HomeMy WebLinkAboutPlanning Commission 2016-08-23 Agenda Packet AGENDA
SAN RAFAEL PLANNING COMMISSION
REGULAR MEETING
TUESDAY, August 23, 2016, 7:00 P.M.
COUNCIL CHAMBERS, CITY HALL, 1400 FIFTH AVENUE
SAN RAFAEL, CALIFORNIA
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CALL TO ORDER
PLEDGE OF ALLEGIANCE
RECORDING OF MEMBERS PRESENT AND ABSENT
Approval or revision of order of agenda items.
PUBLIC NOTIFICATION OF MEETING PROCEDURES
URGENT COMMUNICATION
Anyone with an urgent communication on a topic not on the agenda may address the Commission at this time. Please
notify the Community Development Director in advance.
CONSENT CALENDAR
1. Minutes, August 9, 2016
PUBLIC HEARING
2. San Rafael Fire Station 57- 3530 Civic Center Drive – Request for Environmental and Design Review Permit and
Variance to replace the existing Fire Station 57 with the development of a new fire station (9,600 square feet), that
will include the Medic 3 (paramedic) currently located at Fire Station 53. The project includes associated site and
landscaping improvements and an 800-square foot storage building for this County-owned site. Project proposes a
waiver from the minimum 50-foot wetland setback/buffer requirement set forth in SRMC Section 14.13.040B.2.
APN: 179-270-12 (ptn.); Public/Quasi-Public (P/QP) District; City of San Rafael, applicant; County of Marin,
property owner; Civic Center/Santa Venetia Neighborhoods. Project Planner: Paul Jensen Recommended
Environmental Review: Adopt Mitigated Negative Declaration
3. General Plan 2020 10-Year Review Amendments – The City of San Rafael Planning Commission will consider
recommending amendments of the San Rafael General Plan 2020, affecting all 16 General Plan 2020 Elements and
the General Plan Land Use Map to update policies, programs, resources, and responsibility references in the
document to: a) keep the General Plan current; b) respond to actions and programs completed to implement the
General Plan; and c) respond to changing conditions or circumstances. No significant changes to projected growth or
development would result from these amendments. Revisions to the General Plan 2020 Land Use Map are also
proposed to address mapping errors and current inconsistencies with the Zoning Districts map. Map amendments
include the establishment of a “Water” land use designation for San Rafael Canal and San Rafael Bay/San Pablo Bay.
File No.: GPA15-001. Project Planner: Kraig Tambornini Recommended Environmental Review: Adopt EIR
Addendum.
DIRECTOR’S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT
I. Next Meeting: September 13, 2016. I, Anne Derrick, hereby certify that on Friday, August 19, 2016, I posted a notice of the August
23, 2016 Planning Commission meeting on the City of San Rafael Agenda Board.
IN THE COUNCIL CHAMBERS OF THE CITY OF SAN RAFAEL, August 9, 2016
Regular Meeting
San Rafael Planning Commission Minutes
For a complete video of this meeting, go to http://www.cityofsanrafael.org/meetings
CALL TO ORDER
Present: Larry Paul
Jack Robertson
Barrett Schaefer
Gerald Belletto
Berenice Davidson
Mark Lubamersky
Absent:
Also Present: Raffi Boloyan, Planning Manager
Alan Montes, Assistant Planner
PLEDGE OF ALLEGIANCE
RECORDING OF MEMBERS PRESENT AND ABSENT
PUBLIC NOTIFICATION OF MEETING PROCEDURES
URGENT COMMUNICATION
CONSENT CALENDAR
1. Minutes, July 26, 2016
Jack Robertson moved and Gerald Belletto seconded to approve minutes with recommended changes by
the Commission as noted. The vote is as follows:
AYES: Jack Robertson, Barrett Schaefer, Gerald Belletto, Berenice Davidson
NOES: None
ABSTAIN: Larry Paul, Mark Lubamersky
ABSENT:
PUBLIC HEARING
2. 3105 Kerner Blvd. – Environmental and Design Review and Use Permit for a 61,803 square
foot mini-storage building with a caretaker’s residence; APN: 009-122-14; Light
Industrial/Office (LI/O) Zoning District; Mathew Guthrie, Applicant; CSRSS – General
Partners, Owner; Case Numbers: UP16-007 and ED16-026. Project Planner: Alan Montes
Staff Report
Barrett Schaefer moved and Gerald Belletto seconded to approve project with modifications as outlined
by staff. The vote is as follows:
AYES: Larry Paul, Jack Robertson, Barrett Schaefer, Gerald Belletto, Berenice Davidson, Mark
Lubamersky
NOES: None
ABSTAIN: None
ABSENT:
DIRECTOR’S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT:
___________________________________
ANNE DERRICK, Administrative Assistant III
APPROVED THIS_____DAY____OF_______, 2016
_____________________________________
Mark Lubamersky, Chair
Community Development Department – Planning Division
P. O. Box 151560, San Rafael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184
Meeting Date: August 23, 2016
Agenda Item:
Case Numbers:
ED15-082 & V16-005
Project
Planner:
Paul Jensen, 415-485-5064
REPORT TO PLANNING COMMISSION
SUBJECT: San Rafael Fire Station 57- 3530 Civic Center Drive – Request for Environmental and Design
Review Permit and Variance to replace the existing Fire Station 57 with the development of a
new fire station (9,600 square feet), that will include the Medic 3 (paramedic) currently located
at Fire Station 53. The project includes associated site and landscaping improvements and an
800-square foot storage building for this County-owned site. Project proposes a waiver from
the minimum 50-foot wetland setback/buffer requirement set forth in SRMC Section
14.13.040B.2. APN: 179-270-12 (ptn.); Public/Quasi-Public (P/QP) District; City of San Rafael,
applicant; County of Marin, property owner; Civic Center/Santa Venetia Neighborhoods.
EXECUTIVE SUMMARY
The project proposes the construction of a new, 9,600 square-foot Fire Station 57 on 0.72-acres on the
Marin County Civic Center campus. The subject property is currently developed with the existing Fire
Station 57, which was developed in the 1970’s. The City of San Rafael leases this land from the County
and provides fire and paramedic service to the North San Rafael area including the unincorporated areas
(CSA #19). The existing Medic Unit 53 (paramedic) would be relocated from Fire Station 53 (Joseph
Court) to the new station. This project is part of Phase 1 of the San Rafael Essential Facilities Strategic
Plan. This strategic plan was approved by the City Council in 2015, which also includes the rebuilding
Fire Station 52 at 210 3rd Street and the new Public Safety Center in Downtown San Rafael.
Per the provisions of the California Environmental Quality Act (CEQA) Guidelines, the project is subject
to environmental review. An Initial Study has been prepared and is supported by a number of technical
studies and reports. The Initial Study finds that all potentially significant environmental impacts can be
mitigated to a less-than-significant level. Adoption of a Mitigated Negative Declaration is recommended.
Topic areas of study include, among others, cultural (historic and archaeological) resources,
geology/soils, air quality, traffic/circulation and biological resources (wetland impacts). A 30-day public
review period for the Initial Study/Mitigated Negative Declaration has been observed.
As proposed and conditioned, the project is consistent with the pertinent policies and programs of the
San Rafael General Plan 2020 and provisions of the Public/Quasi-Public (P/QP) District. The Design
Review Board completed a comprehensive review of the project, including site plan revisions made in
May 2016. The Board recommended approval of the site plan and the building architecture
recommending minor conditions and changes.
RECOMMENDATION
It is recommended that the Planning Commission:
a. Adopt a resolution adopting an Initial Study/Mitigated Negative Declaration and approving a
Mitigation Monitoring and Reporting Program (Attachment 1); and
b. Adopt a resolution approving Environmental & Design Review Permit ED15-082 and Variance
V16-005 (Attachment 2).
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 2
PROPERTY FACTS
Address/Location: 3530 Civic Center Drive Parcel Number(s): 179-270-12 (ptn.)
Property Size: 0.72 acres Neighborhood: Civic Center
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: Public/Quasi-Public
P/QP District Fire Station 57 + vacant
land
North: Public/Quasi-Public P/QP District Dog Park + parking lot
South: Public/Quasi-Public
Low-Density Residential
P/QP District +
RA-B1 District (County)
US Post Office +
Single-family residential
East: Low Density Residential RA-B1 District (County) Single-family residential
West: Public/Quasi-Public P/QP District Civic Center Admin Building
Site Description/Setting:
The subject property is a level, 0.72-acre site (31,360 square feet) that is a part of the greater 66.55-acre
Marin County Civic Center campus. The subject 0.72-acre site is leased to the City of San Rafael by the
County of Marin. The front portion of the subject property is developed with a one-story fire station (San
Rafael Fire Station 57), which is approximately 4,500 square feet in size and contains apparatus bays.
Vehicle access to the apparatus bays is provided by a driveway connecting to Civic Center Drive and
Golf Avenue (residential street). The existing Fire Station 57 serves the City as well as unincorporated
areas of San Rafael (Santa Venetia, Los Ranchitos) via Community Service Area (CSA) 19.
The existing fire station was built in 1977 and contains some of the architectural characteristics of the
other buildings on the Civic Center campus (arched window openings, pink/flesh-colored stucco exterior
surface). The rear portion of the site is undeveloped and unpaved. This area is used for informal storage
by the County and is bisected by an open drainage swale. Further east is an open drainage channel
surrounded by a low-lying area of jurisdictional wetland, as defined by the US Army Corps of Engineers
criteria. The area containing the drainage channel and wetland were initially a part of the City/County
lease for the fire station, but the lease boundaries have since been adjusted to not include this area.
The fire station building is bordered by landscape setbacks. There are a number of mature trees on the
site. These trees include a cluster of Coast live oak trees (Northwest), approximately one dozen Coast
redwood trees, multiple Monterey pine trees and one spruce.
Surrounding uses include the US Postal Service Office (Civic Center Branch) located to the south,
single-family residences to the south and east (unincorporated San Rafael), a public dog park and
parking lot to the north, and the Marin County Administration Building to the west.
The Fire Station 57 site lies within the boundaries of the Marin County Civic Center National Register
District, which is landmarked as a historic district. However, it has been determined that the fire station
structure is not a contributor to the National Register District and does not meet the criteria for inclusion
in the National Register or the California Register (Marin Civic Center Fire Station- Architectural
Historical Assessment, Tom Origer & Associates (November 11, 2015).
BACKGROUND
In 2013, the San Rafael voters approved Measure E, which established a sales tax to fund long-term
improvements to the City’s essential facilities. In 2015, the City Council adopted the San Rafael
Essential Facilities Strategic Plan, which presents the City’s road map for the replacement or
improvements to aging emergency service facilities. The City Council authorized funding for Phase 1 of
this plan which includes the rebuilding of Fire Station 52 and the fire training center (Montecito area), as
well as Fire Station 57 (Marin Civic Center) and a new Public Safety Center (Fire Station 52- Downtown
and Police Department facilities) on 5th Avenue.
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 3
PROJECT DESCRIPTION
A detailed description of the Fire Station 57 project is provided in a written text, which is presented in
Attachment 5 of this staff report. A summary is provided below.
Proposed Use:
The project proposes the construction of a new 9.600-square foot, two-story fire station that is proposed
to house five on-duty fire fighters in a 24-hour shift and paramedic services (Medic 53). The plan
includes three drive-through apparatus bays, the North Area Medical Supply Cache, public lobby,
sleeping quarters, kitchen and restroom facilities and ancillary uses (surface parking and storage
facilities).
Site Plan: The station building is proposed to be sited and oriented toward Civic Center Drive, which
includes a pedestrian entrance and driveway access for the fire apparatus. A parallel driveway is
proposed east of the station building, which would provide access to a rear parking lot (10 surface
parking spaces) and a future, 800-square foot storage building. Fire apparatus access would utilize this
driveway to return to the station’s apparatus bays. A separate, gate-secured driveway is proposed to
provide emergency access to the rear portion of the site via Golf Avenue, a residential street. See Plan
Sheet A-1.1.
The initial lease area for the fire station included the jurisdictional wetland located east of the proposed,
rear parking lot. The lease area boundary was adjusted when it was decided to avoid filling the wetland
(initial site plan proposal). As a result the lease line extends northward toward the County Dog Park to
cover land area needed for fire station parking.
Architecture: The station elevations present a contemporary design that has mid-century architectural
design features including a large overhang at the pedestrian entrance, an arched roof and simple forms.
At this time, no design specifics have been developed for the future storage structure.
Exterior building materials include a combination of cement plaster, stone (budget permitting)/smooth
troweled plaster, aluminum windows and a metal standing seam roof.
Plan Sheet A-3 presents the building elevations and Plan Sheets A-4 and A-4.1 present cross-sections
through the building. Illustrative prospective drawings of the building architecture are presented on Plan
Sheets A-5 and A-5.1.
Landscaping: The proposed design would introduce a small, circular plaza, stairway and accessibility
ramp along the Civic Center Drive frontage. Further, landscape buffers are proposed along the edges of
the rear portion of the site. Landscaping includes a combination of trees, shrubs and ground cover. See
Plan Sheets A-1.2 A-1.3 and A-1.5.
The project proposes the removal of a number of existing trees, including a cluster of Coast redwood
trees on the south side of the existing fire station building. The tree removal and replacement plan is
discussed below in the Analysis section of this report.
Lighting: A detailed exterior lighting plan has been prepared. Exterior lighting includes a combination of
pole-standards, wall-mounted scones and bollards. A photometric assessment is included in the plan.
See Plan Sheets A-1.7.
Grading/Drainage: As noted above, although the site is level, site grading is required to address the
proposed project design. Grading is estimated to require 1,300 cubic yards of earth movement with
1,300 cubic yards of export. See Plan Sheets A-1.4 through A-1.6.
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 4
Signage:
At this time, no detailed signage program has been developed for the project. However, the design plans
present conceptual signage to demonstrate how signage has been incorporated into the building
architecture. Conceptual signage is limited to a building identification sign above the station entry, which
consists of simple, individual letters (“Fire Station 57”). A second wall sign is proposed adjacent to the
fire station apparatus bays along the Civic Center Drive frontage. The preliminary signage is presented
on Plan Sheets A-3, A-5 and A-6.
Planning Applications:
The Planning applications include an Environmental and Design Review Permit and a Variance to permit
a waiver from and a reduction to the 50-foot development free wetland setback/buffer requirement.
ANALYSIS
General Plan 2020 Consistency:
A detailed analysis of the project consistency with the General Plan 2020 has been prepared in table
format and is provided as an attachment to this staff report (Attachment 3). A summary of key policies
and programs is provided below. Staff has identified a number of key General Plan 2020 policies and
programs that should be considered. First, as proposed, the project is consistent with the pertinent
policies of the Land Use Element including; Policy LU-23 (Land Use and Map Categories – Public/Quasi-
Public); Policy LU-9 (Intensity of Nonresidential Land Use Development – 1.0 floor area ratio cap- 0.30
proposed); Policy LU-12 (Building Heights- maximum height of 36 feet); and Policy LU-14 (Land Use
Compatibility). The proposed land use, floor area ratio and building height are consistent with and within
the limits set by these policies. Other key policies that are pertinent to this project are as follows:
NH-86. Design Considerations for Development in the Vicinity of the Civic Center.
a. Require urban design analysis to assure compatibility with materials, color and building masses
with Civic Center.
b. Require functional interconnection with Civic Center.
c. Design to compliment Civic Center architecture rather than compete.
d. Site design should retain vistas where visible to Mt. Tamalpais.
e. Encourage retention of existing historic structures.
f. Encourage the County to enhance the existing Civic Center Drive are with safe and pleasant
walkways.
g. Encourage the County to have proposals go through Design Review process, and involve North
San Rafael community in evaluation of design, etc.
CD-3. Neighborhoods. Recognize, preserve and enhance the positive qualities that give
neighborhoods their unique identities, while also allowing flexibility for innovative design. Develop
programs to encourage and respect the context and scale of existing neighborhoods.
CD-4. Historic Resources. Protect San Rafael’s positive and distinctive image by recognizing,
preserving and enhancing the City’s historic resources.
CA-13. Historic Buildings and Areas. Preserve buildings and areas with special and recognized
historic, architectural or aesthetic value including but not limited to those on the San Rafael
Historical/Architectural Survey. New development and redevelopment should respect architecturally
and historically significant buildings and areas.
CON-3. Wetland Protection and Mitigation. In order to protect and preserved valued wetlands, loss
of wetlands due to filling shall be avoided unless it is not possible or practical. When it is
demonstrated that it is not possible or practical to avoid filling a wetland because of site constraints
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 5
and conditions such as the geographical location of the wetlands, site configuration and size, require
that the wetland be placed on-site, and in-kind at a minimum ratio of 2:1 (e.g., 2 acres for each acre
lost). If it is determined that on-site mitigation is not possible or practical, off-site mitigation shall be
required at a minimum ratio of 3:1. As assessed and determined on a case-by-case basis, the City
may waive this policy for fill of small wetlands (0.1 acres or less in size, provided that: 1) the wetland
is isolated meaning that it is not within, as part of, directly connected with or hydrologically-linked by
natural flow to a creek, drainageway, wetland or submerged tidelands; 2) it is demonstrated by a
wetland expert that the preservation of the wetland is not practical as it would not result in a
functioning biological resource because of its isolation; 3) the City has determined that the filling will
result in a more appropriate and desirable site plan for the project; and 4) the City consults with and
considers comments received from the appropriate resource agencies with wetland oversight (State
of California Department of Fish and Wildlife and/or California Regional Water Quality Control Board).
CON-4. Wetland Setbacks. Maintain a minimum 50-foot development-free setback from wetlands
including but not limited to paving or structures. Setbacks greater than 50-feet may be required on
lots of two or more acres, as determined through development review. The City may waive this
requirement for minor encroachments if it can be demonstrated that the proposed setback
adequately protects the functions of the wetland to the maximum extent feasible and resulting values
to the satisfaction of the City after review by appropriate regulatory agencies
As proposed, staff finds that the project is generally consistent with the pertinent policies and programs
of the San Rafael General Plan 2020. The project has been designed to complement the Marin Civic
Center buildings and is in-scale with the residential development located southeast of the station site.
Consistent with the recommendations of the Marin Civic Center Fire Station- Architectural Historical
Assessment (referenced above), the plans were reviewed by our architectural historian consultant (Tom
Origer & Associates) to ensure that they meet the County’s design guidelines for the Civic Center and
the Secretary of Interior Standards for new construction.
Regarding Conservation Element Policy CON-3 (Wetland Protection and Mitigation), the initial project
site plan proposed to fill the adjacent jurisdictional wetland. Given the size (small), location (isolated
except hydrologically connected to waterways downstream) and limited biological value, filling the
wetland and pursuing mitigation options was strongly considered. However, reasonable wetland
mitigation options were not available, so the site plan was revised to avoid wetland fill. As the project is
designed to provide a five- to 10-foot setback/buffer, it would not be consistent with Conservation
Element Policy CON-4 (Wetland Setbacks). As part of the environmental review process for this project
a qualified wetlands specialist assessed the wetland finding that the reduced setback/buffer is
reasonable and adequate provided that protective fencing and buffer landscaping are installed. As
required by Policy CON-4, City staff forwarded the project plans (with the reduced setback/buffer) to the
regulatory agencies (California Department of Fish & Wildlife and California Regional Water Quality
Control Board) for review and comment. To date, the City received no response from these agencies.
