HomeMy WebLinkAboutCD General Plan 2040 - Downtown Precise Plan____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting: 02/18/2020
Disposition: Accepted report and provided feedback to staff
Agenda Item No: 6.a
Meeting Date: February 18, 2020
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community Development
Prepared by: Paul A. Jensen
Community Development Director
Barry Miller, Consulting Project Mgr.
City Manager Approval: ____________
TOPIC: GENERAL PLAN 2040 / DOWNTOWN PRECISE PLAN
SUBJECT: GENERAL PLAN 2040 LAND USE MAP – PRELIMINARY REVIEW AND DISCUSSION
OF PROPOSED MAP CHANGES
RECOMMENDATION:
Accept Report and Provide Feedback and Direction to Staff on the Land Use Map and Proposed Map
Changes
BACKGROUND:
Progress on General Plan 2040
To date, the Community Development Department staff has provided the City Council with three Progress
Reports on the San Rafael General Plan 2040 Update, which includes the Downtown Precise Plan. The
Progress Reports provide an opportunity to brief the City Council on the status of the project and solicit
input on key policy and procedural issues.
The General Plan 2040 work is supported by a 24-member General Plan 2040 Steering Committee
comprised of community stakeholders. The Steering Committee serves as a sounding board for staff on
draft policies and programs; it has met 22 times and will wrap-up its work in May 2020. The draft General
Plan 2020/Downtown Precise Plan and supportive Draft Environmental Impact Report are anticipated to
be published/released in mid-May 2020. During the upcoming months, staff will keep the City Council
apprised of the Plan status and major issues through periodic Progress Reports.
General Plan Land Use Map
The General Plan Land Use Map (also referred to as the “General Plan Map”) is one of the key elements
of the General Plan. All California cities are required to include a Land Use Map in their plans, illustrating
the proposed distribution, location, and extent of housing, business, industry, open space, recreation,
education, and public buildings in the Plan’s horizon year. Local jurisdictions are given considerable
flexibility in how this information is displayed.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
Consistent with the Progress Report process, this City Council report is informational and focuses on the
General Plan Land Use Map and the proposed changes to this map. An informational report on the
Land Use Map was presented to the Planning Commission at its February 11, 2020 meeting. Please
refer to the Planning Commission report for a detailed discussion of the Land Use Map and the proposed
map changes. The discussion below provides a briefer summary of the information in the Planning
Commission report.
State law requires that the Land Use Element of the General Plan define the “standards of population
density and building intensity recommended for the various districts and other territory covered by the
Plan” (Gov Code Sec 65302(a)). This means that multiple residential categories are shown on the map,
each differentiated by the number of housing units allowed per acre (density). Commercial and industrial
categories usually include a metric (such as floor area ratio) that can be used to determine the allowable
size of buildings.
ANALYSIS:
Proposed Changes to the Land Use Map
The General Plan 2040 draft Land Use Map has been completed (Attachment 1). A summary of the
proposed changes to this map for General Plan 2040 is as follows:
1. Reduction in Land Use Map categories. The number of land use categories is proposed to be reduced
from 28 to 19 to simplify the map and to consolidate/eliminate categories that are very similar in their
definition and purpose. The list of updated land use categories is presented in Attachment 2.
2. For all Residential land use categories, the density factor is being shifted from “gross” to “net” density.
Density is reflected by allowed “units per acre.” The “gross” units per acre standard takes into account
and includes land area used for streets, easements, common open spaces and undeveloped land,
while “net” units per acre excludes these areas and covers only those areas where buildings can be
constructed. The use of gross units per acre is common in undeveloped communities that have a
large potential for growth, new roadways and infrastructure. The shift to “net” units per acre is logical
because: a) it is commonly used in communities like San Rafael that do not have large, undeveloped
tracts of land (e.g., green fields) that are available for development; and b) “net” density is the metric
that is used for San Rafael’s zoning districts.
3. Consolidation of the Downtown land use categories. With the concurrent preparation and adoption
of a Downtown Precise Plan, the Land Use Map need only identify a single land use category for
Downtown (“Downtown Mixed-Use” category). The single land use category would replace the six (6)
existing land use categories on the Land Use Map.
