mulryan stated that this meeting was a workshop meeting, and that no action would be taken, other than to receive public input, to see MINUTES OF SRRA/SRCC SPECIAL JOINT WORKSHOP MEETING 6/18/85 PAGE 5 MINUTES OF SR /SRCC SPECIAL JOINT WORKSF. MEETING 6/18/85 PAGE 6 what steps need to be taken and whether there are alternative lands available. Member/Councilmember Russom indicated he doubted if the timing involved would answer the urgency of the Francisco Business Park development, given the political and economic constraints involved. Member/Councilmember Frugoli voiced concern for the auto dealers relocation, and indicated that the Council/Agency realize that the auto dealers business is very viable and there is an obligation to them in San Rafael. Member/Councilmember Breiner indicated she was reluctant to promise anyone that relocation could be effected at this point because it is a slow process, but stated that there should be a centralized area for the storage and construction industries. Member/Councilmember Nave asked how long it would take to get information on the Smith Ranch Airport area. Ms. Moore responded by indicating that the entire site is subject to the Army Corps of Engineer's jurisdiction, which would not make it a short planning review process to determine the viability of the Smith Ranch Airport. Member/Councilmember Russom questioned how valuable the group of construction related open storage kinds of industry in this area is to the City and to business in general, and whether it is in the City's best interest to move that area for the next decade. Acting Executive Director/City Manager Nicolai quoted statistics stating that the building materials provided 10% in sales tax and the auto dealers provided 18.5% in sales tax for the City of San Rafael. Ms. Maryann Pear.son,Real Estate Broker with Frank Howard -Allen, spoke on negotiations with the railroad and Samualsen, Hornaday, Schaffer. She pointed out that they were under the impression that the City wanted to develop this area and therefore their plans were developed to be specifically responsive to the City's needs. There being no other business, the meeting was adjourned. .rwl_ - - JEANNE. tEONCINI, Agency Secretary/City Clerk APPROVED THIS DAY OF 1985 CHAIRMAN OF THE REDEVELOPMENT AGENCY/MAYOR OF THE CITY OF SAN RAFAEL MINUTES OF SRRA/SRCC SPECIAL JOINT WORKSHOP MEETING 6/18/85 PAGE 6