Zoning Ordinance Consistency:
Chapter 14-09 – Base District Regulations (P/QP District)
The project is subject to the development standards for the Public/Quasi-Public (P/QP) District, pursuant
to Chapter 9 (Section 14.09.040) of the municipal code (Zoning Ordinance). The proposed use and the
project design meet the use and site development standards of these Districts.
Chapter 14.13 – Wetland Overlay District (-WO)
The project site area is not within the Wetland Overlay District (-WO) but is immediately contiguous to a
jurisdictional wetland. As the project proposes a wetland setback/buffer that is far less than the 50-foot
setback required by SRMC Section 14.13.040.B.2, a Variance action is required (see discussion below).
As summarized above, the jurisdictional wetland has been reviewed by a qualified wetland specialist who
found that the reduced setback/buffer is reasonable and adequate provided that protective fencing and
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 6
landscaping are installed. These recommended measures would be consistent with the requirements of
SRMC Section 14.13.040C (Buffer Measures within Wetland Setback) and 14.13.040D (Landscape
Vegetation within Wetland Setback). Conditions of approval are included in the attached resolution
(Attachment 2) to address this recommendation.
Chapter 14.25 – Environmental and Design Review Permit
The project is subject to the review criteria for Environmental and Design Review Permits, pursuant to
SRMC Section 14.25.050 (Review criteria: Environmental and Design Review Permits) of the Zoning
Ordinance, as follows:
Site Design. There should be a harmonious relationship between structures within the development
and between the structures and the site. Proposed structures and site development should be related
accordant to existing development in the vicinity. There must be a consistent organization of
materials and a balanced relationship of major elements. Site Features and Constraints such as
significant trees and wetlands .access, parking, circulation and drainage should be considered.
Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. The design
should be sensitive to and compatible with historic and architecturally significant buildings in the
vicinity, and should enhance important community gateways, view corridors and waterways as
identified in the general plan. Energy-efficient design should be considered.
Materials and Colors. Materials and colors should be consistent with the context of the surrounding
area. To minimize contrast of the structure with its background as viewed from the surrounding
neighborhood, color selection shall coordinate with the predominant colors and values of the
surrounding landscape and architecture. High-quality building materials are required. In hillside
areas, as identified in Section 14.12.020 of this title, natural materials and colors in the earth tone
and woodnote range are generally preferred. Other colors and materials may be used which are
appropriate to the architectural style, harmonious with the site and/or compatible with the character of
the surrounding environment.
Exterior Lighting. Light sources should provide safety for the building occupants, but not create a
glare or hazard on adjoining streets or be annoying to adjacent properties or residential areas.
Landscape Design. The natural landscape should be preserved in its natural state, insofar as
practicable, by minimizing grading, and tree and rock removal. The landscaping shall be designed as
an integral enhancement of the site, sensitive to natural site features (e.g., trees and wetlands), as
well as water-efficient landscaping (MMWD water conservation ordinance compliance) should be
considered.
As proposed and as modified by conditions of approval the design of the project generally complies with
these criteria. As summarized below, the Design Review Board favorably reviewed the project
recommending some design and landscape changes.
Chapter 14.23 - Variance
As discussed above, a Variance is being requested to approve an encroachment within the minimum,
development-free, 50-foot wetland setback/buffer. The proposed setback is substantially less than this
minimum recommended by General Plan Policy CON-4 and required by SRMC Section 14.13.040.B.2
(Wetland Overlay District). In order to approve a Variance, findings must be made to demonstrate
conditions of special or unusual circumstances and that the resulting action would not be detrimental
public health or injurious to property or improvements in the vicinity of the development site. For this
proposal, the required findings can be made. First, the presence of a jurisdictional wetland contiguous to
the project site in itself is unique and unusual as this condition is not present on other properties in the
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 7
immediate area. Second, full compliance with the minimum 50-foot setback would not be possible, as it
would not result in adequate land area for maneuvering fire apparatus and essential emergency service
vehicles. Lastly, given the limited value of the wetland and recommendation for protective fencing and
landscaping, the granting of the Variance would not be detrimental to the public health or injurious to
other properties in the area. Findings supporting the approval of the Variance are provided in the
attached resolution (Attachment 2).
DESIGN REVIEW BOARD RECOMMENDATION
On February 17, 2016 the Design Review Board (DRB) conducted the initial formal review of the project.
The DRB recommended a number of site plan and architectural changes, which were made. The
revisions returned to the DRB on March 22, 2016. Commissioner Schafer served as the Planning
Commission liaison at the February 17 meeting and Commissioner Robertson served as the Planning
Commission liaison at the March 22 meeting.
As part of its deliberation during formal review on March 22, 2016, the Board considered the design
criteria set forth in SRMC Chapter 14.25 (discussed above), as well as project consistency with the
interim San Rafael Design Guidelines (adopted in 2004). Following deliberation, the Board voted (5-0) to
recommend approval of the project with some additional design changes.
Subsequent to the Board’s review of the project in March, adjustments were made to the land lease area
to avoid filling the 0.09-acre jurisdictional wetland. As a result, the site plan for the fire station project
was revised. On June 7, 2016, the revised site plan was presented to the Board. Commissioner Wise
served as the Planning Commission liaison at this meeting. The Board favorably reviewed the changes
but recommended that trees be planted east of the jurisdictional wetland. No other new
recommendations were made by the Board.
The City of San Rafael no longer prepares written meeting minutes, but actual video proceedings from
the DRB meeting can be reviewed online at: http://www.cityofsanrafael.org/meetings/ and then clicking
on the DRB under archived meetings, and then selecting the February 17, 2016, March 22, 2016 and
June 7, 2016 meeting dates, and clicking the video link.
PROJECT REVIEW BY COUNTY OF MARIN
As discussed above, the subject property is part of the Marin County Civic Center lands, which are
owned by the County of Marin. The Civic Center is a landmarked historic district, the Marin County Civic
Center National Register District. Although the existing fire station is not a contributor to this historic
district, the design of the new fire is subject to review for consistency with the Marin County Civic Center
Master Design Guidelines. The City’s consulting architectural historian reviewed the project design
finding it to be consistent with these guidelines.
The new fire station is subject to review and approval by the County Board of Supervisors, as well as a
review by and recommendation from the Frank Lloyd Wright Civic Center Conservancy (Conservancy).
On January 27, 2016, the proposed plans for Fire Station 57 were presented to the Conservancy. The
Conservancy unanimously supported the project design, as proposed. Notes from the Conservancy
meeting are provided in Attachment 7 of this staff report. On May 24, 2016, the Marin County Board of
Supervisors conducted a public workshop on and provided a favorable review of the development plans
for the fire station.
ENVIRONMENTAL DETERMINATION
The proposed Fire Station 57 is defined as a “project” under the provisions of the California
Environmental Quality Act (CEQA) Guidelines and, therefore is subject to environmental review. Per
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 8
CEQA Guidelines Section 15063, an Initial Study was prepared to determine the potential environmental
impacts of the project. Placeworks, an environmental and planning consultant firm was hired by the City
to prepare the required environmental document for this project. Placeworks prepared the Initial Study
utilizing a number of technical studies and reports that were commissioned for this project and prepared
supplemental studies/reports as needed. The Initial Study has concluded that the project will result in
significant environmental impacts related to: air quality; biological resources; cultural resources; geology
and soils; and noise. However, measures have been identified and recommended which can reduce all
significant environmental impacts to a less-than-significant level. Consequently, the Initial Study
recommends the adoption of a Mitigated Negative Declaration. A summary of the key topic areas
studied and presented in the Initial Study is provided as follows:
1. Air Quality. As the proposed project is consistent with and within the projected growth limits of
the San Rafael General Plan 2020, it is also consistent with the recently-adopted Bay Area 2010
Clean Air Plan. Therefore, the establishment and operation of Fire Station 57 would result in less-
than-significant, long-term operation-related impacts. However, the project would result in
potentially significant, short-term construction-related impacts associated with fugitive dust
emissions (PM10 and PM2.5) as well as emissions of organic gases. Given the close proximity of
the project site to businesses and residences, dust control is critical. In order to reduce
construction-related air quality impacts to a less-than-significant level, mitigation is recommended
Mitigation Measure AQ-1 recommends that the construction contractor comply with the Bay Area
Air Quality Management District (BAAQMD) Best Management Practices (BMPs) for fugitive dust
control. BMPs include, among others, daily watering of the site during grading and construction,
as well as daily sweeping of the public streets. Mitigation Measure AQ-2 is recommended to
address elevated emissions associated with construction equipment.
2. Biological Resources. As discussed above, the initial project/leased area contains a 0.09-acre
jurisdictional wetland. The lease area boundaries were adjusted and the project plans were
revised to avoid filling the wetland. The Initial Study includes an assessment of the jurisdictional
wetland, as well as the potential indirect impacts associated with the proposed, reduced
setback/buffer. Mitigation Measures BIO-1 and BIO-2 are recommended to address construction-
related and project impacts to biological resources.
3. Cultural Resources- Archaeological. According to the City of San Rafael Archaeological
Resource Sensitivity Map (2001), the project site is in an area of “medium sensitivity.” For this
reason, an archaeological assessment was prepared (Tom Origer & Associates). While the
assessment found that there are no records of recorded archaeological resources on the subject
property, there is potential for encountering such resources during construction. Implementation
of Mitigation Measures CULT-1A through CUL-4 is recommended to address pre-historic or
archaeological resources if encountered during grading and construction. These measures
present specific precautions and protocols consistent with the CEQA Guidelines and city of San
Rafael Archaeological Resource Procedures.
As this project is subject to environmental review, Public Resources Code Sections 21080.3.1
and 21080.3.2 (AB 52) requires that the City initiate and offer consultation to the local Native
American tribe(s). Consultation with the Federated Indians of Graton Rancheria (Federated
Indians) was conducted. Following initial contact and consultation, the Federated Indians
formally responded requesting specific mitigation. As a result, the Initial Study recommends
Mitigation Measure CULT-1A, which requires cultural monitoring during construction. This
measure requires that prior to project construction, an agreement be executed between the City
(and a qualified archaeologist) and a cultural monitor designated by the Federated Indians. The
agreement would cover monitoring all project construction activities. If resources are
encountered during construction, the appropriate protocols will be implemented.
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 9
4. Cultural Resources- Historic. The CEQA Guidelines require an assessment of potential historic
resources. To start, the City relies on the City of San Rafael Historic and Architectural Inventory
(1977/1986) of properties as an initial screening. While the Marin County Civic Center site is
listed in this inventory, the existing fire station was not assessed (inventory pre-dates building).
Given the CEQA Guidelines criteria for determining a historic resource and the historic district
status of the Marin County Civic Center, a historic assessment of the fire station building was
commissioned (Tom Origer & Associates, architectural historians). The historic assessment was
based on the significance criteria set forth in CEQA Guidelines Section 15064.5. As summarized
above, the fire station is not a contributor to the historic district. Therefore, the demolition of this
building would not result in an impact to cultural resources.
5. Noise. The project operations will not result in any changes to noise. However, the project would
result in construction vibration, which would be an annoyance to surrounding uses, and thus this
activity has been determined to be a potentially significant, short-term impact. The project does
not require pile-driven piers, but demolition, grading and foundation construction activities have
the potential to generate noticeable vibration. Mitigation Measure NOISE-2, which presents
vibration-abating measures, is recommended to reduce vibration impacts to a less-than-
significant level. Mitigation Measure NOISE-2 recommends project construction compliance with
the specified hours of construction set forth in the City Noise Ordinance (SRMC Chapter 8.13).
Regarding greenhouse gas emissions, the project is below the size threshold for requiring a quantified
greenhouse gas emissions (GHG) assessment. As the project is consistent with the San Rafael General
Plan 2020, it is covered under the City-adopted Qualified Greenhouse Gas Emission Reduction Strategy.
At the commencement of the 30-day public review period, a hardcopy of the completed Initial
Study/Mitigated Negative Declaration was distributed to the Planning Commission. The Initial
Study/Mitigated Negative Declaration and supportive technical studies (appendices) have also been
posted on the City of San Rafael website, Essential Facilities webpage, which can be accessed for
review via the following link: http://www.cityofsanrafael.org/citymgr-proj-facilities.
A Notice of Public Review and Intent to Adopt the Initial Study/Negative Declaration was published on
July 18, 2016. As the project requires permits/approvals from at least one State agency, a minimum 30-
day public review period on the Initial Study/Mitigated Negative Declaration is required per CEQA
Guidelines Section 15073. The public review period closed on August 16, 2016 and the City received
comments on the Initial Study/Mitigated Negative Declaration. Copies of written comments on the Initial
Study/Mitigated Negative Declaration, as well as other correspondence are attached (see Attachment 8).
Placeworks and City staff reviewed and prepared responses to the comments that are specific to the
Initial Study/Mitigated Negative Declaration, which are provided in Attachment 8 of this report.
The Initial Study/Mitigated Negative Declaration has been prepared and made available for public review
in accordance with the CEQA Guidelines the City of San Rafael Environmental Assessment Procedures
Manual. Therefore, adoption of this document is recommended in order to proceed with review and
action on the project, which is presented in the attached resolution (Attachment 1).
CEQA Guidelines Section 15097 requires that the lead agency prepare and approve a Mitigation
Monitoring and Reporting Program (MMRP). The MMRP is required to list all recommended mitigation
measures and identify how and when these measures will be satisfied or met as the project is
implemented. An MMRP has been prepared and is presented in Attachment 1, Exhibit A for approval
concurrent with action to adopt the Initial Study/Mitigated Negative Declaration.
REPORT TO PLANNING COMMISSION - Case No: ED15-082 & V16-005 Page 10
PUBLIC OUTREACH/CORRESPONDENCE
In addition to the CEQA Notice of Intent to adopt a Mitigated Negative Declaration, property owners,
residents and businesses within 500 feet of the project site were provided notice of this public hearing
(see Attachment 6), as well as the three prior Design Review Board meetings. In addition, a notice board
was posted on the subject property informing the public about the scope of the project and the date/time
of the Planning Commission meeting.
Independent of the standard public meeting noticing procedures, the City conducted an open house at
the existing fire station and invited the community to review the proposed plans. Further, the city has
hosted a number of meetings with specific stakeholders to present the project and obtain feedback.
Meetings were held with, among others, the San Rafael Chamber of Commerce, Downtown Business
Improvement District, Federation of San Rafael Neighborhoods/North San Rafael Coalition and San
Rafael Heritage.
As noted above, to date, the City has received correspondence (letters and emails) from neighboring
residents. Most of the comments focus on building placement, loss of mature trees, privacy and access.
City staff and the design team have worked with the neighboring residents on these issues, and as a
result, project design changes were made. All correspondence is provided in Attachment 8 of this staff
report.
OPTIONS
The Planning Commission has the following options:
1. Approve the application as presented (staff recommendation); or
2. Approve the application with certain modifications, changes or additional conditions of approval;
or
3. Continue the applications to allow the applicant to address any of the Commission’s comments or
concerns; or
4. Deny the project and direct staff to return with a revised resolution.
ATTACHMENTS
1. Resolution adopting a Mitigated Negative Declaration and approving an MMRP (Exhibit A)
2. Resolution approving an Environmental and Design Review Permit and Use Permit
3. General Plan 2020 Consistency Table
4. Vicinity/Location Map
5. Written description of the Fire Station 57 project, Mary McGrath Architects; May 4, 2016_
6. Public Hearing Notice
7. Notes from the January 27, 2016 Frank Lloyd Wright Civic Center Conservancy meeting
8. Response to Comments on the Initial Study/Mitigated Negative Declaration (memorandum) and
Correspondence Received to Date
Plans (distributed to the Planning Commission only)
ATTACHMENT 1 1-1
RESOLUTION NO. _____
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION
ADOPTING A MITIGATED NEGATIVE DECLARATION AND APROVING A
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) FOR THE
DEVELOPMENT OF A NEW CITY OF SAN RAFAEL FIRE STATION 57
AT 3530 CIVIC CENTER DRIVE (PTN. OF MARIN COUNTY CIVIC CENTER CAMPUS)
(PORTION OF APN: 179-270-12)
WHEREAS, in 2013, the San Rafael voters approved Measure E, which established a
sales tax to fund long-term improvements to the City’s essential facilities; and
WHEREAS, following the voter-approved Measure E, in 2015, the City Council adopted
the San Rafael Essential Facilities Strategic Plan, which presents the City’s road map for the
replacement of and improvements to the aging emergency service facilities. Concurrent with this
action, the City Council authorized funding for Phase 1 of this plan, which includes the rebuilding
of Fire Station 52 and fire training center, the development of a new Public Safety Center in
Downtown San Rafael, and the rebuilding of Civic Center Fire Station 57 (subject project); and
WHEREAS, the City hired Mary McGrath Architects and Kitchell to design and oversee
development, respectively, of the Phase 1 essential facilities. Plans for the new, 9.875-square foot
Fire Station 57 were developed to replace the existing fire station. Plan designs were developed
with review and input from key Fire Department staff, the City Council Essential Facilities
Subcommittee and a working group that includes community stakeholders; and
WHEREAS, in January 2016, an Environmental and Design Review Permit (ED15-082)
planning application was filed for the redevelopment of the 0.72-acre site (area leased from the
County of Marin) with a new, 9.875-square-foot Fire Station 57. The initial project design
proposed to fill 0.09-acre wetland (jurisdictional) to accommodate the needed
turning/maneuvering space for large fire apparatus, on-site parking and storage; and
WHEREAS, consistent with the provisions of SRMC Chapter 14.13 (Wetland Overlay
District), the jurisdictional boundaries of the wetland (as defined by the US Army Corps of
Engineers) were confirmed by a qualified wetland expert hired by the City. The qualified
wetland expert assessed the wetland finding that although it is hydrologically-linked to waterways
downstream, it is isolated and has limited value to biological resources. Nonetheless, filling the
wetland requires mitigation (creation of new wetlands) to off-set the impact from its loss. The
qualified wetland expert and City staff worked with County of Marin staff and consulted with the
pertinent regulatory agencies to identify potential areas for mitigation to off-set the proposed
wetland fill. No suitable sites for wetland mitigation were found on or rear the Marin Civic
Center campus; and
WHEREAS, following consultation with the County of Marin staff, the project site
boundaries and fire station development plans were revised to avoid filling the small
jurisdictional wetland. The revised development plans propose a five- to 10-foot setback from
the development area and the edge of the wetland; and
WHEREAS, San Rafael General Plan Policy CON-4 (Wetland Setbacks) and the
provisions of SRMC Chapter 14.13 (Wetland Overlay District) set forth a minimum, development
free setback (buffer) of 50-feet from a defined wetland. Policy CON-4 allows a waiver from this
policy if it can be demonstrated that for encroachment in the setback and for a reduced buffer
ATTACHMENT 1 1-2
provided that the proposed setback protects the function of the wetland to the maximum extent
feasible and resulting values are to the satisfaction of the City after review by the appropriate
regulatory agencies; and
WHEREAS, consistent with General Plan 2020 Policy CON-4, the revised fire station
development plans with the reduced wetland setback/buffer were forwarded to the appropriate
regulatory agencies for review and comment (California Regional Water Quality Control Board
and California Department of Fish and Wildlife). The City received no response from these
agencies regarding the reduced wetland/setback buffer; and
WHEREAS, during the Planning application review process, the City conducted
substantial outreach to the community to present the plans and obtain feedback. The outreach,
which included a public open house, working group meetings and presentations to community
groups, resulted in refinements and improvements to the project plans. As part of this process,
concerns were raised by neighboring residents regarding issues such as impacts to, among others,
tree removal, traffic and access along Golf Avenue, and light/glare in the rear parking lot; and
WHEREAS, as required by the California Environmental Quality Act (CEQA)
Guidelines, it was determined that the development of the new Fire Station 57 is defined as a
“project,” making it subject to environmental review. Placeworks, a planning and environmental
consulting firm was commissioned by the City to prepare the necessary environmental document
for this project; and
WHEREAS, pursuant to CEQA Guidelines Section 15063, an Initial Study was prepared
to determine the potential environmental impacts of the project. The Initial Study is supported by
numerous technical studies and reports, including, among others a biological assessment (wetland
and tree resources), geotechnical investigation, historic assessment, archaeological assessment,
traffic study, hydrology/water quality assessment, noise assessment, and an air quality
assessment/greenhouse gas emissions assessment. These technical studies are provided in the
Appendices of the Initial Study. The findings and recommendations of these technical studies are
presented in the Initial Study; and
WHEREAS, in preparing the Initial Study, consistent with Public Resources Code
Sections 21080.3 and 20180.3.2 (AB52), an offer of tribal consultation was made to the local
Native American Tribe (Federated Indians of Graton Rancheria). On January 19, 2016, the
Federated Indians of Graton Rancheria responded to the offer of consultation requesting specific
mitigation measures that would require cultural monitoring during grading and construction. The
Initial Study has incorporated this request (Mitigation Measure CULT-1A); and
WHEREAS, as demonstrated in the preparation of the Initial Study, the proposed project
would result in a number of significant environmental impacts for which mitigation measures are
recommended to reduce these potential impacts to a less-than-significant level. Therefore,
consistent with CEQA Guidelines Section 15070, the Initial Study supports and recommends the
adoption of a Mitigated Negative Declaration; and
WHEREAS, CEQA Guidelines Section 15097 requires that a Mitigation Monitoring
and Reporting Program (MMRP) be prepared to identify how the mitigation measures
recommended in the Initial Study will be implemented if the project is approved. The MMRP
must identify how the mitigation measures are met/implemented, the entity responsible for
carrying out the mitigation and the timing for completion of the mitigation. The MMRP must be
prepared and approved prior to or concurrent with action on the project applications. An MMRP
ATTACHMENT 1 1-3
has been prepared addressing these requirements and is presented herein in attached Exhibit A to
this resolution; and
WHEREAS, pursuant to CEQA Guidelines Section 15073, on July 18, 2016, the City
published a Notice of Intent to adopt a Mitigated Negative Declaration. The Initial
Study/Mitigated Negative Declaration was made available for a 30-day public review period,
closing on August 16, 2016. The Notice of Intent and copies of the Initial Study/Mitigated
Negative Declaration were filed with the State Clearinghouse and distributed to the pertinent
agencies, utilities and special interest groups. Further, a notice of document availability and the
Planning Commission hearing date was mailed to property owners and residents/occupants within
500 feet of the project site. Comments received on the Initial Study/Mitigated Negative
Declaration were reviewed and responses have been prepared by Placeworks, which are presented
in a memorandum to the Planning Commission (dated August 17, 2016), which is on file with the
Community Development Department; and
WHEREAS, on August 23, 2016, the Planning Commission held a duly noticed public
hearing to review and consider the City of San Rafael Fire Station 57 Initial Study/Mitigated
Negative Declaration and the accompanying Mitigation Monitoring and Reporting Program
(MMRP). The Planning Commission considered all oral and written public testimony and the
written report of the Community Development Department; and
WHEREAS, the custodian of documents which constitute the record of proceedings
upon which this decision is based, is the Community Development Department.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission adopts the
City of San Rafael Fire Station 57 Initial Study/Mitigated Negative Declaration, dated July 18,
2016 prepared for the City of San Rafael Fire Station 57 at the Marin County Civic Center based
on the following findings:
1. The Initial Study/Mitigated Negative Declaration has been prepared in accordance with
CEQA, the CEQA Guidelines, and the provisions of the City of San Rafael
Environmental Assessment Procedures Manual. Further, in preparing the Initial
Study/Mitigated Negative Declaration, the City followed the steps and procedures
required by Public Resources Code Sections 21080.3 and 21080.3.2 (AB 52) by offering
and completing tribal consultation with the local Native American Tribe (Federated
Indians of Graton Rancheria). As a result of this consultation, mitigation measures
required to address potential archaeological resources have been incorporated into the
Mitigated Negative Declaration.
2. As prescribed by CEQA Guidelines Section 15073, a public review period of a minimum
of 30 days was observed for public comment (commencing on July 18, 2016 and closing
on August 16, 2016). Comments received during the public review period have been
reviewed and responses to these comments have been provided and are presented in a
memorandum to the Planning Commission from Placeworks, dated August 17, 2016,
which is on file with the Community Development Department.
3. The Mitigated Negative Declaration has been presented to the Planning Commission who
has reviewed and considered the information in the Initial Study, which includes
technical studies and assessments supporting the findings and conclusions for adopting a
Mitigated Negative Declaration. Further, the Planning Commission finds that the studies
ATTACHMENT 1 1-4
and assessments prepared for the Initial Study are adequate and complete to support the
adoption of a Mitigated Negative Declaration.
4. The Planning Commission has exercised its independent judgment in evaluating the
Initial Study and has considered the comments received during the public review period
and public hearing. Based on this review, the Planning Commission has determined that
the project will: a) result in potentially significant impacts related to air quality,
biological resources, cultural resources, geology and soils, and noise for which mitigation
measures are required; and b) result in either no environmental impacts or impacts that
are deemed to be less-than-significant in other topic areas listed in the Initial Study
Checklist.
BE IT FURTHER RESOLVED that the Planning Commission approves the Mitigation
Monitoring and Reporting Program (MMRP), attached herein as Exhibit A:
1. The MMPR has been prepared consistent with the requirements of CEQA Guidelines
Section 15097 in that it: a) incorporates all mitigation measures recommended in the
Mitigated Negative Declaration; and b) includes the appropriate steps and requirements
to ensure that these mitigation measures are implemented and that impacts are reduced to
levels of less-than-significant.
2. The MMRP meets the requirements of Public Resources Code Sections 21080.3 and
21080.3.2 (AB 52) in that it acknowledges completion of required consultation with the
local Native American Tribe and incorporates measures (Mitigation Measure C-1) to
ensure that the potential for encountering cultural resources are addressed during
construction.
The foregoing resolution was at the regular City of San Rafael Planning Commission meeting
held on the 23rd day of August 2016.
Moved by Commissioner __________ and seconded by Commissioner __________.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: _______________________________ ______________________________
Paul A. Jensen, Secretary Mark Lubamersky, Chairman
ATTACHMENT:
EXHIBIT A- MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
W:/. . ./Stn57.PC Reso_NegDec 8 23 16
Mitigation Monitoring & Reporting Program Attachment A - 1 Fire Station 57 ATTACHMENT A MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)IV. AIR QUALITY AQ-1: The Project’s construction contractor shall comply with the following BAAQMD Best Management Practices for reducing construction emissions of PM10 and PM2.5: Water all active construction areas at least twice daily, or as often as needed to control dust emissions. Watering should be sufficient to prevent airborne dust from leaving the site. Increased watering frequency may be necessary whenever wind speeds exceed 15 miles per hour. Reclaimed water should be used whenever possible. Pave, apply water twice daily or as often as necessary to control dust, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard (i.e., the minimum required space between the top of the load and the top of the trailer). Sweep daily (with water sweepers using reclaimed water if possible) or as often as needed all paved access roads, parking areas and staging areas at the construction site to control dust. Sweep public streets daily (with water sweepers using reclaimed water if possible) in the vicinity of the project site, or as often as needed, to keep Require as condition of approval Construction contractor to complete documentation prior to initiation of demolition activities Planning Division Building Division Incorporate as condition of project approval Building Division verifies appropriate approvals obtained prior to issuance of building permit Halt demolition/ construction activities Halt demolition/ construction activities
Mitigation Monitoring & Reporting Program Attachment A - 2 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)streets free of visible soil material. Hydroseed or apply non-toxic soil stabilizers to inactive construction areas. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.). Limit vehicle traffic speeds on unpaved roads to 15 mph. Replant vegetation in disturbed areas as quickly as possible. Install sandbags or other erosion control measures to prevent silt runoff from public roadways. AQ-2: During construction, the construction contractor(s) shall use construction equipment fitted with Level 3 Diesel Particulate Filters (DPF) and engines that meet the USEPA Certified Tier 3 emissions standards for all equipment of 50 horsepower or more. The construction contractor shall maintain a list of all operating equipment in use on the project site for verification by the City of San Rafael Building Division official or his/her designee. The construction equipment list shall state the makes, models, and number of construction equipment on-site. Equipment shall be properly serviced and maintained in accordance with manufacturer recommendations. The construction contractor shall ensure that all non-essential idling of construction equipment is restricted to five minutes or less in compliance with California Air Resources Board Rule 2449. Prior to issuance of any construction permit, the construction contractor shall ensure that all Require as condition of approval Construction contractor to complete documentation prior to initiation of demolition activities Planning Division Building Division Incorporate as condition of project approval Building Division verifies appropriate approvals obtained prior to issuance of building permit Halt demolition/ construction activities Halt demolition/ construction activities
Mitigation Monitoring & Reporting Program Attachment A - 3 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)construction plans submitted to the City of San Rafael Planning Division and/or Building Division clearly show the requirement for Level 3 DPF and USEPA Tier 3 or higher emissions standards for construction equipment over 50 horsepower. IV. BIOLOGICAL RESOURCES BIO-1: Adequate measures shall be taken to avoid inadvertent take of raptor nests and other nesting birds protected under the Migratory Bird Treaty Act when in active use. This shall be accomplished by taking the following steps. If tree/vegetation removal and initial construction is proposed during the nesting season (March to August), a focused survey for nesting raptors and other migratory birds shall be conducted by a qualified biologist within 7 days prior to the onset of vegetation removal or construction, in order to identify any active nests on the proposed Project site and in the vicinity of proposed construction. The Project site shall be resurveyed to confirm that no new nests have been established if vegetation removal has not been completed or if construction has been delayed or curtailed for more than 7 days during the nesting season. If no active nests are identified during the construction survey period, or if development is initiated during the non-breeding season (September to February), vegetation removal and construction may proceed with no restrictions. If bird nests are found, an adequate setback shall be established around the nest location and vegetation removal and construction activities restricted Require as condition of approval Construction contractor to complete documentation prior to initiation of demolition activities Planning Division Building Division Incorporate as condition of project approval Building Division verifies appropriate approvals obtained prior to issuance of building permit. Review construction specifications and materials, and retain for administrative record. Monitor during scheduled construction site inspections Halt demolition/ construction activities Halt demolition/ construction activities
Mitigation Monitoring & Reporting Program Attachment A - 4 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)within this no-disturbance zone until the qualified biologist has confirmed that any young birds have fledged and are able to function outside the nest location. Required setback distances for the no-disturbance zone shall be based on input received from the CDFW, and may vary depending on species and sensitivity to disturbance. As necessary, the no-disturbance zone shall be fenced with temporary orange construction fencing if construction is to be initiated on the remainder of the development sites. A report of findings shall be prepared by the qualified biologist and submitted to the City for review and approval prior to initiation of construction within the no-disturbance zone during the nesting season (March to August). The report shall either confirm absence of any active nests or should confirm that any young are located within a designated no-disturbance zone and construction can proceed. BIO-2: The drainage and associated seasonal wetlands to the east of the site shall be adequately protected and enhanced as part of the Project. Avoidance and enhancement during construction shall be accomplished by implementing the following: A qualified biologist (Biologist) shall oversee installation of orange construction fencing and/or silt erosion control fencing along the west edge of the drainage and seasonal wetland area to be retained in advance of any grubbing or grading, and the feature shall be mapped as a wetland area to be protected on all Project plans. Require as condition of approval Construction contractor to complete documentation prior to initiation of demolition activities Planning Division Building Division Incorporate as condition of project approval Building Division verifies appropriate approvals obtained prior to issuance of building permit. Review construction specifications and materials, and retain for Halt demolition/ construction activities Halt demolition/ construction activities
Mitigation Monitoring & Reporting Program Attachment A - 5 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date) All construction workers shall be trained by the Biologist about the sensitivity of the drainage and the designated Wetland Enhancement Area, and all construction equipment and workers shall be carefully controlled in this zone and restricted from the fenced grading setback with the exception of crews performing invasive species removal and native vegetation planting activities. Periodic monitoring visits shall be performed by the Biologist to confirm that the construction fencing is intact and worker restrictions are being adhered to during the course of construction. At a minimum, monitoring shall be provided during the vegetation grubbing, initial grading, and landscape planting installation phases of construction. Reports from the Biologist indicating non-compliance with construction mitigation measures shall be cause to issue a stop work order until such time as compliance is achieved. Authorization for any proposed modifications to potential jurisdictional waters on the site shall be obtained from regulatory agencies, if required. A wetland delineation shall be prepared by a qualified wetland consultant and submitted to the United States Army Corps of Engineers (Corps) to verify the extent of regulated waters subject to the Clean Water Act on the site. If modifications to any regulated waters are proposed, appropriate authorizations shall be obtained from the Corps and Regional Water Quality Control Board (RWQCB). Similarly, confirmation shall be obtained from the California Department of Fish and Wildlife (CDFW) as part of CDFW’s notification administrative record. Monitor during scheduled construction site inspections
Mitigation Monitoring & Reporting Program Attachment A - 6 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)requirements either confirming that a Streambed Alteration Agreement is not required or securing one. Invasive species which currently dominate much of the seasonal wetlands shall be removed as part of an initial treatment, with follow-up removal performed on an annual basis as part of drainage and fire fuel management. The initial invasive removal treatment shall be overseen by the Biologist, who will train workers on target species to be removed, removal methods, and disposal procedures. Target species to be removed include arundo (Arundo donax), French broom (Genista monspessulana), thistles (Cirsium spp.), and pampas grass (Cortaderia spp.), among others. To address potential indirect impacts on water quality and downgradient receiving waters in the vicinity of the site, best management practices (BMPs) under the Stormwater Pollution Prevention Plan (SWPPP) and other required stormwater retention documentation shall be implemented during project construction. Permanent fencing shall be installed at the western edge of the setback zone from the drainage, as currently proposed as part of the Project, to limit access into this area and prevent future unauthorized disturbance. V. CULTURAL RESOURCES CULT-1A: The Project shall comply with the following measures during construction of the Project: Limited subsurface explorations shall be completed Construction contractor to include construction Building Division Review construction specifications and materials, and retain for administrative record. Halt construction activities
Mitigation Monitoring & Reporting Program Attachment A - 7 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)through a series of auger hole borings. If archaeological remains are found, work at the place of discovery shall be halted immediately until a qualified archaeologist can evaluate the finds (Section 15064.5 [f]). o Prehistoric archaeological site indicators include: obsidian and chert flakes and chipped stone tools; grinding and mashing implements (e.g., slabs and handstones, and mortars and pestles); bedrock outcrops and boulders with mortar cups; and locally darkened midden soils. Midden soils may contain a combination of any of the previously listed items with the possible addition of bone and shell remains, and fire affected stones. o Historic period site indicators generally include: fragments of glass, ceramic, and metal objects; milled and split lumber; and structure and feature remains such as building foundations and discrete trash deposits (e.g., wells, privy pits, dumps). If archaeological remains are found and judged potentially significant, a treatment plan shall be developed and executed. All cultural resources recovered as part of Project construction shall be subject to scientific analysis and a report prepared according to current professional standards. During all ground-disturbing construction activities, a representative from a local Native American tribe shall be invited to monitor and ensure proper handling of any archeological remains that are discovered during ground-specifications and materials in contract, and complete measures during duration of construction activities Require as a condition of approval Planning Division Monitor during scheduled construction site inspections Incorporate as condition of project approval Halt construction activities
Mitigation Monitoring & Reporting Program Attachment A - 8 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)disturbing construction activities. CULT-1B: If any prehistoric or historic subsurface cultural resources are discovered during ground-disturbing activities, all work within 50 feet of the resources shall be halted and a qualified archaeologist shall be consulted to assess the significance of the find according to CEQA Guidelines Section 15064.5. If any find is determined to be significant, representatives from the City and the archaeologist would meet to determine the appropriate avoidance measures or other appropriate mitigation. All significant cultural materials recovered shall be, as necessary and at the discretion of the consulting archaeologist, subject to scientific analysis, professional museum curation, and documentation according to current professional standards. In considering any suggested mitigation proposed by the consulting archaeologist to mitigate impacts to cultural resources, the City shall determine whether avoidance is necessary and feasible in light of factors such as the nature of the find, Project design, costs, and other considerations. If avoidance is infeasible, other appropriate measures (e.g., data recovery) would be instituted. Work may proceed on other parts of the Project site while mitigation for cultural resources is being carried out. Construction contractor to include construction specifications and materials in contract, and complete measures during duration of construction activities Require as a condition of approval Building Division Planning Division Review construction specifications and materials, and retain for administrative record. Monitor during scheduled construction site inspections Incorporate as condition of project approval Halt construction activities Halt construction activities CULT-2: In the event that fossils or fossil-bearing deposits are discovered during construction, excavations within 50 feet of the find shall be temporarily halted or diverted. The contractor shall Construction contractor to include construction specifications Building Division Review construction specifications and materials, and retain for administrative record. Monitor during Halt construction activities