4. Consolidation of the Office and Parks and Open Space land use categories. The current General
Plan 2020 Land Use Map has three “office” land use categories, which differ by use allowance
nuances. Similarly, the current map distinguishes “parks” and “open space” into two categories.
These categories have the same land use characteristics. The consolidation of multiple categories
into one for each of these land uses would simplify the Land Use Map and its applications.
5. Merging the Lindaro Mixed-Use and Light Industrial/Office land use categories. As is the case with
the various “office” land use designations, there are few differences between the Lindaro Mixed-Use
and Light Industrial/office land use categories. Merging the two categories would simply the Land
Use Map and its application.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
6. Addition of a Sea Level Rise Adaptation Overlay. The overlay appears as a line on the Land Use
Map and represents the 2050 sea level rise prediction with inclusion of the 100-year flood line. The
depicted prediction follows the Marin County BayWAVE Vulnerability Assessment. A list of sea level
rise policies and programs has been drafted and included in the General Plan 2040 Safety Element.
The map overlay is referenced in these policies and programs. The map overlay has four purposes:
a) public awareness and disclosure; b) a framework for establishing regulation (e.g., building elevation
requirements); c) planning for adaptation; and d) funding and financing.
7. Staff-initiated Map Changes. Staff-initiated changes in the Land Use Map are presented on pages 5-
8 and in Attachment 3 of the Planning Commission report. Most of the staff-initiated map changes
are housekeeping, such as: a) correcting errors and adjustments to reflect actual built land uses and
densities; b) adjustments to parcel patterns; and c) formalizing previous land use category approvals
to specific properties (e.g., Loch Lomond Marina). There are a handful of sites that are proposed to
be re-designated to a different land use category to implement the recommendations of the 2013
Civic Center Station Area Plan (e.g., Public Storage and Northgate Security Storage sites) or to reflect
a change in the property status (e.g., dedication of residential lots at the terminus of Greenwood
Avenue for public open space).
8. Map Amendments requested by Property Owners. In response to a “Call for Applications” issued by
the City in April 2019, the City received four requests from property owners to change the land use
category for specific sites/areas. These requests for changes in the Land Use Map are presented on
pages 8-10 and in Attachment 4 of the Planning Commission report. The map amendment requests
are for the following properties:
a. 3301 Kerner Boulevard
b. Caltrans-owned properties and land areas under US 101
c. 86 Culloden Park Road
d. 435 DuBois Street (Jackson’s Hardware)
The Planning Commission report summarizes the staff’s response to and recommendations for these
requested map amendments.
Planning Commission Review
As noted above, on February 11, the Planning Commission reviewed the Land Use Map and proposed
changes. The Commission generally concurred with Staff’s recommendations regarding the land use
category definitions, as well as the staff-initiated Map changes. With respect to the owner-initiated
applications, the Commission agreed with Staff’s recommendations on the Caltrans, Culloden Park, and
3301 Kerner Boulevard requests. The Commission was split on the request from 435 DuBois (Jackson’s
Hardware), with some Commissioners favoring a change to “Community Commercial Mixed Use” and
some agreeing with the staff recommendation to retain the “Industrial” designation. Several members of
the public spoke, encouraging the Commission to be mindful of access, design, and density issues for
the proposed changes on two parcels west of the Civic Station SMART station.
The Planning Commission meeting can be viewed here.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
COMMUNITY OUTREACH:
A public notice of this meeting was mailed to stakeholders, agencies and special interest groups 15-days
prior to this meeting (Attachment 3). Those noticed included, among others, all neighborhood
associations in the city, the San Rafael Chamber of Commerce, and members of the General Plan 2040
Steering Committee. Notice of this report was also provided on the General Plan 2040 meetings and
events webpage.
FISCAL IMPACT:
This report is informational and has no fiscal impact.
