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