Mitigation Monitoring & Reporting Program Attachment A - 9 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)notify a qualified paleontologist to examine the discovery. The paleontologist shall document the discovery as needed, in accordance with Society of Vertebrate Paleontology standards, evaluate the potential resource, and assess the significance of the find under the criteria set forth in CEQA Guidelines Section 15064.5. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the Project proponent determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the Project based on the qualities that make the resource important. The plan shall be submitted to the City for review and approval prior to implementation. and materials in contract, and complete measures during duration of construction activities Require as a condition of approval Planning Division scheduled construction site inspections Incorporate as condition of project approval Halt construction activities CULT-3: In accordance with Public Resources Code 5097.98 and Health and Human Safety Code 7050.5, if human remains are encountered, excavation or disturbance of the location must be halted in the vicinity of the find, and the county coroner contacted. If the coroner determines the remains are Native American, the coroner shall contact the Native American Heritage Commission. The Native American Heritage Commission will identify the person or persons believed to be most likely descended from the deceased Native American. The most likely descendent makes recommendations regarding the treatment of the remains with appropriate dignity. Require as a condition of approval Construction contractor to include construction specifications and materials in contract, and complete measures during duration of construction activities Planning Division Building Division Incorporate as condition of project approval Review construction specifications and materials, and retain for administrative record. Monitor during scheduled construction site inspections Halt construction activities Halt construction activities
Mitigation Monitoring & Reporting Program Attachment A - 10 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date) X. GEOLOGY AND SOILS GEO-1: Prior to approval of the Project, the City shall incorporate the recommendations of the Geotechnical Investigation into the Project to address seismic design, site preparation and grading, and foundation design. Require as a condition of approval Construction contractor to include recommendations in project designsPlanning Division Building Division Incorporate as condition of project approval Review construction specifications and materials, and retain for administrative record Halt construction activities Halt construction activities GEO-2: Implement Mitigation Measure GEO-1. Require as a condition of approval Construction contractor to include recommendations in project designsPlanning Division Building Division Incorporate as condition of project approval. Review construction specifications and materials, and retain for administrative record Halt construction activities Halt construction activities XII. NOISE NOISE-1: For demolition, construction, grading, foundation, and erection activities, the project construction contractor shall comply with Section 8.13.050 of the Municipal Code, and limit all construction-related activities to 7:00 a.m. and 6:00 p.m., Monday through Friday, and 9:00 a.m. to 6:00 p.m. on Saturdays. No construction shall be permitted on Sundays or holidays. Prior to the initiation of demolition activities the City of San Rafael Building Division shall review construction specifications and Require as condition of approval Construction contractor to complete documentation prior to initiation of demolition Planning Division Building Division Incorporate as condition of project approval Review construction specifications and materials, and retain for administrative record Halt demolition/ construction activities Halt demolition/ construction activities
Mitigation Monitoring & Reporting Program Attachment A - 11 Fire Station 57 MITIGATION MONITORING AND REPORTING PROGRAM Fire Station 57 Mitigation Measure Implementation ProcedureMonitoring ResponsibilityMonitoring / Reporting Action & ScheduleNon-Compliance Sanction/ActivityMonitoring Compliance Record (Name/Date)retain for administrative record. During all construction activities, the City of San Rafael Building Division shall monitor compliance during scheduled construction site inspections. activities NOISE-2: For demolition, construction, grading, foundation, and erection activities, the following mitigation measure shall be implemented in close coordination with City staff so that alternative construction techniques are undertaken. The use of vibratory rollers shall be prohibited within 160 feet of an adjacent structure, within 160 feet of adjacent buildings, static rollers shall be used instead. Prior to the start of construction activities, City Building Department staff shall meet with the construction contractor to discuss alternative methods to reduce vibration impacts for all construction activities that would occur within 100 feet of existing, off-site buildings. During the pre-construction meeting, the construction contractor shall identify construction methods not involving vibration-intensive equipment or activities. Prior to the start of construction activities, the constructor contractor shall document all reduced-vibration alternative methods identified in the pre-construction meeting on the construction drawings submitted during plan check for building permits. Further the constructor contractor shall implement these reduced-vibration alternative methods during excavation, grading, and construction for work conducted within 100 feet of off-site buildings. Require as condition of approval Construction contractor to complete documentation prior to initiation of demolition activities Planning Division Building Division Incorporate as condition of project approval Building Division verifies appropriate approvals obtained prior to issuance of building permit Halt demolition/ construction activities Halt demolition/ construction activities
ATTACHMENT 2 2-1
RESOLUTION NO. _____
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION
APPROVING AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED15-082) AND
VARIANCE (V16-005) FOR THE DEVELOPMENT OF
A NEW CITY OF SAN RAFAEL FIRE STATION 57
AT 3530 CIVIC CENTER DRIVE (PTN. OF MARIN COUNTY CIVIC CENTER CAMPUS)
(PORTION OF APN: 179-270-12)
WHEREAS, in 2013, the San Rafael voters approved Measure E, which established a
sales tax to fund long-term improvements to the City’s essential facilities; and
WHEREAS, following the voter-approved Measure E, in 2015, the City Council adopted
the San Rafael Essential Facilities Strategic Plan, which presents the City’s road map for the
replacement of and improvements to the aging emergency service facilities. Concurrent with this
action, the City Council authorized funding for Phase 1 of this plan, which includes the rebuilding
of Fire Station 52 and fire training center, the development of a new Public Safety Center in
Downtown San Rafael, and the rebuilding of Civic Center Fire Station 57 (subject project); and
WHEREAS, the City hired Mary McGrath Architects and Kitchell to design and oversee
development, respectively, of Phase 1 of the strategic plan. Plans for the development of a new,
Fire Station 57 were developed to include and house Station Company 57 and Medic 3, which is
currently located at Fire Station 53 (Joseph Court). Plan designs were developed with review and
input from key Fire Department staff, the City Council Essential Facilities Subcommittee and a
working group that included community stakeholders; and
WHEREAS, in January 2016, an Environmental and Design Review Permit (ED15-082)
planning application was filed for the redevelopment of the 0.72-acre site (area leased from the
County of Marin) with a new, 9,600-square-foot Fire Station 57. The initial project design
proposed to fill a 0.09-acre wetland (jurisdictional) to accommodate the needed
turning/maneuvering space for large fire apparatus, on-site parking and storage; and
WHEREAS, In April 2016 following consultation with the County of Marin staff, the
project site boundaries/lease area and fire station development plans were revised to avoid filling
the small jurisdictional wetland. The revised development plans propose a five- to 10-foot
setback/buffer between the development area and the edge of the wetland; and
WHEREAS, San Rafael General Plan Policy CON-4 (Wetland Setbacks) and the
provisions of SRMC Chapter 14.13 (Wetland Overlay District) set forth a minimum, development
free setback (buffer) of 50-feet from a delineated wetland. Policy CON-4 allows a waiver from
this policy if it can be demonstrated that a reduced setback/buffer provides protection to the
function of the wetland to the maximum extent feasible and that the resulting values are to the
satisfaction of the City following review by the appropriate regulatory agencies. A Variance
application was filed (V16-005) to request the waiver and reduced wetland setback/buffer; and
WHEREAS, consistent with General Plan 2020 Policy CON-4, the revised fire station
development plans with the reduced wetland setback/buffer were forwarded to the appropriate
regulatory agencies for review and comment (California Regional Water Quality Control Board
and California Department of Fish and Wildlife). The City received no response from these
agencies regarding the reduced wetland/setback buffer; and
ATTACHMENT 2 2-2
WHEREAS, the Fire Station 57 site is located on the Marin County Civic Center
campus, which is owned by the County of Marin. The station site is within the Marin County
Civic Center National Register District, a landmarked historic district. For this reason, on
January 27, 2016, the project design was referred to and reviewed by the Frank Lloyd Wright
Civic Center Conservancy. The Conservancy unanimously supported the project design, as
proposed. On May 24, 2016, the Marin County Board of Supervisors conducted a public
workshop on and provided a favorable review of the revised development plans for the fire
station; and
WHEREAS, the City Design Review Board completed a favorable review of this Station
57 project. The Design Review Board initially reviewed the project plans on February 17, 2016,
March 22, 2016. On June 7, 2016, the Design Review Board completed a review of the revised
site plan (avoidance of wetland fill). The Board unanimously recommended approval of the
revised project design and required some minor design changes and final details to return to the
Board for review; and
WHEREAS, the City conducted substantial outreach to the community to present the
project plans and obtain feedback. The outreach, which included a public open house, working
group meetings and presentations to community groups, resulted in refinements and
improvements to the project plans. As part of this process, concerns were raised regarding issues
such as impacts to, among others, potential historic resources, circulation/access, tree removal
and building height; and
WHEREAS, on August 23, 2016, the Planning Commission held a duly noticed public
hearing to review and consider the Environmental and Design Review Permit (ED15-082) and
Variance (V16-005), and considered all oral and written public testimony and the written report
of the Community Development Department; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act
(CEQA) Guidelines, the Fire Station 57 project is subject to environmental review. An Initial
Study/Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting
Program (MMRP) have been prepared. The Planning Commission has reviewed and
adopted/approved these documents by separate resolution. The mitigation measures
recommended by the MMRP have been incorporated into the conditions of approval for ED15-
082 and V16-005 presented below; and
WHEREAS, the custodian of documents which constitute the record of proceedings
upon which this decision is based, is the Community Development Department.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission approves
Environmental and Design Review Permit (ED15-082) and Use Permit (V16-005) based on the
following findings:
Findings for Environmental and Design Review Permit (ED15-082)
1. As proposed and as conditioned, Fire Station 57 is in accord with the San Rafael General Plan
2020 in that:
a. The Land Use Map of the Land Use Element designates the project site in the land use
category of Public/Quasi-Public, which permits government or quasi-public buildings or
ATTACHMENT 2 2-3
facilities and essential services. As an essential service, the Fire Station 57 facilities and
uses would be consistent with this land use designation.
b. As proposed, the intensity of the project (floor area ratio of 0.31) is below and is
consistent with Land Use Element Policy LU-9 (Intensity of Non-residential
Development), which sets a floor area ratio limit (FAR) of 1.0 for the subject property.
Further, the project is designed to be well below the maximum building height limit of 36
feet as set forth for the property by Land Use Element Exhibit 8 (Building Height Limits
for North San Rafael).
c. As proposed, the building design is consistent with Neighborhood Element Policies NH-2
(New Development in Residential Neighborhoods), NH-8 (Parking), as well as
Community Design Element Policies CD-1 (City Image) and CD-2 (Neighborhood
Identity). Specifically, the facility has been designed to be compatible with the scale of
improvements in the neighborhood and the diversely of building designs that are found in
this area.
d. As proposed, the project would not be in conflict with Community Design Element
Policy CD-4 (Historic Resources), Culture and Arts Element Policy CA-13 (Historic
Buildings and Areas) and NH-86 (Design Considerations for Development in the Vicinity
of the Civic Center). As part of the environmental review process for this project, a
historic assessment of the existing Fire Station 57 was completed by a qualified
architectural historian. The architectural historian found that although the station site is
located within the Marin County Civic Center National Register District (National
Historic District), the existing station structure is not a contributor to this district and does
not meet the criteria to qualify as a historic resource. Demolition of the existing building
will not compromise or impact the National Register District. Lastly, the fire station
building has been designed to meet the Marin County Civic Center Master Design
Guidelines and the design has been favorably reviewed by the Frank Lloyd Wright Civic
Center Conservancy, which provides County oversite for this historic district.
e. As proposed and as conditioned, the project would be consistent with Conservation
Element Policy CON-3 (Wetland Protection and Mitigation) in that it avoids the filling of
a 0.09-acre jurisdictional wetland. While the proposed design would not comply with
Conservation Element Policy CON-4 (Wetland Setbacks), a minimal setback/buffer has
been designed to ensure the protection of the wetland. Further, a waiver of the minimum
50-foot development-free setback/buffer has been reviewed by a qualified wetland expert
who found that the reduced setback is adequate and acceptable in that: 1) with the
exception of a hydrologic connection to downstream waterways, the wetland is isolated;
2) the wetland has limited biological resource value; and 3) fencing and landscaping are
recommended to ensure the protection of the wetland. A separate Variance application
(V16-005) has been requested the waiver of the 50-foot setback requirement and the
required findings can be met to approve this Variance.
f. As proposed, the project would be consistent with Circulation Element Policy C-4 (Safe
Roadway Design) and C-5 (Travel Level of Service Standards) in that: 1) a traffic study
has been prepared which finds that the project would not change or impact the Level of
Service standard set for the area (LOS D); and 2) project access has been designed to
provide safe egress for fire apparatus during an emergency response.
g. The process that has been undertaken for the proposed Fire Station 57 project is
consistent with and would implement Community Design Element Policy CD-15
(Participation in Project Review), Infrastructure Element Policy I-5 (Public Involvement)
and Governance Element Policies G-8 (City and Community Communication) and G-9
ATTACHMENT 2 2-4
(Advisory Committees). As part of the public process for this project, the City conducted
substantial outreach to the community to present the plans and obtain feedback. The
outreach, which included a public open house, working group meetings and presentations
to community groups, resulted in refinements and improvements to the project plans. As
part of this process, concerns were raised regarding issues such as impacts to, among
others, potential historic resources, circulation/access, tree removal and building height.
h. As proposed, the project would implement Safety Element Policies S-26 (Fire and Police
Services) and S-29 (Public Safety Facilities) in that it would provide an essential service
facility that would be centralized, thus being more cost effective for operations and
efficient.
i. The project is consistent with Sustainability Element Programs SU-5a (Green Building
Regulations) and SU-5c (Water Efficient Programs) in that it has been designed to meet
the: 1) LEED Gold standard; 2) Cal Green Tier 1 green building standards; and 3)
MMWD Water Conservation Ordinances 429 & 430.
2. As proposed and as conditioned, the proposed project is consistent with the objectives and the
provisions of the San Rafael Zoning Ordinance (SRMC Chapter 14). Specifically, the
proposed fire station use is consistent with the P/QP District. Further, the project design and
layout meet the minimum requirements set forth in the P/QP District including: a) compliance
with the floor area ratio (FAR) limits; b) lot coverage and setback standards; c) minimum
landscape coverage (10% of lot area); and d) off-street parking. Further, the project complies
with the 36-foot building height limit of this District.
3. As proposed and as conditioned, the project design is consistent with all applicable site,
architecture and landscaping design criteria and guidelines set forth in SRMC Chapter 14.25
(Environmental and Design Review Permits) for the site in that:
a. As proposed, the site plan is acceptable for the site and intended use is generally
harmonious with the variety of urban uses and improvements surrounding the project site.
The project site plan has been designed to integrate with but not replicate or conflict with
the Marin County Civic Center site and improvements.
b. As proposed and as conditioned, the project presents a competent design which has been
prepared by a licensed architect skilled in designing public facility buildings. As
determined by the Design Review Board, the project is well-designed and is appropriate
for its setting. Conditions of approval require that the final design of the building be
revised to address the recommendations of the Design Review Board and return to the
Board for review and approval.
c. The project proposes site access and circulation that promotes safe access for emergency
vehicles and apparatus without impairing street circulation. Further, the project proposes
ample off-street parking for essential facilities.
d. The project presents an energy-efficient design and will be required to comply with the
City’s Green Building Ordinance.
e. The project is designed to adequately accommodate site drainage and incorporates
measures to filter site runoff.
f. The project is designed to provide a water efficient landscape. As required by SRMC
Section 14.16.370, the landscape plan is consistent with Marin Municipal Water District
Water Conservation Ordinance 430.
4. As proposed and as conditioned, the project design and improvements would not result in
adverse environmental impacts in that:
ATTACHMENT 2 2-5
a. Technical supportive studies prepared by qualified technical experts were commission by
the City in environmental topic areas of, among others, historic resources, archaeological
resources, geology/soils, hazards and hazardous materials, traffic/circulation, to assess
the potential environmental impacts of the project.
b. Consistent with the California Environmental Quality Act (CEQA) Guidelines, the
supportive technical studies were used in the preparation of an Initial Study. The Initial
Study concluded that all potentially-significant environmental impacts of the project can
be mitigated to a less-than-significant level. The Planning Commission has adopted a
Mitigated Negative Declaration by separate resolution.
c. Mitigation measures recommended in the Initial Study had been incorporated as
conditions of approval in this Environmental and Design Review Permit.
5. As proposed and as conditioned, the project will not be detrimental to the public health,
safety or welfare or materially injurious to properties or improvements in the vicinity. As
noted above, the project site is fully developed with similar improvements and uses, which
have not been nor in their operations are detrimental to the health, safety or welfare of the
community. In fact, the project would promote the continuation of an essential City facility,
which is critical to the protection of public safety and health to the community at large.
While the site contains a 0.09-acre jurisdictional wetland, the project site plan has been
designed to avoid filling this wetland and an adequate setback/buffer is provided to minimize
impacts to this wetland.
Findings for Variance (V16-005)
1. There are special and unusual circumstances applicable to the property for which the strict
application of SRMC Section 14.13.040.B.2 (minimum 50-foot development-free
setback/buffer from a designated wetland) significantly deprives the subject property from the
privileges enjoyed by other property in the vicinity and under identical zoning conditions in
that:
a. The current land area leased to the City by the Council of Marin is constrained and
limited in its development potential. The immediate area contains a 0.09-acre
jurisdictional wetland, which represents approximately 12-13% of the initial leased land
area. The jurisdictional wetland occupies much of the east central portion of the subject
property, making this area undevelopable unless this wetland is filled. In order to comply
with General Plan Conservation Element Policy CON-3 (Wetland Protection and
Mitigation), which is to avoid filling the wetland, the amount of remaining land area for
development of this essential use and facility is extremely limited.
b. With the avoidance of wetland filling per Policy CON-3, full compliance with the
minimum 50-foot development free wetland setback/buffer as required by Policy CON-4
and the provisions of the zoning ordinance is impossible, as it would not result in
adequate land area for maneuvering fire apparatus and essential emergency service
vehicles on the project site.
c. The 0.9-acre jurisdictional wetland is exclusive and unique to the project site in that it
does not extend to developed lands north, east or south of the site.
2. The granting of this variance will not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zoning district in which these
properties are situated. As stated in Finding #1, the subject property is unique in that it
contains a 0.9-acre jurisdictional wetland, which is not present on properties immediately
contiguous to the project site.
ATTACHMENT 2 2-6
3. That granting the variance does not authorize a use or activity which is not otherwise
expressly authorized by the zoning regulations for the zoning district in which the subject
property is located. As stated in Finding #1, the subject property is unique in that it contains
a 0.9-acre jurisdictional wetland, which is not present on properties immediately contiguous
to the project site.
4. The granting of this Variance to waive the City’s wetland setback requirements of SRMC
Section 14.13.040B.2 would not be detrimental or injurious to property or improvements in
the vicinity of the development site, or to the public health, safety or general welfare. The
City of San Rafael Fire Station 57 Initial Study/Mitigated Negative Declaration (July 18,
2016), which has been adopted by the Planning Commission by separate resolution concludes
and finds:
a. The 0.9-acre jurisdictional wetland located on the site is isolated and has limited
biological resource value. By avoiding the filling of this wetland to comply with
Conservation Element Policy CON-3, the waiver from the wetland setback/buffer policy
and zoning standard is necessary.
b. The health and general welfare of the wetland would not be compromised by permitting a
reduced setback/buffer provided that adequate protection measures are incorporated into
the project design. The project is design and conditioned to include a protective fence and
native landscaping within the setback/buffer.
c. The waiver and the reduce wetland setback/buffer has been reviewed by a qualified
wetland expert who finds that it is adequate and acceptable provided that fencing and
landscaping is installed to ensure the protection of the wetland.
BE IT FURTHER RESOLVED, that the Planning Commission approves
Environmental and Design Review Permit (ED15-082) and Variance (V16-005) subject to the
following conditions:
Environmental and Design Review Permit (ED15-082) Conditions of Approval
General Conditions
1. The construction of Fire Station 57 shall be in substantial conformance with the preliminary
plans prepared by Mary McGrath Architects (revised May 4, 2016 preparation date, date
stamped approved August 23, 2016) approved with Design Review Permit ED15-082. Plan
modifications deemed not to be minor by the Community Development Director may require
review by the Design Review Board and approval by the Planning Commission.
2. This Environmental and Design Review Permit (ED15-082) shall be valid for two (2) years
from the date of Planning Commission approval or August 23, 2018, and shall become null
and void unless a building permit is issued or a time extension has been granted.
Prior to the Issuance of a Building and/or Grading Permit
Community Development Department – Planning Division
3. Plans submitted for a building permit shall include a plan sheet, which incorporates the list of
these ED15-082 conditions of approval.