OPTIONS:
The City Council has the following options to consider on this matter:
1. Accept report and provide feedback and direction on the land use map and proposed map
changes, as recommended by staff;
2. Reject the report and staff to return with more information; or
3. Take no action.
RECOMMENDED ACTION:
Accept Report
ATTACHMENTS:
1. Draft General Plan 2040 Map (PDF file designed for large format printing)
2. Land Use Categories
3. Post-Card Notice of Meeting
0 1 2 3 40.5
Miles
Planning Area
City Limit
General Plan Land Use Designations 2040
Hillside Resource Residential
Hillside Residential
Very Low Density Residential
Low Density Residential
Medium Density Residential
High Density Residential
Downtown Mixed Use
Community Commercial Mixed Use
Neighborhood Commercial Mixed Use
Office Mixed Use
Public/Quasi-Public
Marine Related Mixed Use
General Industrial
Light Industrial/Office
Mineral Resources
Parks, Recreation, and Open Space
Conservation
Airport/Recreation
Water
San Rafael General Plan
2040 Land Use Map - Draft
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ATTACHMENT 2: DRAFT GENERAL PLAN 2040 LAND USE CATEGORIES
RESIDENTIAL CATEGORIES
There are six residential designations used on the General Plan Map. Five of these correspond to
traditional residential neighborhoods while the sixth is applied to constrained, mostly undeveloped
lands with very limited development potential. In all residential areas, the following general conditions
apply:
1. Some of the categories on the General Plan Map have multiple corresponding zoning districts.
The designation of an area with a particular category does not mean that the most intense
zoning district consistent with that category is automatically permitted.
2. The maximum density stated in each case is subject to State density bonus laws. These laws
allow a 35 percent increase in the number of permitted units for projects meeting specific
criteria with respect to the inclusion of affordable housing units.
3. Pursuant to state law, accessory dwelling units may not be counted as a dwelling unit when
calculating the number of units permitted on a property under the General Plan.
4. Other compatible uses, such as schools, child care centers, parks, and religious facilities, may
also locate in areas with this designation, subject to a Floor Area Ratio limit of 1.0.
Hillside Resource Residential (Maximum 0.5 units per net acre)
This designation is intended for privately owned land, typically with geologic or seismic constraints that
limit development potential. Such areas are often located on steep hillsides that are visually significant
and have been identified as having very limited potential through prior development proposals. Hillside
Resource Residential Areas include single family homes on very large acreage tracts, as well as
undeveloped properties.
Hillside Residential (0.5 to 2.2 units per net acre)
Hillside Residential areas are residential neighborhoods characterized by moderate to steep slopes, with
lots that generally exceed 20,000 square feet. These areas may have geologic and seismic constraints,
local visual significance, and access constraints that limit their suitability for development at greater
densities. Many of these areas are in unincorporated Marin County, within the San Rafael sphere of
influence. Examples include the Country Club and Los Ranchitos neighborhoods.
Very Low Density Residential (0.5 to 2.2 units per net acre)
These areas are similar in density to Hillside Residential areas, but are on flat or gently sloping terrain.
Lots are generally larger than 20,000 square feet and are developed with single family detached homes.
Subdivision potential is limited. Land with this designation is concentrated in the Dominican area and
Peacock Gap.
Low Density Residential (2.2 to 8.7 units/net acre)
This designation permits detached single family homes and is characterized by lots of 5,000 to 20,000
square feet. This is the predominant residential development type in San Rafael and includes most of
the city’s single family neighborhoods. Multiple zoning districts apply within Low Density Residential
areas, distinguishing areas with different minimum lot sizes.
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Medium Density Residential (8.7-21.8 units/net acre)
This designation applies to patio home and small lot subdivisions, townhomes, mobile home parks,
duplexes, triplexes, fourplexes, attached units in planned developments, and areas characterized by a
mix of single family homes and small multi-unit buildings. A variety of lot sizes may be present, but
overall net densities may not exceed one unit per 2,000 square feet of lot area (21.8 units/acre). Many
areas with this designation possess the qualities of single family neighborhoods, including landscaped
yards, off-street parking, and low building heights.
High Density Residential (21.8-43.6 units/net acre)
This is the highest density category that applies in residential areas. Densities above this range may be
permitted in the Downtown Mixed Use area only, or where otherwise allowed as a result of density
bonuses. The designation applies to multi-family residential areas and includes a mix of housing types,
including apartments, flats, condominiums, and townhomes. Overall net densities may not exceed one
unit per 1,000 square feet of lot area (43.6 units per acre). On larger parcels with this designation,
amenities such as swimming pools, community rooms, and common open space are often included.
MIXED USE CATEGORIES
There are five mixed use categories on the map. Each category allows a mix of residential and non-
residential uses, although the primary intent is to support employment and revenue generating
activities. Residential uses in these areas may be subject to specific requirements or findings related to
compatibility with adjacent commercial uses and the City’s desire to sustain retail, service, office, and
similar economically-productive uses. Multiple zoning districts may be used in each category to
differentiate the intensity or mix of activities allowed. The most intense zoning district deemed
consistent with a given category is not automatically permitted. As in residential areas, projects
incorporating affordable housing are subject to a State density bonus allowance of up to 35 percent.
Other compatible uses, such as schools, child care centers, parks, and religious facilities, may locate in
each designation, subject to specific requirements codified through zoning.
Downtown Mixed Use (Maximum FAR 2.0)
This category corresponds to properties in Downtown San Rafael. It includes the highest development
densities and intensities in the city, and contains a mix of housing, office, retail, service, and public land
uses. Development in this area is guided by the Downtown San Rafael Precise Plan, which includes
further detail on building form, development intensity, and allowable uses. The maximum FAR of 2.0
applies only where shown in the Downtown Precise Plan; lower FAR and density limits apply on most
parcels within the Precise Plan boundaries. There is no residential density limit in the Downtown Mixed
Use area; however, height and FAR limits define the maximum building envelope on each site with this
designation. Moreover, the total number of net new residential units added within the Downtown
Precise Plan boundary between 2020 and 2040 shall not exceed 2,200.
Community Commercial Mixed Use (21.8-43.6 units/net acre; maximum non-residential FAR 0.30)
This category corresponds to general retail and service uses, restaurants, automobile sales and service
uses, hotels/ motels, and other commercial activities. Offices are also permitted, subject to General
Plan policies regarding priority uses in specific areas. Housing is also permitted, ideally as ancillary to
commercial uses and other activities generating sales tax, jobs, and local service opportunities. Mixed
use projects that combine housing and commercial uses are encouraged. Residential development is
subject to a maximum net density of 43.6 units per acre, as well as General Plan policies that may
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further guide the use of key opportunity sites or corridors. The FAR limit of 0.3 applies to non-
residential square footage only, and excludes square footage associated with housing in mixed use
projects. Lower FAR limits may apply on some parcels, as indicated on Figures # and # (Floor Area Ratio
maps). Areas with this designation include the Northgate Town Center, Merrydale Road area, and
portions of Francisco Boulevard East and West.
Neighborhood Commercial Mixed Use (8.7 to 24.2 units/net acre; maximum non-residential FAR 0.32)
This category corresponds to neighborhood-serving retail and service uses such as pharmacies,
supermarkets, and dry cleaners. Residential and ancillary office uses are allowed, subject to policies in
the General Plan and zoning standards establishing the conditions for these uses. A maximum net
density of 24.2 units per acre applies to projects that include residential uses. The FAR limit of 0.32
applies to non-residential square footage only, and excludes square footage associated with housing in
mixed use projects. Lower FAR limits may apply on some parcels, as indicated on Figures # and # (Floor
Area Ratio maps). Areas with this designation include small neighborhood shopping centers, and
pockets of local retailers, the Regency Theater, and the B Street corridor south of Downtown.
Office Mixed Use (21.8-43.6 units/net acre; maximum non-residential FAR 0.40)
This category corresponds to areas where office is the prevailing land use. Typical activities include
general offices, medical and professional offices, and administrative or headquarters offices. Different
zoning districts have been developed to reflect the specific combinations of uses that are desired in each
area. These include office-residential areas and office-retail areas, as well as a general office district.