4. A final landscape and irrigation plan shall be submitted to Community Development
Department for review and approval. Planning Division staff review of the final landscape
plan shall be in consultation with the landscape architect of the Design Review Board. The
ATTACHMENT 2 2-7
final landscape plan shall be revised to address the following recommendations of the Design
Review Board (March 22, 2016 and May 17, 2016):
a. The final plan shall incorporate details for the installation of: 1) tree protective measures
(fencing) around the existing Coast live oak streets located northwest of the project
construction area; and 2) construction fencing at the eastern boundary of the grading area
to protect the jurisdictional wetland (Mitigation Measure BIO-2).
b. The final plan shall incorporate the planting of Coast redwoods in the Golf Avenue public
right-of-way located between the fire station (east elevation) and the edge of street
pavement.
c. The final plan shall incorporate appropriate fencing and native plant species within the
wetland setback/buffer. The protective fence shall be a four-foot-high black vinyl clad
material (Mitigation Measure BIO-1).
d. The final plan shall include the planting of trees in the upland area located east of the
jurisdictional wetland. As this area is County-owned land that is not leased by the City of
San Rafael, the tree selection and planting shall be done in consultation with the County
of Marin.
e. A reclaimed water connection is required for this project. The reclaimed water source for
irrigating the landscape area shall be provided by MMWD.
The final landscape and irrigation plan shall comply with the Marin Municipal Water District
(MMWD) Water Conservation Ordinance 430. Written verification (letter/memo/email) shall
be submitted to the City confirming that the final plan has been approved by MMWD.
5. The final building elevations and site plan shall be reviewed by the Design Review Board.
The final elevation plans shall include the design details and illumination for the proposed
station signage.
6. Plans submitted for a building permit shall include detailed exterior lighting plan and
photometric analysis. The detailed exterior lighting plan shall be approved by the Planning
Division prior to issuance of a building permit. See condition below regarding post-
installation testing.
7. Final exterior building materials and colors shall be reviewed by the Design Review Board
and approved by the Planning Division.
8. All mechanical equipment (i.e., air conditioning units, meters and transformers) and
appurtenances not entirely enclosed within the structure (on side of building or roof) shall be
screened from public view. The method used to accomplish the screening shall be indicated
on the building plans and approved by the Planning Division. Mechanical/HVAC equipment
placed on the rooftop shall be limited to placement on the east wing of the fire station
building, which is designed and approved with a parapet.
9. Plans submitted with the building permit application shall include details for installation or
retrofitting one electric vehicle charging station.
10. Plans submitted with the building permit application shall include a note that that for
construction equipment powered with over 50 horsepower, the contractor(s) will utilize
equipment that fitted with Level 3 Diesel Particulate Filters (DPF) and engines that meet the
USEPA Certified Tier 3 emissions standards. (Mitigation Measure AQ-2)
11. Prior to issuance of a grading permit, the Federated Indians of Graton Rancheria (local Native
American Tribe) shall be contacted to offer cultural monitoring during grading and
ATTACHMENT 2 2-8
construction. If cultural monitoring is requested, an agreement shall be executed between the
City and the Federated Indians to address monitoring time and costs. (Mitigation Measure
CULT-1A).
12. The plans submitted for the issuance of a grading and/or building permit shall include the
following noise attenuation measures and specifications:
a. The use of vibratory rollers shall be prohibited within 160 feet of an adjacent structure,
within 160 feet away static rollers shall be used instead. Additionally, bulldozers with an
operating weight larger than 25,000 pounds shall not be used closer than 30 feet to an
adjacent structure.
b. Prior to the start of construction activities, City Building Department staff shall meet with
the construction contractor to discuss alternative methods to reduce vibration impacts for
all construction activities that would occur within 100 feet of existing, off-site buildings.
During the pre-construction meeting, the construction contractor shall identify
construction methods not involving vibration-intensive equipment or activities.
c. Prior to the start of construction activities, the constructor contractor shall document all
reduced-vibration alternative methods identified in the pre-construction meeting on the
construction drawings submitted during plan check for building permits. Further the
constructor contractor shall implement these reduced-vibration alternative methods
during excavation, grading, and construction for work conducted within 100 feet of off-
site buildings.
(Mitigation Measure NOISE-2)
Community Development Department – Building Division
13. A detailed geotechnical investigation shall be submitted with the building permit application.
The final plans prepared for issuance of a building permit shall comply with and address the
recommended presented in Geotechnical Investigation, City of San Rafael Fire Station 57,
3530 Civic Center Drive, prepared by Miller Pacific Engineering Group; January 25, 2016.
(Mitigation Measure GEO-1)
14. Final construction plans submitted for issuance of a building permit shall be designed to meet
the R-2/S-1/B Occupancy designations, which shall include but not be limited to the
following improvements:
a. The buildings shall be equipped with a fire sprinkler system.
b. A one-hour fire separation shall be provided between building floors.
c. Hard-wired smoke and C/O alarms shall be installed.
15. Final construction plans submitted for issuance of a building permit shall be designed to
incorporate green building measures to comply with the City’s green building ordinance (Cal-
Green).
Fire Department
16. A fire sprinkler plan shall be prepared in compliance with the applicable NFPA standards
covering the fire station, training tower and classroom facilities. The fire sprinkler plan shall
be submitted for Fire Department approval. The fire sprinkler plan shall include exposed
double check valve assemblies. Review and approval of the sprinkler system by the Fire
Department shall include the fire alarm, which is required to be connected to an approved
UL-listed central receiving station.
ATTACHMENT 2 2-9
17. MMWD approval of the fire sprinkler plan design and location of installation shall be secured
prior to Fire Department approval of the plan.
18. In the Fire Department living areas, approved smoke and carbon monoxide detection
equipment shall be provided in all sleeping rooms, hallways leading to the sleeping rooms
and the top of the stair shafts.
19. The fire alarm and smoke/heat detection system shall be provided and shall be equipped with
audible pull station equipment as per applicable NFPA standards.
20. The final plans shall include a detail of the roadway “KEEP CLEAR” striping plan fronting
the driveway entrance.
21. The Fire Department shall review and approve the building security, video monitoring and
exterior lighting plan details.
22. Hydrants (if warranted) shall be provided and specified on the final plans. If hydrants are
warranted, Clow Model 950 (@ 1,000 gallons per minute) is required.
23. Within the administrative service areas, panic hardware and emergency exit illumination shall
be installed, and shall be specified on the final plans.
24. Within the administrative service areas, illuminated exit signage shall be installed for all
corridor, stairway and exit doors, and shall be specified on the final plans.
25. Appropriate permits/approvals for fuel storage and dispenser system shall be obtained.
26. A construction site safety and security plan shall be prepared and submitted for Fire
Department approval.
Public Works Department
27. Plans submitted for a building permit shall include details on the width of the sidewalk along
the Civic Center Drive frontage. Sidewalk improvements are required.
28. Plans submitted for a building permit shall provide the details for the following:
a. Accessibility compliance for the pedestrian ramp in the entrance plaza and all sidewalk
areas accessing the building.
b. Show all easements recorded on the subject property.
c. Accessible parking details. Accessible parking shall be located as close to the building
entrance as possible and the path of travel shall be designed to limit the distance traveled
within vehicle areas, and to reduce the 90 degree turns within the path.
29. A detailed grading plan shall be prepared and submitted with the application for a building
permit. A separate grading permit shall be secured from the Public Works Department prior
to issuance of a building permit.
30. A detailed site drainage plan shall be included in the final plans submitted for a building
permit. The drainage plan shall be supported by hydraulic calculations presenting existing
and proposed runoff, as well as the existing capacity of the storm water infrastructure serving
the project. The site drainage plan shall include the following information:
ATTACHMENT 2 2-10
a. Details on roof downspout outlets, bio-retention basin inlets and their respective tributary
areas.
b. Pre-development and post-development drainage runoff calculations.
c. Details on the apparatus washing basin area.
d. Details on gray water disposal to comply with the MMWD gray water ordinance (see
conditions below from MMWD).
31. The project proposes over 5,000 square feet of impervious surface coverage. A storm water
control/erosion control plan shall be prepared in compliance with the MCSTOPPP
requirements. The plan shall be submitted with the application for a grading and/or building
permit, whichever occurs first, and include written documentation and standard specifications
that are provided by the County of Marin. The standard specifications can be accessed at the
County of Marin website:
Http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/new-and-
redevelopment-project
32. Plans submitted to for a building and/or grading permit shall include a specification sheet
addressing pollution prevention. A standard specification sheet entitled, “Pollution
Prevention – It’s Part of the Plan” is available for this purpose and can be accessed at
www.cityofsanrafael.org.
33. The project includes work within the City of San Rafael public right-of-way. The plans
submitted with the building permit shall show the location and type of utilities within the
right-of-way and the ‘tie-in” locations for utility service to the site. Prior to any work within
the City right-of-way, an encroachment permit shall be secured from the Public Works
Department.
Marin Municipal Water District
34. Water service is currently provided to the subject property and improvements. However, the
proposed project may increase water demand and usage. Purchase or transfer of additional
water entitlement may be required as determined by MMWD.
35. Reclaimed water service is required for this project. The final plans shall present the details
for a separate reclaimed water connection and infrastructure.
36. Should a backflow preventer/backflow protection be required, improvements shall be
installed subject to the review and approval of MMWD.
37. Final plans submitted for a building permit shall comply with MMWD Code Title 13- Water
Conservation (MMWD Ordinance 430), which is applicable to indoor (plumbing fixtures)
and outdoor (landscape/irrigation) improvements.
38. MMWD Ordinance 429 requires the installation of gray water recycling systems for this
project. Project designed shall consult with MMWD staff on required gray water measures
and final construction drawings shall incorporate the gray water measures.
39. As noted under condition #5 above, the project must comply with the MMWD water
conservation ordinance. Final landscape and irrigation plans must be submitted to and
reviewed by MMWD for water conservation compliance prior to issuance of a building
permit.
ATTACHMENT 2 2-11
Las Gallinas Valley Sanitation District
40. The project proponent shall comply with all applicable regulations of the Las Gallinas Valley
District. An application for allocation of capacity shall be submitted to LGVSD accompanied
by an application fee of $250.00.
41. Final plans prepared by a licensed civil engineer and submitted to LGVSD for review and
approval. LGVSD shall determine if the new fire station will result in an additional load on
the sewer system. The final plans shall include, but not limited to:
a. A table showing existing and proposed plumbing fixture counts.
b. Existing and proposed floor plans showing the location of backwater prevention devices,
sanitary sewer, cleanouts, manholes, and other relevant sanitary sewer information that
may be applicable or required by LGVSD.
42. The final plans shall show the existing and proposed point of sewer connection to the
LGVSD sewer main.
43. Arrangements shall be made with LGVSD staff for accessing all off-site and on-site
construction impacting the sewer lines and infrastructure.
44. The total waste water flows generated by the project and the location shall be calculated to
verify the existing sewer main capacity.
45. The project may be subject to applicable fees for sewer connection, per LGVSD Ordinance
(May 28, 2015). LGVSD Ordinance provides cost estimates for new construction ($5,327.00
per equivalent sewer unit) and existing development ($281.35 per plumbing fixture unit).
Information on fees is available at http://www.lgvsd.org/.
Pacific Gas & Electric Company
46. Electric and gas service to this development will be provided in accordance with the
applicable extension rules, copies of which are available by telephoning our Service Planning
office at our San Rafael Service Enter at 415-257-3431. PG&E staff encourages that they be
contacted as early as possible so that there is adequate time for PG&E to engineer and
schedule any necessary work of the development.
47. The cost of any relocation of existing PG&E facilities or conversion of existing overhead
facilities to underground necessitated by this project will be the responsibility of the
requester.
48. Prior to the start of excavation or construction, it is required that the contactor call
Underground Service Alert (USA) at 1-800-227-2600 to have the location of any existing
underground facilities marked in the field.
During Construction
Community Development Department
49. Tree protection measures shall be installed around the dripline border of the existing Coast
live oak trees located northwest of the project construction area.
50. Construction fencing shall be installed at the eastern edge of the graded area to protect the
jurisdictional wetland.
ATTACHMENT 2 2-12
51. Adequate measures shall be taken to avoid inadvertent take of raptor nests and other nesting
birds protected under the Migratory Bird Treaty Act when in active use. This shall be
accomplished by taking the following steps.
a. If tree/vegetation removal and initial construction is proposed during the nesting season
(March to August), a focused survey for nesting raptors and other migratory birds shall
be conducted by a qualified biologist within 7 days prior to the onset of vegetation
removal or construction, in order to identify any active nests on the proposed Project site
and in the vicinity of proposed construction. The Project site shall be resurveyed to
confirm that no new nests have been established if vegetation removal has not been
completed or if construction has been delayed or curtailed for more than 7 days during
the nesting season. If no active nests are identified during the construction survey period,
or if development is initiated during the non-breeding season (September to February),
vegetation removal and construction may proceed with no restrictions.
b. If bird nests are found, an adequate setback shall be established around the nest location
and vegetation removal and construction activities restricted within this no-disturbance
zone until the qualified biologist has confirmed that any young birds have fledged and are
able to function outside the nest location. Required setback distances for the no-
disturbance zone shall be based on input received from the CDFW, and may vary
depending on species and sensitivity to disturbance. As necessary, the no-disturbance
zone shall be fenced with temporary orange construction fencing if construction is to be
initiated on the remainder of the development sites.
c. A report of findings shall be prepared by the qualified biologist and submitted to the City
for review and approval prior to initiation of construction within the no-disturbance zone
during the nesting season (March to August). The report shall either confirm absence of
any active nests or should confirm that any young are located within a designated no-
disturbance zone and construction can proceed.
(Mitigation Measure BIO-1)
52. The drainage and associated seasonal wetlands to the east of the site shall be adequately
protected and enhanced as part of the Project. Avoidance and enhancement during
construction shall be accomplished by implementing the following:
a. A qualified biologist (Biologist) shall oversee installation of orange construction fencing
and/or silt erosion control fencing along the west edge of the drainage and seasonal
wetland area to be retained in advance of any grubbing or grading, and the feature shall
be mapped as a wetland area to be protected on all Project plans.
b. All construction workers shall be trained by the Biologist about the sensitivity of the
drainage and the designated Wetland Enhancement Area, and all construction equipment
and workers shall be carefully controlled in this zone and restricted from the fenced
grading setback with the exception of crews performing invasive species removal and
native vegetation planting activities.
c. Periodic monitoring visits shall be performed by the Biologist to confirm that the
construction fencing is intact and worker restrictions are being adhered to during the
course of construction. At a minimum, monitoring shall be provided during the
vegetation grubbing, initial grading, and landscape planting installation phases of
construction. Reports from the Biologist indicating non-compliance with construction
mitigation measures shall be cause to issue a stop work order until such time as
compliance is achieved.
d. Authorization for any proposed modifications to potential jurisdictional waters on the site
shall be obtained from regulatory agencies, if required. A wetland delineation shall be
prepared by a qualified wetland consultant and submitted to the United States Army
Corps of Engineers (Corps) to verify the extent of regulated waters subject to the Clean
ATTACHMENT 2 2-13
Water Act on the site. If modifications to any regulated waters are proposed, appropriate
authorizations shall be obtained from the Corps and Regional Water Quality Control
Board (RWQCB). Similarly, confirmation shall be obtained from the California
Department of Fish and Wildlife (CDFW) as part of CDFW’s notification requirements
either confirming that a Streambed Alteration Agreement is not required or securing one.
e. Invasive species which currently dominate much of the seasonal wetlands shall be
removed as part of an initial treatment, with follow-up removal performed on an annual
basis as part of drainage and fire fuel management. The initial invasive removal treatment
shall be overseen by the Biologist, who will train workers on target species to be
removed, removal methods, and disposal procedures. Target species to be removed
include arundo (Arundo donax), French broom (Genista monspessulana), thistles
(Cirsium spp.), and pampas grass (Cortaderia spp.), among others.
f. To address potential indirect impacts on water quality and downgradient receiving waters
in the vicinity of the site, best management practices (BMPs) under the Storm water
Pollution Prevention Plan (SWPPP) and other required storm water retention
documentation shall be implemented during project construction.
(Mitigation Measure BIO-2)
53. During all ground-disturbing construction activities, a representative from a local Native
American tribe shall be invited to monitor and ensure proper handling of any archeological
remains that are discovered during ground-disturbing construction activities. (Mitigation
Measure CULT-1A)
54. The project contractor comply with the following measures during construction:
a. Limited subsurface explorations shall be completed through a series of auger hole
borings.
b. If archaeological remains are found, work at the place of discovery shall be halted
immediately until a qualified archaeologist can evaluate the finds (Section 15064.5 [f]).
o Prehistoric archaeological site indicators include: obsidian and chert flakes and chipped
stone tools; grinding and mashing implements (e.g., slabs and handstones, and mortars
and pestles); bedrock outcrops and boulders with mortar cups; and locally darkened
midden soils. Midden soils may contain a combination of any of the previously listed
items with the possible addition of bone and shell remains, and fire affected stones.
o Historic period site indicators generally include: fragments of glass, ceramic, and metal
objects; milled and split lumber; and structure and feature remains such as building
foundations and discrete trash deposits (e.g., wells, privy pits, dumps).
c. If archaeological remains are found and judged potentially significant, a treatment plan
shall be developed and executed.
d. All cultural resources recovered as part of Project construction shall be subject to
scientific analysis and a report prepared according to current professional standards.
(Mitigation Measure CUL-1A)
55. If any prehistoric or historic subsurface cultural resources are discovered during ground-
disturbing activities, all work within 50 feet of the resources shall be halted and a qualified
archaeologist shall be consulted to assess the significance of the find according to CEQA
Guidelines Section 15064.5. If any find is determined to be significant, representatives from
the City and the archaeologist would meet to determine the appropriate avoidance measures
or other appropriate mitigation. All significant cultural materials recovered shall be, as
necessary and at the discretion of the consulting archaeologist, subject to scientific analysis,
professional museum curation, and documentation according to current professional
ATTACHMENT 2 2-14
standards. In considering any suggested mitigation proposed by the consulting archaeologist
to mitigate impacts to cultural resources, the City shall determine whether avoidance is
necessary and feasible in light of factors such as the nature of the find, Project design, costs,
and other considerations. If avoidance is infeasible, other appropriate measures (e.g., data
recovery) would be instituted. Work may proceed on other parts of the Project site while
mitigation for cultural resources is being carried out. (Mitigation Measure CULT-1B).
56. In the event that fossils or fossil-bearing deposits are discovered during construction,
excavations within 50 feet of the find shall be temporarily halted or diverted. The contractor
shall notify a qualified paleontologist to examine the discovery. The paleontologist shall
document the discovery as needed, in accordance with Society of Vertebrate Paleontology
standards, evaluate the potential resource, and assess the significance of the find under the
criteria set forth in CEQA Guidelines Section 15064.5. The paleontologist shall notify the
appropriate agencies to determine procedures that would be followed before construction is
allowed to resume at the location of the find. If the Project proponent determines that
avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating
the effect of the Project based on the qualities that make the resource important. The plan
shall be submitted to the City for review and approval prior to implementation. (Mitigation
Measure CULT-2)
57. In accordance with Public Resources Code 5097.98 and Health and Human Safety Code
7050.5, if human remains are encountered, excavation or disturbance of the location must be
halted in the vicinity of the find, and the county coroner contacted. If the coroner determines
the remains are Native American, the coroner shall contact the Native American Heritage
Commission. The Native American Heritage Commission will identify the person or persons
believed to be most likely descended from the deceased Native American. The most likely
descendent makes recommendations regarding the treatment of the remains with appropriate
dignity. (Mitigation Measure CULT-3)
58. Contractor Contact Information Posting: Prior to the issuance of building permits, the project
site shall be posted with the name and contact number of the lead contractor in a location
visible from the public street.