Residential uses are allowed in all of these areas, subject to specific zoning standards and permitting
requirements as well as policies in the General Plan. A maximum net density of 43.6 units per acre
applies to projects that include residential uses. The non-residential portion of such properties is
subject to an FAR limit of 0.4. Lower FAR limits may apply on some parcels, as indicated on Figures #
and # (Floor Area Ratio maps).
Marine Related Mixed Use (8.7 to 21.8 units/net acre; maximum non-residential FAR 0.32)
This category includes water dependent businesses such as boat building; boat repair, sales and service
uses; and boat charter services. Other uses that draw people to the waterfront are allowed, including
shopping centers, restaurants, hotels/ motels; retail and parks. Residential use and non-marine related
office is allowed on the second floor and above. Where residential uses are included, they are subject to
a maximum density of 21.8 units per net acre. The non-residential square footage on any given site is
subject to a FAR limit of 0.32. Lower FAR limits may apply on some parcels, as indicated on Figures #
and # (Floor Area Ratio maps).
INDUSTRIAL CATEGORIES
There are two industrial categories on the General Plan Map. Residential uses are generally not
permitted in these areas, so a density standard is not included.
General Industrial (Maximum FAR 0.33)
This is the broader of the two industrial categories, with a variety of production, distribution, and repair
uses allowed. These areas play an essential role in the Marin County economy, create local jobs, and
provide a high volume of tax revenue for San Rafael. General Industrial areas include activities such as
manufacturing, storage and warehouse facilities, motor vehicle service and repair, contractor uses and
yards, wholesalers, sand and gravel plants, solid waste management and recycling facilities, and trucking
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yards or terminals. Uses that are incidental or ancillary to these activities also may occur, including
offices related to the primary use and employee-oriented retail uses. Given the potentially impactful
nature of these uses, buffering and screening may be required to enhance public rights of way and
ensure land use compatibility. A maximum FAR of 0.33 applies, although lower limits may apply on
some parcels as indicated on Figures # and # (Floor Area Ratio maps).
Light Industrial/Office (Maximum FAR 0.38)
Like the General Industrial areas, the Light Industrial/ Office (LI/O) areas are characterized by a variety of
production, distribution, and repair activities. However, the range of industrial uses is more limited than
in General Industrial areas, reflecting the design of these areas as business parks or their proximity to
more sensitive uses such as housing. Typical uses include repair and servicing, “maker” activities
(woodworking and carpentry shops, creative businesses, etc.), research and development, e-commerce
activities, light manufacturing, and tech-related activities. On sites larger than 10 acres with this
designation, and in buildings of 50,000 square feet or greater, region-serving specialty retail uses
(including “big box” type uses) may be appropriate. Other specialty retail uses may be allowed to
occupy minor portions of the LI/O districts provided that intensity and traffic standards are met and the
integrity of the district is not threatened. LI/O districts are subject to a maximum FAR of 0.38, although
lower limits may apply on some parcels as indicated on Figures # and # (Floor Area Ratio maps).
Multiple zoning districts apply within LI/O areas. At least one of these districts, mapped in the Lindaro
Street/ Jordan Road area, includes allowances for live-work development.
PUBLIC, OPEN SPACE, AND MISCELLANEOUS CATEGORIES
Public/ Quasi Public (Maximum FAR 1.0)
This designation denotes public schools, libraries, post offices, churches, public hospitals, and
institutional facilities such as Domincan University and Marin Academy. It also is applied to major utility
properties and public facilities. The maximum FAR is 1.0, although this level of intensity is not
appropriate in all instances. Additionally, exemptions from development standards may be granted if
findings are made that a higher FAR is necessary for public health or safety purposes. While housing is
not envisioned on land with this designation, it may be acceptable in circumstances prescribed by the
General Plan or zoning regulations. In such instances, net densities should be compatible with prevailing
allowable densities in the vicinity and existing improved open space should be retained for public use.
Mineral Resources (Maximum FAR 0.02)
This designation applies to quarry and brick yard uses which utilize mineral resources of regional
significance. It applies only to the San Rafael Rock Quarry and McNear Brick and Block properties on the
San Pedro Peninsula. Future activities on these lands are subject to further policy guidance as provided
by the General Plan.
Parks, Recreation, and Open Space
This designation denotes land which is used for parks, recreation, and open space (PROS), including City
parks, County and State Parks, common open space within private development, cemeteries, and areas
acquired for resource conservation, hazard reduction, and passive recreation such as hiking. Permitted
uses include athletic fields, sports facilities, civic buildings with a primarily recreational or social
function, and leisure-oriented uses such as picnic areas, boat slips, and tot lots. Land with this
designation is further classified in the PROS Element of the General Plan as “improved” or “natural.”
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Conservation
This designation denotes land which is to remain undeveloped due to high environmental sensitivity,
exceptional visual resource value, or hazards such as wildfire, slope instability, and flooding, including
inundation related to sea level rise. Areas with this designation include a combination of privately
owned properties and areas owned by utilities and conservation groups. On private properties, this
designation is generally applied to the portion of the site that has been determined to be undevelopable
due to the factors listed above. The primary objective in Conservation areas is to manage and restore
natural resources, and to minimize environmental hazards and associated threats to life and property.
Where appropriate, compatible activities such as agriculture and recreation may be considered.
Airport/Recreation
This designation applies to the San Rafael Airport. Land uses are governed by a covenant agreed to by
the City, Marin County, and the property owner. The agreement recognizes the unique and valuable
recreational and environmental characteristics of the airport site and identifies a limited range of uses
including airport and ancillary airport services, light industry, utilities, and private and public recreation.
Water
This designation applies to the navigable waters of San Francisco and San Pablo Bays, the San Rafael
Canal, and associated marinas along the San Rafael shoreline. The designation provides an opportunity
for a limited number of water dependent uses which require water access as a central element of their
function and which contribute to the maritime character of the area.
Undesignated Areas
“Undesignated” areas include street rights-of-way and State property associated with US Highway 101
and Interstate 580. In the event that such land is leased or otherwise used for purposes other than
transportation, the activities should be consistent with the General Plan designations on adjoining
private properties.
ATTACHMENT 3
~SAN RAFAEL
~ THE CITY WITH A MISSION
NOTIC E OF PUBLIC HEARING -CITY COUNCIL
You are invited to attend the City Council hearing on the following proposed project:
PROJECT: General Plan 2040 Land Use Map -Review of the Preliminary General Plan 2040 Land Use Map, including proposed
amendments in response to new land use categories , staff0 initiated changes, and property owner requests. File No(s). GPA16-001 & P16-13 .
Discussion of the proposed Map is the first in a series of actions to be considered by the City Council later in 2020 related to adoption of an
updated General Plan and Downtown Precise Plan. It has been determined that an Environmental Impact Report {EIR) will be required for this
project. A Draft EIR will be published in several months, concu.rrently with the release of the General Plan and Downtown Precise Plan
documents .
MEETING DATE/TIME/LOCATION: Tuesday, February 18, 2020, 7:00 p.m . City Council Chambers, 1400 Fifth Ave at D St, San Rafael, CA.
FOR MORE INFORMATION: Contact Barry Miller, Contract Planner at (415) 485-3423 or barry.miller@cityofsanrafael.org. You can also
come to the Planning Division office, located in City Hall, 1400 Fifth Avenue, San Rafael, CA 94901 to look _at the file for the proposed project.
The office is open from 8:30 a.m . to 4 :30 p.m. ·on Monday, Tuesday and Thursday, and 8:30 a .m . to 1 :30 p .m. on Wednesday. The public
counter is closed on Friday. You can also view the staff report after 5 :00 p.m. on the Friday before the meeting at
http ://www .cityofsanrafael .org/meetinqs
WHAT WILL HAPPEN: The report to the City Council is informational so there will be no formal action taken. However, you can
comment on the preliminary land use map and the proposed changes. The City Council will be asked to provide feedback and
comments on the map and map changes.
IF YOU WANT TO COMMENT: You can send written correspondence by email to the address above, or by mail/hand delivery to the
Community Development Department, Planning Division, City of San Rafael , 1400 5th Avenue, San Rafael, CA 94901.