59. Construction Hours: Construction hours shall be limited as specified by Municipal Code
Section 8.13.050.A which are 7:00 a.m. to 6:00 p.m., Monday through Friday and Saturday
from 9:00 a.m. to 6:00 p.m. Construction shall not be permitted on Sundays or City-observed
holidays. Construction activities shall include delivery of materials, arrival of construction
workers, start-up of construction equipment engines, playing of radios and other noises
caused by equipment and/or construction workers arriving at or on the site (Mitigation
Measure NOISE-1).
60. The noise attenuation measures required by conditions cited above shall be implemented
during grading and construction (Mitigation Measure NOISE-2).
61. The construction contractor shall comply with the following BAAQMD Best Management
Practices for reducing construction emissions of PM10 and PM2.5:
a. Water all active construction areas at least twice daily, or as often as needed to control
dust emissions. Watering should be sufficient to prevent airborne dust from leaving the
site. Increased watering frequency may be necessary whenever wind speeds exceed 15
miles per hour. Reclaimed water should be used whenever possible.
ATTACHMENT 2 2-15
b. Pave, apply water twice daily or as often as necessary to control dust, or apply (non-
toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at
construction sites.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard (i.e., the minimum required space between the top
of the load and the top of the trailer).
d. Sweep daily (with water sweepers using reclaimed water if possible) or as often as
needed all paved access roads, parking areas and staging areas at the construction site to
control dust.
e. Sweep public streets daily (with water sweepers using reclaimed water if possible) in the
vicinity of the project site, or as often as needed, to keep streets free of visible soil
material.
f. Hydro-seed or apply non-toxic soil stabilizers to inactive construction areas.
g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiles
(dirt, sand, etc.).
h. Limit vehicle traffic speeds on unpaved roads to 15 mph.
i. Replant vegetation in disturbed areas as quickly as possible.
j. Install sandbags or other erosion control measures to prevent silt runoff from public
roadways.
(Mitigation Measure AQ-1)
62. During construction, the construction contractor shall use construction equipment fitted with
Level 3 Diesel Particulate Filters (DPF) and engines that meet the USEPA Certified Tier 3
emissions standards for all equipment of 50 horsepower or more. The construction contractor
shall maintain a list of all operating equipment in use on the project site for verification by the
City of San Rafael Building Division official or his/her designee. The construction equipment
list shall state the makes, models, and number of construction equipment on-site. Equipment
shall be properly serviced and maintained in accordance with manufacturer
recommendations. The construction contractor shall ensure that all non-essential idling of
construction equipment is restricted to five minutes or less in compliance with California Air
Resources Board Rule 2449. (Mitigation Measure AQ-2)
63. The project sponsor shall prepare and submit a construction management plan to implement
the following dust control measures during project construction:
a. Water all active construction areas as necessary.
b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
c. Sweep daily (with water sweepers) all paved access roads, parking areas and staging
areas at construction sites.
d. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets.
e. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
f. Replant vegetation in disturbed areas as quickly as possible
g. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks and
equipment leaving the site.
h. Install wind breaks, or plant trees/vegetative wind breaks at windward side(s) of
construction areas.
ATTACHMENT 2 2-16
Fire Department
64. Red curbing and “No Parking” signs shall be installed along the fire station frontage.
65. The contract with UL-listed receiving station for sprinkler flow and fire alarm systems shall
be ratified.
66. All on-site employee safety and site security measures shall be in-place.
Prior to Occupancy
Community Development Department – Planning Division
67. All landscaping and irrigation, as well as exterior lighting shall be installed and ready for
inspection prior to a request for final inspection and building occupancy by the Planning
Division.
68. All landscaping and irrigation must be approved by MMWD prior to City approval.
Verification of MMWD approval shall be submitted to the City.
Community Development Department – Building Division
69. The project contractor is responsible for requesting and scheduling the final inspection for
occupancy with all inspecting City departments and utility services prior to a final inspection
by the Building Division.
70. Prior to issuance of occupancy permits, the project sponsor shall submit as-built plans to the
Building Division and the Department of Public Works.
Fire Department
71. The fire sprinkler system shall be tested to ensure the operation of the audible bell and
connection with the off-site receiving station.
72. All fire alarm, smoke, C/O and heat detecting equipment shall be tested and connection to the
alarm company shall be confirmed.
73. All roadway striping shall be installed and the operability of the EMTRAC system shall be
confirmed.
74. Fire extinguishers shall be located and installed, as directed by the Fire Department.
75. The final inspection shall include approval of the emergency generator, fuel storage (if
installed) and dispensing system.
76. The final inspection shall confirm that the building security system is installed and
functioning.
77. Building address numbering shall be installed in a visible location to the satisfaction of the
Fire Department.
Post Construction
Community Development Department – Planning Division
ATTACHMENT 2 2-17
78. All landscaping shall be maintained in a healthy and thriving condition, free of weeds and
debris. Any dying or dead landscaping shall be replaced in a timely fashion.
Variance V16-005 Conditions of Approval
1. This Variance V16-005 approves a waiver of the minimum 50-foot wetland setback/buffer
from a delineated jurisdictional wetland. The waiver permits a development-free setback of
five-10 feet from the edge of wetland, as presented on the approved site plan Sheet A-1, dated
May 4, 2016 (revised).
2. Approval of this Variance V16-005 requires compliance with Environmental and Design
Review Permit ED15-082 conditions 4a, 4c and 52 addressing mitigation for short-term
(construction) and long-term (project) impacts to the wetland including the installation of
fencing and landscaping to protect the wetland (Mitigation Measures BIO-1 and BIO-2).
3. This Variance (V16-006) shall be valid for two (2) years from the date of Planning
Commission approval or August 23, 2018, and shall become null and void unless a building
permit is issued or a time extension has been granted
The foregoing resolution was at the regular City of San Rafael Planning Commission meeting
held on the 23rd day of August 2016.
Moved by Commissioner __________ and seconded by Commissioner __________.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
_________________________________ __________________________________
Paul A. Jensen, Secretary Mark Lubamersky, Chairman
W:/. . ./Stn57.PC-Reso_UP_ED 8 23 16
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-1 LAND USE ELEMENT LU-9. Intensity of Nonresidential Development. Commercial and industrial areas have been assigned floor area ratios (FAR’s) to identify appropriate intensities (see Exhibits 4, 5 and 6). Maximum allowable FAR’s are not guaranteed, particularly in environmentally sensitive areas. Intensity of commercial and industrial development on any site shall respond to the following factors: site resources and constraints, traffic and access, potentially hazardous conditions, adequacy of infrastructure, and City design policies. Consistent. The subject site is designated as Public/Quasi-Public, which allows a maximum FAR of 1.0. The project proposes an FAR of 0.31. LU-12. Building Heights. Citywide height limits in San Rafael are described in Exhibits 7 and 8. Consistent. According to General Plan Exhibit 8 (Building Heights Limits for North San Rafael), the maximum height limit for this property is 36 feet. The project is designed to comply with this height limit. LU-14. Land Use Compatibility. Design new development in mixed residential and commercial areas to minimize potential nuisance effects and to enhance their surroundings. Consistent. The project proposes a contemporary design, which is compatible with the scale and design of improvements in the surrounding neighborhood. The building architecture has been carefully designed so as to not conflict with the Marin County Civic Center Administration Building. LU-23. Land Use Map and Categories. Land use categories are generalized groupings of land uses and titles that define a predominant land use type (See Exhibit 11). All proposed projects must meet density and FAR standards (See Exhibits 4, 5 and 6) for that type of use, and other applicable development standards. Some listed uses are conditional uses in the zoning ordinance and may be allowed only in limited areas or under limited circumstances. Maintain a Land Use Map that illustrates the distribution and location of land uses as envisioned by General Plan policies. (See Exhibit 11). Consistent. This site designated with the “Public/Quasi-Public” land use category. This category defines allowable land uses to include essential public safety facilities. NEIGHBORHOODS ELEMENT NH-2. New Development in Residential Neighborhoods. Preserve, enhance and maintain the residential character of neighborhoods to make them desirable places to live. New Consistent. The fire station site is adjacent to an existing, well-established residential neighborhood. The project has been carefully designed to respect the neighborhood including the placement of surface parking and tree
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-2 development should: Enhance neighborhood image and quality of life, Incorporate sensitive transitions in height and setbacks from adjacent properties to respect adjacent development character and privacy, Preserve historic and architecturally significant structures, Respect existing landforms and natural features, Maintain or enhance infrastructure service levels, and Provide adequate parking. planting to screen fire station building height and bulk. NH-8. Parking. Maintain well-landscaped parking lots and front setbacks in commercial and institutional properties that are located in or adjacent to residential neighborhoods. Promote ways to encourage parking opportunities that are consistent with the design guidelines. Consistent. The project proposes ample off-street parking for the proposed use, which is designed to include landscape setbacks for screening. NH-86. Design Considerations for Development in the Vicinity of the Civic Center. a. Require urban design analysis to assure compatibility of materials, color and building masses with the Civic Center. b. Require functional interconnection with the Civic Center. c. Design to compliment Civic Center architecture rather than complete. d. Site design should retain vistas where feasible to Mt. Tamalpais. e. Encourage the retention of existing historic structures. f. Encourage the County to enhance the Civic Center Drive area with safe and pleasant walkways. g. Encourage the County to have proposals go through Design Review process, and involve North San Rafael community in evaluation of design, etc. Consistent. The project has undergone a design process that has included input from the County of Marin for consistency with the Marin Civic Center Design Guidelines and potential impacts to the Marin County National Register District. Further, the project has been designed to address compatibility with the Marin County Civic Center Administration Building without replicating design features, colors or materials.
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-3 COMMUNITY DESIGN ELEMENT CD-1. City Image. Reinforce the City’s positive and distinctive image by recognizing the natural features of the City, protecting historic resources, and by strengthening the positive qualities of the City's focal points, gateways, corridors and neighborhoods. Consistent. The project has been designed to present a unique image that is appropriate for its purpose. With design modifications, the design has been well received by the Design Review Board and the community. CD-2. Neighborhood Identity. Recognize and promote the unique character and integrity of the city's residential neighborhoods and Downtown. Strengthen the "hometown" image of San Rafael by: Maintaining the urban, historic, and pedestrian character of the Downtown; Preserving and enhancing the scale and landscaped character of the City's residential neighborhoods; Improving the appearance and function of commercial areas; and Allowing limited commercial uses in residential neighborhoods that serve local residents and create neighborhood-gathering places. Consistent. As noted above, while the project design is contemporary and unique, it does not conflict with the character of the surrounding neighborhood. CD-3. Neighborhoods. Recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. Develop programs to encourage and respect the context and scale of existing neighborhoods. Consistent As noted above, while the project design is contemporary in design. The proposed design does not conflict with nor does it detract from the character of the surrounding neighborhood. CD-4. Historic Resources. Protect San Rafael’s positive and distinctive image by recognizing, preserving and enhancing the City’s historic resources. Consistent. A historic assessment of the existing Fire Station 57 structure and site was completed by a qualified architectural historian. This assessment is included in the Initial Environmental Study. The architectural historian has concluded that the existing fire station is not a contributor to the Marin County Civic Center National Register District. Therefore, the existing fire station does not qualify as nor meet the criteria for a defined historic resource. CD-10 (Non-Residential Design Guidelines). Recognize, preserve and enhance the design elements that contribute to the economic vitality of commercial areas. Develop design guidelines to ensure that new nonresidential and Consistent with conditions As part of the General Plan 2020, the City adopted residential design guidelines for non-residential projects. The Design Review Board reviewed the proposed project for consistency with the City’s non-residential guidelines and recommended approval of the project with some design changes.
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-4 mixed-use development fits within and improves the immediate neighborhood and the community as a whole. CD-15. Participation in Project Review. Provide for public involvement in the review of new development, renovations, and public projects with the following: a) design guidelines and other information relevant to the project as described in the Community Design Element that would be used by residents, designers, project developers, City staff, and City decision makers; b) distribution of the procedures of the development process that include the following: submittal information, timelines for public review, and public notice requirements; c) standardized thresholds that state when design review of projects is required (e.g. residential conversions, second-story additions); and d) effective public participation in the review process. Consistent. This project has been subject to extensive community outreach including a public open house held to present the design plans. A working group that includes community members, as well as representatives from the Design Review Board and Planning Commission participated in the formulation of the project design. As required by City code, notices of public hearings were mailed to all property owners, neighborhood groups and interested parties within 500 of the project site informing them of the proposed project and all public meetings prior to both public meetings (prior to this Planning Commission meeting) conducted for this project. In addition, the site was posted with notice of all public meetings on this proposed project. CD-18. Landscaping. Recognize the unique contribution provided by landscaping, and make it a significant component of all site design. Consistent with conditions. A landscape plan is proposed as part of the project improvements. This landscape plan was reviewed by the Design Review Board and found to be acceptable, with some design modifications. The recommendations of the Board have been included in the design plans presented for Planning Commission action. CD-19. Lighting. Allow adequate site lighting for safety purposes while controlling excessive light spillover and glare. Consistent with conditions. An exterior lighting plan is proposed as part of the project improvements. This plan was reviewed by the Design Review Board and found to be acceptable, with some modifications. A final lighting plan is recommended as a condition of approval, which includes a requirement for a post-installation review to review and adjust lighting intensity, if warranted. CIRCULATION ELEMENT C-4. Safe Roadway Design. Design of roadways should be safe and convenient for motor vehicles, transit, bicycles and pedestrians. Place highest priority on safety. In order to maximize safety and multimodal mobility, the City Council may determine that an intersection is exempt from the applicable intersection level of service standard where it is determined that a circulation improvement is needed for public safety considerations, including bicycle and Consistent. Vehicle access to the project site is provided via Civic Center Drive. The access has been reviewed and approved by the City Traffic Engineer.
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-5 pedestrian safety, and/or transit use improvements. C-5. Traffic Level of Service Standards. A. Intersection LOS. In order to ensure an effective roadway network, maintain adequate traffic levels of service (LOS) consistent with standards for signalized intersections in the A.M. and P.M. peak hours as shown below, except as provided for under (B) Arterial LOS. Consistent The traffic analysis for this new project, which has been incorporated into the Initial Environmental Study. The traffic study identifies that the project would not impact level of service at the local intersections, particularly the intersection Civic Center Drive and North San Pedro Road. As the project site is presently developed with a fire station, there would be no increase in AM and PM peak hour trips. INFRASTRUCTURE ELEMENT I-5. Public Involvement. To the extent appropriate, continue to encourage public participation in the conceptual design and funding of major City building projects, such as public buildings and landscaping. I-5a. Design Review. Involve the community in the planning and design of major public facilities. As public improvements, City projects are subject to the appropriate level of design review. Consistent. See Policy CD-15 above. This project was subject to extensive community outreach, which included a hosted open house to present the design plans. GOVERNANCE ELEMENT G-8. City and Community Communication. Emphasize effective communication between City Hall and the community-at-large. Involve stakeholders in City projects as early as possible. Consistent. See Policy C-15 above. The project was subject to extensive community outreach, which included a hosted open house to present the design plans. G-9. Advisory Committees. Use appointed boards, task forces, commissions, and other advisory and ad hoc committees to assist City staff and the City Council in decision-making processes. Consistent. A working group that includes community members, as well as representatives from the Design Review Board and Planning Commission participated in the formulation of the project design. CULTURE AND ARTS CA-13. Historic Buildings and Areas. Preserve buildings and areas with special and recognized historic, architectural or aesthetic value including but not limited to those on the San Rafael Historical/Architectural Survey. Consistent. A historic assessment of the existing Fire Station 57 structure and site was completed by a qualified architectural historian. This assessment is included in the Initial Environmental Study. The architectural historian has concluded that the existing fire station building is not a contributor to the Marin county Civic
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-6 New development and redevelopment should respect architecturally and historically significant buildings and areas. Center National Register District, nor does it meet the criteria to qualify as a historic resource. PARKS AND RECREATION PR-22. Relationship to Other Public Agencies. Cooperate with County of Marin and the State to coordinate the use and management of facilities and programs on City, County and State park lands. Consistent. The site plan layout for the new Fire Station 57 has been carefully designed to avoid impacts or changes to the County-owned public dog park (located north of the project site). SAFETY ELEMENT S-2. Location of Public Improvements. Avoid locating public improvements and utilities in areas with identified flood, geologic and/or soil hazards to avoid any extraordinary maintenance and operating expenses. When the location of public improvements and utilities in such areas cannot be avoided, effective mitigation measures will be implemented. Consistent. As part of the San Rafael Essential Facilities Strategic Plan process, it was determined that subject site provides an optimum location for a fire company and paramedic unit. The site is centrally-located to accommodate emergency services response time. While near the FEMA flood hazard zone, the site is not located within this zone or other geologic hazards zones. S-4. Geotechnical Review. Continue to require geotechnical investigations for development proposals as set forth in the City's Geotechnical Review Matrix (Appendix F). Such studies should determine the actual extent of geotechnical hazards, optimum design for structures, the advisability of special structural requirements, and the feasibility and desirability of a proposed facility in a specified location. Consistent with conditions A Geotechnical Investigation Report was prepared by Miller Pacific Engineering Group, which is on-file with the City. S-6. 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. Consistent. The proposed project would entail all new construction and would be built in accordance with the most current building and seismic codes as required by the City’s Municipal Code. S-26. Fire and Police Services. Maintain adequate cost-effective fire protection, paramedic and police services. Minimize increases in service needs from new development through continued fire prevention and Consistent. The City of San Rafael Police and Fire Departments have both reviewed the proposed project and certain conditions of approval to ensure that the new development would comply with their regulations and standards. The Fire Department has found that the project would comply with all Fire Codes and their
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-7 community policing programs. recommended conditions of approval have been incorporated. S-28. Paramedic Services. Continue to seek adequate and cost-effective ways to provide accessible and reasonable emergency medical services. Consistent. See Policy S-2 above. The San Rafael Essential Facilities Strategic Plan assessed sites for paramedic services and it was determined that Medic Company 53, which now operates from Joseph Court Fire Station 53 should be relocated to the project site to provide for better and more efficient service to the community. S-39. Public Safety Facilities. Ensure that public safety facilities are designed and constructed adequately to efficiently operate paramedic, fire and police services, including times of disaster. Consistent. The City has approved the San Rafael Essential Facilities Strategic Plan, which responds to this policy. The redevelopment of Fire Station 57 is part of Phase 1 of the strategic plan and it is critically needed to provide police and fire facilities that are seismically safe and up to date. CONSERVATION ELEMENT CON-3. Wetland Protection and Mitigation. In order to protect and preserve valued wetlands, loss of wetlands due to filling shall be avoided unless it is not possible or practical. Consistent. The initial project site area included a 0.09-acre jurisdictional wetland. The boundaries of the site area and the project design has been revised to avoid (filling) this wetland. CON-4. Wetland Setbacks. Maintain a minimum 50-foot development-free setback from wetlands including but not limited to paving or structures. Setbacks greater than 50-feet may be required on lots of two or more acres as determined through development review. The City may waive this requirement for minor encroachments if it can be demonstrated that the proposed setback adequately protects the functions of the wetland to the maximum extent feasible and resulting values to the satisfaction of the City after review by appropriate regulatory agencies. Consistent with waiver (Variance action required). The project design proposes a minimum setback of 5-10 feet from the development improvements to the edge of an existing 0.09-acre jurisdictional wetland. While a 50-foot development-free setback/buffer is required by this policy, providing this setback is not practical or reasonable. An assessment of the wetland was completed by a qualified wetland expect, who found that while the wetland is hydrologically-linked to waterways downstream, it is isolated, completely surrounded by development and has limited biological value. The qualified wetland expert found and recommended that the reduced is adequate with incorporation of appropriate landscaping and fencing. As required by this policy, the project plans with this reduced setback/buffer were forwarded to the appropriate regulatory agencies for review and comment (California Regional Water Quality Control Board and California Department of Fish and Wildlife). Neither agency responded or provides comments on the reduced setback and waiver. SUSTAINABILITY ELEMENT SU-5a. Green Building Regulations. Require new construction and remodel projects to comply with adopted green building regulations. Consistent with conditions. The project is being designed to meet the LEED Gold and Cal-Green Tier 1 standards. The project includes a solar panel zone along the southern portion of the arched roof. A condition of approval is recommended to ensure code compliance. SU-5c. Water Efficiency Programs. Develop and implement water efficiency and conservation programs to Consistent with conditions. The project is subject to and will be required to comply with MMWD Water Conservation Ordinance 429,
ATTACHMENT 3 3530 CIVIC CENTER DRIVE – CITY OF SAN RAFAEL FIRE STATION 57 ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2020 File #: ED15-082 & V16-005 PAGE: 3-8 achieve a 30% reduction in water use by 2020, including water efficient landscape regulations, PACE financing, water audits, upgrades upon resale, and education and outreach. which includes water-efficient landscaping and gray water measures. SU-6. New and Existing Trees. Plant new and retain existing trees to maximize energy conservation and carbon sequestration benefits. Consistent with conditions. See the Initial Environmental Study. The project site contains a number of existing mature trees including one Coast redwoods. Tree removal is proposed but would be off-set by the planting of new trees. Street tree and parking lot tree planting are included in the landscape plan and are required as a condition of approval. AIR AND WATER QUALITY ELEMENT AW-7. Local, State and Federal Standards. Continue to comply with local, state and federal standards for water quality. Consistent with conditions. The project would be required to comply with the City’s Stormwater Pollution Prevention standards (MCSTOPPP). The proposed plan is designed to be consistent with the stormwater pollution standards by treating stormwater runoff on-site in landscape areas or through an on-site filtration area before it enters into the storm drain system. AW-8. Reduce Pollution from Urban Runoff. Address non-point source pollution and protect receiving waters from pollutants discharged to the storm drain system by requiring Best Management Practices quality. Support alternatives to impervious surfaces in new development, redevelopment or public improvement projects to reduce urban runoff into storm drain system, creeks and the Bay. Require that site designs work with the natural topography and drainages to the extent practicable to reduce the amount of grading necessary and limit disturbance to natural water bodies and natural drainage systems. Where feasible, use vegetation to absorb and filter fertilizers, pesticides and other pollutants. Consistent See Policy AW-7 above. Furthermore, as a standard building permit condition of approval, the proposed project would implement a storm water pollution and prevention plan (SWPPP) and Best Management Practices to minimize impacts on water quality and non-point source pollution discharge into the storm water system.