At the above time and place , all letters received will be noted and all interested parties will be heard . If you challenge in court the matter described above , you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered at, or prior to, the above referenced public hearing
(Government Code Section 65009 (b) (2)). · ·
Language interpreters and assistive listening devices may be requested ·bycal/ing (415) 485-3066 (voice), emailing Lindsay.lara@cityofsanrafael.org or using the California
Telecommunications Relay Service by dialing "7 11 ", at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. Public
transportation is available through Golden Gate Tran sit, Line 22 or 23. Paratransit is available by calling Whisllestop. Wheels at (415) 454-0964. To allow individuals with environmental
illness or multiple chemical sensitivity to attend the meeting/hearing, individuals are requested to refrain from wearing scented products.
Legal No.
Marin Independent Journal
4000 Civic Center Drive, Suite 301
San Rafael, CA 94903
415-382-7335
legals@marinij.com
I am a citizen of the United States and a resident of the
County aforesaid: I am over the age of eighteen years, and
not a party to or interested in the above matter. I am the
principal clerk of the printer of the MARIN INDEPENDENT
JOURNAL, a newspaper of general circulation, printed and
published daily in the County of Marin, and which
newspaper has been adjudged a newspaper of general
circulation by the Superior Court of the County of Marin,
State of California, under date of FEBRUARY 7, 1955,
CASE NUMBER 25566; that the notice, of which the
annexed is a printed copy (set in type not smaller than
nonpareil), has been published in each regular and entire
issue of said newspaper and not in any supplement
thereof on the following dates, to-wit:
02/08/2020
I certify (or declare) under the penalty of perjury that the
foregoing is true and correct.
Dated this 10th day of February, 2020.
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of Marin
Signature
PROOF OF PUBLICATION
0006456879
2070419
CITY OF SAN RAFAEL
CITY OF SAN RAFAEL
CITY CLERK, ROOM 209
1400 FIFTH AVENUE, SAN RAFAEL, CA 94901
SAN RAFAEL, CA 94915-1560
r.BP7-11/10/16 1
CITY OF SAN RAFAEL
NOTICE OF PUBLIC HEARING
You are invited to attend the City Council
hearing on the following project:
DATE/TIME/PLACE:
Tuesday, February 18, 2020 at 7:00 P.M.
City Hall Council Chambers,
1400 Fifth Avenue, San Rafael, CA 94901
PROJECT: General Plan 2040 Land Use Map -
Review of the preliminary General Plan 2040
Land use Map, including proposed amend-
ments in response to new land use categories,
staff-initiated changes, and property owner
requests. File No(s). GPA16-001 & P16-13.
Discussion of the proposed Map is the first in a
series of actions to be considered by the City
Council later in 2020 related to adoption of an
updated General Plan and Downtown Precise
Plan . It has been determined that an Environ-
mental Impact Report (EIR) will be required for
this project. A Draft EIR will be published in
several months, concurrently with the release
of the General Plan and Downtown Precise
Plan documents.
WHAT WILL HAPPEN: The report to the City
Council is informational so there will be no for-
mal action taken. However, you can comment
on the preliminary land use map and the pro-
posed changes. The City Council will be asked
to provide feedback and comments on the
map and map changes.
IF YOU CANNOT ATTEND: You can send written
correspondence by email to the address
above, or by mail/hand delivery to the City
Clerk, City of San Rafael , 1400 5th Avenue , San
Rafael, CA 94901.
FOR MORE INFORMATION: Contact Barry Mill-
er, Contract Praject Manager at (415) 485-3423
or barry.miller@l cityofsanrafael.org . You can
also come to thePlanning DivTsion office, lo-
cated in City Hall, 1400 Fifth Avenue, to look at
the file for the proposed project. The office is
open from 8:30 a.m. to 4:30 p.m. on Monday ,
Tuesday and Thursday , and 8:30 a.m. to 1:30
p.m . on Wednesday. The public counter is
closed on Fridays . You can also view the staff
report after 5:00 p.m. on the Thursday before
the meeting at
http://www.cityofsanrafael.org/meetings
SAN RAFAEL CITY COUNCIL
/s/ Lindsay Lara
Lindsay Lara
CITY CLERK
NO. 148 February 8, 2020