Community Development Department – Planning Division
P. O. Box 151560, San Rafael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184
Meeting Date: August 23, 2016
Agenda Item:
Case Numbers:
GPA 15-001
Project Planner:
Kraig Tambornini [KT]
(415) 485-3092
REPORT TO PLANNING COMMISSION
SUBJECT: Amendments to San Rafael General Plan 2020 implementing the 10-Year Review of the
General Plan Policies and Programs completed in 2015, including a new Water land
use designation, and deletion or revision of policies and programs that have been
implemented in the various Elements of the General Plan 2020; City of San Rafael,
applicant; File No. GPA15-01
EXECUTIVE SUMMARY
In May 2015, the Planning Division completed review of a 10-year status report covering progress that
had been made toward implementing the City of San Rafael General Plan 2020 since its 2004 adoption.
The status report was presented to the Planning Commission on June 9, 2015, and the City Council on
July 20, 2015. This General Plan Amendment project, GPA15-001, addresses the amendments
recommended in the 10 year status report.
Staff has prepared revisions to several Goals, Policies and Programs in each of the 16 General Plan
2020 Elements. In addition, a number of amendments to the Land Use Maps have been identified. These
revisions have been made to keep the document current, reflecting completed actions and programs,
and changes in circumstances and conditions. All of the revisions made to the General Plan 2020 are
consistent with the recommendations of the 10-year status report and would not result in any significant
changes to growth and development anticipated under General Plan 2020.
RECOMMENDATION
It is recommended that the Planning Commission adopt a Resolution recommending to the City Council
adoption of General Plan Amendment GPA15-001.
BACKGROUND
The San Rafael General Plan 2020 provides the framework for future development within the City over a
20-year long range planning period. The General Plan is primarily comprised of two main parts, Elements
and a Land Use Map. The Elements, or topical areas, contain written policies and programs, as well as
additional figures or exhibits. The San Rafael General Plan contains 16 “Elements”, including a required
Housing Element and Land Use Elements. The Land Use Map designates locations deemed suitable for
various land uses in the City including, but not limited to, housing, commercial, industrial, parks and open
space lands.
General Plan 2020 was adopted in 2004. Since then, the General Plan has been amended numerous
times in response to changing circumstance and requirements that necessitated updates. These
changes included the adoption of the Sustainability Element, update of Housing Elements for the 4th and
5th cycle Regional Housing Numbers Allocation (RHNA), completion of Station Area Plans, dissolution of
the Redevelopment Agency, as well as other actions taken through the course of implementing the
General Plan.
REPORT TO PLANNING COMMISSION - Case No: GPA15-001 Page 2
The City of San Rafael prepares an annual review of its General Plan, in a manner consistent with
requirements of state law. In May 2015, the City completed and published a 10-Year Status Report of the
General Plan policies and programs to assess the approaches, challenges and accomplishments of
General Plan implementation. This review was prepared with input from members of a Working Group
consisting of representatives from many City departments. The recommendations on program
modifications contained in the status report have served as guidance for updates to the General Plan
Elements and Land Use Map. The 10-Year Status Report has been posted on City website and can be
accessed via the following link: http://www.cityofsanrafael.org/commdev-planning-proj-gp10yrpt. The
Planning Commission and City Council meetings and staff reports covering the 10-year review can also
be accessed on the City website via the following link: http://www.cityofsanrafael.org/meetings/.
City Council Resolution No. 8379 establishes General Plan Amendment Procedures, allowing up to four
amendments allowed per year (consistent with State Law). Multiple amendments may be grouped as one
action. One of the four amendments per year is reserved for use by the City with the other three
amendments available for private applicant proposals. General Plan amendments must be referred to
adjacent towns and agencies, districts, and certain regional, state and federal agencies. This amendment
has been processed following the procedures of City Council Resolution 8379. The City has not received
any other General Plan amendment requests or proposals for 2016.
PROJECT DESCRIPTION
The recommended changes to the General Plan 2020 include minor amendments in each of the 16
Elements and minor revisions to the Land Use Plan Map.
General Plan 2020 Land Use Element Text Amendments
Revisions to the Elements respond to the 10-year status report recommendations. In several cases,
where the 10 year status report had indicated to delete a completed policy or program, staff has instead
proposed to retain the policy or program, making minor text revisions to reflect its current implemented
status. For those programs and policies that have been implemented completely, and proposed for
deletion, the program or policy number will be retained in the document. In this way, the revisions made
to General Plan 2020 can be tracked and referred to when General Plan 2040 is initiated. The revisions
have been identified in strike-out and underline text in Exhibit 2-A, and are also summarized in a table
commencing at Page 7 of the draft EIR Addendum prepared for the project (Exhibit 1-A).
General Plan 2020 Land Use Map Amendments
Revisions to the General Plan 2020 Land Use Map have been proposed to reflect existing land uses on
the affected properties. The recommended map changes can be found in the attachments to the Draft
Resolution (Exhibit 2B). These consist of: a) minor changes to publicly owned lands (SMART, City and
County), to reflect the public land use, b) adoption of a new Water designation for waterways, and c)
corrections to several land use designations applied to private properties.
The most significant revision is adoption of the new Water designation for public and privately owned
parcels that lie within the bay and canal waterways. This revision matches the existing land use and
zoning of the affected properties and would not affect growth or development within the City. The
proposed changes to other publicly owned properties also will not affect development or growth, but
reflect current underlying public land uses of the affected properties. Similarly, changes to other privately-
owned parcels are minor and would not affect growth or development within the City. These include
changes to several parcels on Los Gamos Road in north San Rafael that have been approved for open
space use, but that have been assigned a Residential land use designation, and a residentially
developed property on Pt San Pedro Road that has been assigned an Open Space designation.
REPORT TO PLANNING COMMISSION - Case No: GPA15-001 Page 3
ANALYSIS
The changes to the General Plan 2020 that are being recommended to the policies and programs fall
into three general categories: completion, deletion and revision. The Planning Commission
recommendation will be forwarded to the City Council for an action. Following action on the amendments
staff would prepare an updated Land Use Map, and then review the Zoning Ordinance and Map for any
corrections necessary to ensure consistency between the General Plan and Zoning regulations. Minor
corrections to some of the zoning designations applied to properties affected by the Map updates are
anticipated. Staff will also evaluate whether there are any corrections or revisions recommended to the
zoning code text.
As noted in the General Plan 2020 10-Year Status Report, the majority of the General Plan 2020
Programs are being carried forward with little or no change. The Commission had made comments on
five main topic areas in response to the 10-Year Status Report. Specifically, changes to the Economic
Vitality Element (in light of dissolution of the Redevelopment Agency), SMART transportation agency
effects on the City, Station Area planning, homelessness and affordable housing. These topics were
addressed in staff’s report to the City Council, and further noted in the respective topic areas below.
Additionally, several policies or programs had been identified for deletion in the 10-Year status report due
to the fact that ordinances had been adopted to implement these items. Planning Staff has revised its
recommendation to maintain policies and programs that support implementing ordinances, as they are
viewed as providing the foundation for the support of these regulations.
The changes being recommended to each of the General Plan 2020, Elements and the City of San
Rafael Land Use Map, are discussed briefly as follows:
Land Use Element: Amendments primarily consist of minor revisions to text in the Programs established
to implement four of the Land Use Element policies, such as recognizing actions taken to implement
programs or policies or reflect changes to timeframes as a result of action taken to implement the plan to
date. The only material change to this Element is the addition of a “Water” land use designation to the
land use table Exhibit 11, referenced in Policy LU-23. The Water designation applies to the open
navigable waterways of the Bay and San Rafael Canal, and is consistent with the current Water (W)
Zoning District that has applied to these lands for the past two decades.
Land Use Map: The changes to the Land Use Map (which illustrates the distribution of land uses
envisioned by Exhibit 11) are not substantive. The main reasons for the recommended revisions are to
ensure consistency between the Zoning and General Plan, and to reflect current land use potential.
Adopting a formal Water designation for tidally influenced, open and navigable waterways (including the
San Rafael Canal and excluding all other creeks) reflects the current land use limitations affecting these
properties, and is consistent with long-standing zoning standards.
Revisions to apply suitable Public/Quasi-Public or Open Space land use designations for publicly-owned
lands (SMART rights-of-way, and City and County properties) assures development potential and use of
these properties is accurately depicted, and also matches existing zoning in most of these cases.
Corrections to several remnant parcels along Los Gamos Road to reflect their approval as open space
buffers is appropriate. Likewise, a correction to the map is appropriate for a residentially developed
property at 1920 Pt San Pedro Road which has been historically identified as Open Space, whereas it
has been continuously developed and occupied as a residential property.
Once these map amendments have been adopted, staff will initiate reprinting of the map to include these
changes, along with other map revisions that have been adopted since 2004.
REPORT TO PLANNING COMMISSION - Case No: GPA15-001 Page 4
Housing Element: The Housing Element was recently amended in 2015. However, during the 10-year
status report the City Council asked to include information regarding several topics. The amendments
apply to four programs. These include a reference made to the Homeless Action Plan and the recent
adoption of a Junior Second Unit program. At the 10-year review Commission members had commented
there were too few policies or programs addressing homeless issues, and affordable housing. Some of
this has been addressed in the 2015-2023 housing element, but also will be a topic that would be
appropriate to consider addressing further in the planned update General Plan 2040. The text changes
reference additional actions taken to implement the Housing Element. Staff has consulted with the State
Housing and Community Development (HCD) regarding these changes, and HCD concurs that these
changes are insignificant in nature.
Neighborhoods: Amendments apply to 25 Programs to reflect various changes in land uses and
development, work that was called for and completed to implement policies and programs, update
timeframes, etc. Specific accomplishments include encourage more mixed-use housing development
with changes to regulations such as the Neighborhood Commercial (NC) district, adoption of a Canalfront
Conceptual Design Plan and securing permanent access to Barbieri Park open space at Gold Hill grade.
Community Design Element: Amendments apply primarily to updating timeframes, status or responsibility
associated with 10 Programs and no materially significant changes. In particular, zoning amendments
have been made to allow more reuse opportunities for historic buildings, and the Canalfront plan was
completed.
Economic Vitality Element: Amendments apply to 8 programs updating timeframes, status, or
responsibility with obsolete programs deleted. The Commission had questioned deletion of the Economic
Vitality Element Program EV8b regarding Day Laborers. Staff noted that this program was a pilot-
program that operated for two years, and was ended as of 2008. The sponsors of the program (Canal
Alliance and Legal Aid of Marin) decided to discontinue the use after the pilot period ended. The program
has not been on the City’s work plan or Councils list of goals for a number of years. Therefore, the
program has been recommended for elimination. Eliminating as a program in the General Plan does not
preclude this use from being pursued if an application were filed for such an activity in the future.
Circulation Element: Changes to this element include referencing the Station Area Plan, and the City’s
Complete Streets Directive. A more significant addition includes a new policy and program (C-5.1 and C
5.1a) on anticipated change in the California State Law to use Vehicle Miles Travelled for CEQA
environmental review; replacing the local Level of Service standard.
Infrastructure Element: Changes to this element are minor, with deletion of Policy I-12, encouraging
working with sanitation districts to provide “cost effective services”, which has been deemed
unnecessary. No other material changes are proposed.
Governance Element: Minor changes have been made primarily with respect to references made to other
policies or programs, and to continue to encourage reducing governmental constraints to encourage a
variety of housing options within the City.
Sustainability Element: A number of changes have been made to relocate policies and programs from
the Conservation Element to the Sustainability Element. A number of policies and programs that were
recommended in the 10-year status report for deletion have been retained, because they support
regulations which have been adopted to implement the City’s long range sustainability goals. These
include policies that continue ongoing support of regulations and efforts to encourage renewable energy
use, local food production, waste reduction and social equity.
REPORT TO PLANNING COMMISSION - Case No: GPA15-001 Page 5
Culture and Arts Element: A number of programs are proposed to be deleted which had a short term
time-frame and have been completed, including completion of programs and plans for preservation and
ongoing vitality of the Falkirk historic property (aka, Falkirk Cultural Center).
Parks and Recreation Element: The three policies and programs scheduled for deletion have either been
dropped or completed, consisting of the Marin History Museum program which has dropped by the
museum, and the pools and community gardens policies which were implemented. Residents now have
access to San Rafael school pools and the Terra Linda Garden and Canal Community Garden opened in
2013.
Safety Element: Changes to this Element are made to reflect the fact that the City Fire District is no
longer overseeing the hazardous waste sites in the City which has been delegated to County (CUPA)
and other agencies. A new Program S-21a was also added since the 10-Year Review to support
monitoring of sea level rise issues.
Noise Element: Program N-6b has been deleted as a land use policy has been implemented to
encourage mixed use development. Elimination of this as a specific short term program would not be
counter to serving the Policy N-6 calling for implementation of land use strategies to help reduce traffic
noise.
Open Space Element: No notable changes are proposed.
Conservation Element: Several Policies were moved to the Sustainability Element.
Air and Water Quality Element: Regulations implemented by building codes and regional agency actions
banning woodburning appliances have completed Program AW-4b
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Act (CEQA) Guidelines, a General Plan Amendment action is
subject to environmental review. The proposed components of the General Plan Amendment were
carefully reviewed against the San Rafael General Plan 2020 certified Environmental Impact Report
(Plan EIR), 2004. Based on this review and the completion of an Initial Study, staff has prepared an
Addendum (No. 4) to the Plan EIR. The amendment components would not result in any new significant
impacts or an increase in the severity of the impacts presented in the Plan EIR. A copy of the Addendum
has been distributed to the Planning Commission for review.
NEIGHBORHOOD MEETING / CORRESPONDENCE
Notice of the General Plan Amendment has been provided in accordance with the City of San Rafael
General Plan Amendment Procedures (CC Resolution 8379), Assembly Bill 52 (Tribal Consultation), San
Rafael Municipal Code and State Law, as follows:
In September 2015, the Planning Division notified the Graton Rancheria Tribal Heritage
Preservation Office, all affected and interested utilities, agencies and local districts, nearby Cities
and the County of Marin, including; Sonoma Marin Transit, Las Gallinas Valley Sanitary District,
Association of Bay Area Governments, Army Corp of Engineers, and State Housing and
Community Development.
In July 2016, the Planning Division mailed courtesy notices to all private property owners located
in the bay and canal waterbodies that would be included in the Water land use designation.
REPORT TO PLANNING COMMISSION - Case No: GPA15-001 Page 6
Courtesy notices were also mailed to the other private property owners that would be affected by
land use map changes.
On July 26, 2016 the Planning Division provided a presentation to the North San Rafael Coalition
and Federation of San Rafael Neighborhoods.
On or before August 5, 2016 a notice of the Planning Commission hearing on the General Plan
Amendments GPA15-001 was published in the Marin IJ, and mailed to private property owners
and all of the individuals, agencies and entities that had previously been sent notification letters
and courtesy notices regarding the proposed text and map amendments.
Several property owners have contacted staff in response to courtesy notices sent regarding the map
amendments; specifically with regard to the new Water designation. Staff clarified the purpose to be
consistent with the existing zoning and land use limitations that currently apply to the subject properties.
No significant issues or concerns have been raised to date.
OPTIONS
The Planning Commission has the following options:
1. Approve the amendments as presented (staff recommended).
2. Approve the amendments with certain modifications, changes or additional conditions of
approval.
3. Continue the applications and direct staff to address any of the Commission’s comments or
concerns.
4. Deny the amendments (not recommended).
EXHIBITS
1. Draft Resolution recommending adoption of an Addendum 4 to the General Plan 2020 FEIR, with
attachment (General Plan 2020, FEIR Addendum No. 4)
2. Draft Resolution recommending adoption of GPA15-001, with attachments (Attachment A and
Attachment B)
EXHIBIT 1
1
RESOLUTION NO. ___
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL THE
ADOPTION OF ADDENDUM NO. 4 TO THE CERTIFIED SAN RAFAEL GENERAL PLAN
2020 FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) (SCH# 2003052031)
PREPARED FOR GENERAL PLAN AMENDMENT GPA15-001
(10 YEAR REVIEW POLICY AND MAP UPDATES)
WHEREAS, on November 15, 2004, the San Rafael City Council adopted Resolution
No. 11664, certifying the San Rafael General Plan 2020 Final Environmental Impact Report
(General Plan 2020 FEIR). The General Plan 2020 FEIR is comprised of the following:
Draft EIR prepared by Nichols-Berman Environmental Consultants, February 2004;
San Rafael General Plan 2020 Background Report prepared by the City of San Rafael,
April 2001 and updated August 2003;
Response to Comments to Draft EIR prepared by Nichols-Berman Environmental
Consultants, August 2004; and
WHEREAS, the General Plan 2020 FEIR assessed the physical environmental impacts
caused by implementation of the San Rafael General Plan 2020, and concludes that many of the
significant environmental effects can either substantially lessened through adoption of feasible
mitigation measures and that some of these effects would remain significant and unavoidable
despite the adoption of all feasible mitigation measures; and
WHEREAS, the certification of the General Plan 2020 FEIR was supported by the
following findings:
1. The FEIR for the General Plan 2020 has been completed in compliance with CEQA;
2. The FEIR is legally sufficient, not only for approval of General Plan 2020, but for all
subsequent actions such as Rezonings, Pre-zonings, Annexations and revisions to the San
Rafael Municipal Code and regulations as necessary to implement the provisions of the
General Plan 2020;
3. The FEIR reflects the independent judgment of the City of San Rafael and the City
Council of the City of San Rafael; and
WHEREAS, subsequent to certifying the General Plan 2020 FEIR, on November 15,
2004, the San Rafael City Council adopted Resolution No. 11665 adopting the San Rafael
General Plan 2020; and
WHEREAS, The adoption of the San Rafael General Plan 2020 was supported by CEQA
Findings of Fact and a Statement of Overriding Consideration (Appendix C to Resolution 11665)
and approval of a Mitigation Monitoring and Reporting Program (MMRP, Appendix B to
Resolution 11665); and
WHEREAS, since 2004, the San Rafael General Plan 2020 has been amended several
times, and in processing and adopting many of the subsequent amendments, the City has relied on
use of the General Plan 2020 FEIR for environmental review and clearance; and
EXHIBIT 1
2
WHEREAS, In 2009, the City prepared and adopted an Addendum to the General Plan
2020 FEIR (Addendum No. 1), which assessed a General Plan Amendment to change the Plan-
adopted traffic level of service (LOS) standard a the intersection of 3rd and Union Streets; and
WHEREAS, in 2011, the City of San Rafael prepared and adopted an Addendum to the
General Plan 2020 FEIR (Addendum No. 2) which assessed a General Plan Amendment (GPA11-
001) which covered a) amending the Housing Element, b) incorporating a new Sustainability
Element, c) amending wetlands conservation Policy CON-3 and d) eliminating the City’s Project
Selection Process that allocated limited traffic capacity to new land development projects; and
WHEREAS, in 2015, the City prepared and adopted an Addendum to the certified EIR
(Addendum No. 3), which assessed a General Plan Amendment for the Housing Element (2015-
2023); and
WHEREAS, in 2015, the City of San Rafael initiated the current General Plan
Amendment (GPA15-001) in response to its 10 year review of the General Plan 2020, that
includes minor revisions, corrections, and deletion of policies and programs in the General Plan
2020 deemed appropriate to keep the document current; and
WHEREAS, the General Plan 2020 10-Year Status Report can be found at:
http://docs.cityofsanrafael.org/CommDev/planning/GP2020Report/San-Rafael-GP-Status-
Report.pdf; and
WHEREAS, as required by the California Environmental Quality Act (CEQA)
Guidelines, General Plan Amendment GPA15-001 is defined as a ‘project’ and subject to
environmental review; and
WHEREAS, given the components and scope of this project, which consist of updates to
policies and programs in the General Plan 2020 to keep the document current as well as
consistent with existing City land and zoning, it was determined that “tiering” from the General
Plan 2020 FEIR is appropriate and consistent with the CEQA Guidelines Section 15152 in that:
1. The components of the project and respective environmental topic areas are broadly
covered and analyzed in the General Plan 2020 FEIR. While the addition of a Water land
use designation is a new classification, the Water designation simply reflects existing
regulatory limitations and constraints applicable to the affected properties including those
contained in the current zoning limitations. In a similar way, the addition of Vehicle
Miles Traveled as a new method of evaluation for traffic impacts simply reflects
anticipated changes in CEQA regulations and would not materially change development
capacity or constraints. Finally, the updates to timeframes and responsibilities, inclusion
of additional references to completed planning and policy documents, and deletion of
completed policies and programs do not materially affect the General Plan 2020 long
range planning document. The impacts from anticipated land use and development
including anticipated growth, jobs, housing, infrastructure as well as program and policy
changes called for in the General Plan are analyzed in detail in the General Plan 2020
FEIR, and the minor amendments proposed do not increase the impacts or create any new
impacts not previously considered and addressed by the FEIR.
2. The project proposes a General Plan Amendment that is not specific to a particular
development project. It addresses amendments to current policies and proposes new plan
EXHIBIT 1
3
policies that are applicable to the entire San Rafael Planning Area. The level of detailed
contained in this tier need not be greater than the program, plan or policy being analyzed.
WHEREAS, to further support “tiering” from the General Plan 2020 FEIR, an Initial
Study has been prepared utilizing the most current CEQA Guidelines environmental checklist,
and considering the following factors that constitute the “baseline” for review:
1. None of the components of the project result in any changes to land use assumptions or
projections currently presented in the San Rafael General Plan 2020 and analyzed in the
General Plan EIR. No changes are proposed to land use designations or their respective
density and intensity parameters, nor are any changes proposed to adopted land use
designations for individual sites/properties. Further, the project proposes no changes to
circulation (transportation/traffic) projections, policies or implementing programs that
would result in changes to level of service conditions at intersections or along arterials.
2. The proposed deletion of policies and programs that have been completed within each of
the 16 General Plan 2020 Elements applies only to those policies and programs that no
longer require any further monitoring or implementation. These items were assessed by
the General Plan 2020 FEIR and their completion has been anticipated. Likewise,
changes to the timeframe for completion or assignment of responsibility would not
materially alter the affected program or policy, and relocation of several Conservation
Element policies and programs to the Sustainability Element would have no materially
effect on the document.
3. The proposed Circulation Element new Policy C-5.1 and Program C-5.1 for including
Vehicle Miles Traveled as an additional method of evaluating traffic impacts would be
consistent with planned changes to CEQA Guidelines and would not change how traffic
impacts are calculated and modeled in the City. Rather, the amendment is intended to
expand how traffic impacts are viewed regionally.
4. The proposed Water land use designation would have no environmental impacts. The
designation reflects existing regulatory limitations that already apply to these properties,
and does not grant a land use entitlement to develop or build and is not subject to further
environmental review under the CEQA Guidelines; and
WHEREAS, in preparing the Initial Study, the project was reviewed against impacts
identified and mitigation measures included in the certified General Plan 2020 FEIR (2004). The
purpose of this review was to determine if the project would result in: new significant impacts; an
increase in the severity of impacts; or new or expanded mitigation measures from those analyzed
and determined in the General Plan EIR; and
WHEREAS, the project and the findings of the Initial Study were assessed to determine
whether an Addendum to the EIR, Supplemental EIR or Subsequent EIR would be appropriate to
address environmental review for General Plan Amendment GPA15-001. Public Resources Code
Section 21166 and CEQA Guidelines Section 15162 set forth limited situations in which a
Supplemental EIR or Subsequent EIR is required once an FEIR has been certified. Further,
CEQA Guidelines Section 15164 provides for preparation of an Addendum EIR if no
Supplemental EIR or Subsequent EIR is required; and
WHEREAS, as demonstrated in the preparation of an Initial Study and comparing the
project activities and actions against the impacts identified and mitigation measures included in
EXHIBIT 1
4
the General Plan 2020 FEIR, none of the conditions analyzed under the General Plan 2020 FEIR
have changed, nor does the proposed project meet the criteria for preparing a Subsequent EIR or
Supplemental EIR. Further, the project will not result in one or more significant effects not
discussed in the General Plan EIR, nor does the project create substantially more severe
significant effects than previously examined in the General Plan EIR. Therefore, the Initial Study
supports and recommends an Addendum versus the preparation of a Subsequent EIR or
Supplemental EIR. Lastly, the project has been analyzed consistent with the provisions of State
CEQA Guidelines Section 15183.5. As a result, an addendum to the certified General Plan 2020
FEIR (Addendum) was prepared; and
WHEREAS, on July 8, 2016, Addendum (No. 4) to the San Rafael General Plan 2020
FEIR prepared for General Plan Amendment GPA15-001 was published; and
WHEREAS, on August 23, 2016, the Planning Commission has reviewed and
considered the Addendum No. 4 for General Plan Amendment GPA15-001, along with the
previously certified General Plan 2020 FEIR and all applicable mitigation measures therein; and
WHEREAS, the custodian of documents which constitute the record of proceedings
upon which this decision is based, is the Community Development Department.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission
recommends to the City Council the adoption of the Addendum No. 4 to San Rafael General Plan
2020 FEIR for the General Plan Amendment GPA15-001 based on the following findings, and
hereby reaffirms the findings made by the City in adopting Resolution No. 11664 (listed above)
certifying the General Plan 2020 FEIR:
1. CEQA Section 21166 and its corresponding CEQA Guidelines Sections 15162 and
15163, provide that once an EIR has been prepared, no subsequent or supplemental EIR
shall be required by the lead agency unless: (a) substantial changes are proposed in the
project, requiring major revisions in the EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects; (b) substantial changes arise in the circumstances of the project's
undertaking, requiring major revisions in the EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects; or (c) new information, which was not known and could not
have been known at the time the EIR was certified, shows any of the following:
The project will have one or more significant effects not discussed in the previous
EIR;
Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible, and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or mover significant
effects on the environment, but the project proponents decline the mitigation measure
or alternative.
2. CEQA Guidelines Section 15164(a) provides that a lead agency shall prepare an
Addendum to a previously certified General Plan 2020 FEIR if some changes or
EXHIBIT 1
5
additions to the certified EIR are necessary but none of the conditions calling for the
preparation of a supplemental EIR have occurred. Based on the analysis and
documentation in Addendum No. 4 and the supportive Initial Study environmental
checklist prepared for the proposed project, none of the situations described in CEQA
Section 21166 and CEQA Guidelines Sections 15162 and 15163 apply here. Based on
the results of the supportive Initial Study environmental checklist, the City has concluded
that the proposed project would not result in new significant adverse impacts nor an
increase in the severity of impacts identified and studied in the certified General Plan
2020 FEIR. None of the conditions requiring a supplemental or subsequent EIR exists
and the Addendum has been prepared in compliance with CEQA.
3. The Addendum has been prepared in accordance with CEQA, the CEQA Guidelines, and
the provisions of the City of San Rafael Environmental Assessment Procedures Manual.
4. The Addendum has been presented to the Planning Commission and City Council, who
have reviewed and considered the information in the Addendum and the certified General
Plan 2020 FEIR prior to approving the Project Approvals.
5. The Addendum No. 4 and the certified General Plan 2020 FEIR reflect the City's
independent judgment and analysis.
The foregoing resolution was at the regular City of San Rafael Planning Commission meeting
held on the 23rd day of August 2016.
Moved by Commissioner ____________ and seconded by Commissioner ___________.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: _______________________________ ______________________________
Paul A. Jensen, Secretary Chair
Attachment A – General Plan 2020 EIR Addendum No. 4
ADDENDUM (No. 4)
TO SAN RAFAEL GENERAL PLAN 2020
ENVIRONMENTAL IMPACT REPORT
(SCH#2003052031)
FOR AMENDMENT TO
San Rafael General Plan 2020 Proposing:
General Plan Update (10-year review)
Project File No. GPA15-001
Prepared By:
Metropolitan Planning Group
1303 Jefferson Street Ste. 100-B
Napa, CA 94559
Lead Agency:
City of San Rafael
Community Development Department
1400 Fifth Avenue (P.O. Box 151560)
San Rafael, CA 94915-1560
Contact: Paul A. Jensen, Community Development Director
July 8, 2016
EXHIBIT 1 - ATTACHMENT A
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 2
TABLE OF CONTENTS
A. INTRODUCTION ................................................................................................................ 3
B. BACKGROUND ................................................................................................................. 3
C. PROJECT DESCRIPTION ................................................................................................. 5
D. ENVIRONMENTAL ANALYSIS.........................................................................................14
E. INITIAL STUDY CHECKLIST ............................................................................................26
I. AESTHETICS .................................................................................................................28
II. AGRICULTURAL AND FORESTRY RESOURCES .........................................................29
III. AIR QUALITY ..................................................................................................................30
IV. BIOLOGICAL RESOURCES ...........................................................................................32
V. CULTURAL RESOURCES ..............................................................................................34
VI. GEOLOGY AND SOILS ..................................................................................................35
VII. GREENHOUSE GAS EMISSIONS ..................................................................................37
VIII. HAZARDS/HAZARDOUS MATERIALS ...........................................................................38
IX. HYDROLOGY AND WATER QUALITY ...........................................................................39
X. LAND USE AND PLANNING ...........................................................................................42
XI. MINERAL RESOURCES.................................................................................................43
XII. NOISE ............................................................................................................................43
XIII. POPULATION AND HOUSING: ......................................................................................45
XIV. PUBLIC SERVICES: .......................................................................................................46
XV. RECREATION ................................................................................................................46
XVI. TRANSPORTATION AND CIRCULATION ......................................................................47
XVII. UTILITIES AND SERVICE SYSTEMS .............................................................................49
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE (CAL. PUB. RES. CODE §15065) ...............50
F. SOURCE REFERENCES ..................................................................................................51
G. PUBLIC REVIEW ..............................................................................................................52
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 3
A. INTRODUCTION
The City of San Rafael is amending the City’s General Plan 2020 document to ensure that the
policies and programs continue to be applicable and relevant to the vision of the General Plan.
The targeted amendments focus on maintaining the established goals and policy directions of
the existing General Plan while making adjustments that respond to changes in the ten years
since the Plan was adopted. The majority of policies and programs would not require revisions,
most notably those with long-term timeframes. Programs with short-term timeframes and those
that have been affected by changing circumstances are updated through this General Plan
Amendment. In keeping with the approach to maintain the framework established in the current
General Plan, most changes consist of minor text and timeframe updates while new programs
and revisions were integrated into the structure of General Plan.
Pursuant to Section 15164 of the CEQA Guidelines, an Environmental Impact Report (EIR)
Addendum is considered the appropriate document when “only minor technical changes or
additions are necessary” and which would not affect or otherwise contribute to significant
environmental effects. An Addendum is the most appropriate document pursuant to CEQA
Guidelines because the General Plan Amendment does not introduce any new impacts or more
severe impacts relative to what was previously analyzed and none of the conditions described in
Section 15162 have occurred.
This Addendum has been prepared in accordance with Section 15164 of the CEQA Guidelines
and analyzes the potential impacts of the General Plan Amendment relative to those impacts
previously identified in the San Rafael General Plan 2020 Environmental Impact Report (EIR)
(SCH# 203052031), which was certified on November 15, 2004 through City Council Resolution
No. 11664. While the General Plan Amendment does include minor changes such as those
outlined below, it is consistent with what was identified in the EIR and would not result in any
new significant environmental impacts or substantially increase the severity of previously
identified significant impacts from those previously identified in the certified General Plan EIR.
The General Plan Amendment has been reviewed against the impacts and mitigation measures
presented in the certified General Plan EIR. As set forth below, this Addendum finds that there
would be no change to the impacts evaluated for housing, population and growth,
circulation/transportation, air quality, noise, biological resources, or other environmental
categories.
B. BACKGROUND
On November 15, 2004, the City Council of the City of San Rafael adopted the San Rafael
General Plan 2020 (General Plan). The General Plan has subsequently been amended with an
update to the Housing Element, the introduction of a Sustainability Element, changes to various
policies, and the redesignation of several land uses.
The City of San Rafael prepared an Environmental Impact Report (EIR) to assess the physical
environmental impacts of the General Plan, its policies and implementing programs (SCH
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 4
#2003052031) in accordance with the California Environmental Quality Act (CEQA) Guidelines.
The Final EIR (FEIR) was certified by the City Council on November 15, 2004 (City Council
Resolution No. 11664,). The certified EIR consists of the following volumes:
San Rafael General Plan 2020 Background Report; April 12, 2001/reprinted
December 19, 2003;
San Rafael General Plan 2020 Draft Environmental Impact Report (DEIR);
February 2004; and
San Rafael General Plan 2020 FEIR/Response to Comments to the Draft
Environmental Impact Report; August 2004
The certified EIR (including the DEIR, FEIR and subsequent amendments) assesses
environmental impacts of the General Plan development projections through 2020 (cumulative).
These impacts include, among others, transportation, air quality and noise. The certified EIR
serves as a program-level environmental document for subsequent City actions that are
deemed consistent with the General Plan. Further, the certified EIR was prepared and deemed
legally sufficient to serve as a project-level environmental document for subsequent actions
such as re-zonings, pre-zonings, annexations and revisions to the San Rafael Municipal Code
and regulations, as deemed necessary or recommended to implement the provisions of the
General Plan.
As noted, since 2004 the San Rafael General Plan 2020 has been amended numerous times.
In processing and adopting many of these subsequent amendments, the City has relied on use
of the Plan’s certified EIR for environmental review and clearance. In 2009, the City prepared
and adopted an Addendum to the certified EIR (Addendum No. 1), which assessed a General
Plan amendment to change the Plan-adopted traffic level of service (LOS) standard at the
intersection of 3rd Street and Union Street. In 2011, the City prepared and adopted an
Addendum to the certified EIR (Addendum No. 2), which assessed a General Plan Amendment
for the Housing Element (2009-2014), a New Sustainability Element and Greenhouse Gas
(GHG) Reduction Strategy, an amendment to Conservation Element Policy CON-3, as well as
the elimination of the Project Selection Process (PSP). In 2015, the City prepared and adopted
an Addendum to the certified EIR (Addendum No. 3), which assessed a General Plan
Amendment for the Housing Element (2015-2023).
The General Plan and EIR are available for review at the following location:
City of San Rafael Community Development Department
1400 5th Avenue, 3rd floor,
San Rafael, California 94915
The General Plan is also available on the City’s website, which can be accessed at:
http://www.cityofsanrafael.org/Government/Community_Development/General_Plan_2020.htm
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 5
C. PROJECT DESCRIPTION
The City of San Rafael has proposed the amendment of the General Plan 2020 (General Plan
Amendment No. GPA15-001, initiated 1.13.2016) to update applicable policies and programs in
each of the General Plan Elements. The goal is to bring the text and format of the General Plan
up-to-date, to clarify policies and to remove inaccurate information. The amendments do not
substantially change the established policy framework and direction. The General Plan
Amendment does not propose development nor does it require construction of specific projects.
The purpose of the General Plan Amendment is to reinforce local goals, policies, and programs
to implement the vision of the community.
Prior to the preparation of the General Plan Amendment, the City of San Rafael assembled a
10-Year Status Report to review the progress of policy and program implementation of the
General Plan, laying a roadmap to streamline and update applicable components of the General
Plan.
The 10-year review was completed with input from members of a Working Group consisting of
representatives from several city departments. A comprehensive review of short-term and
annual programs was conducted for each of the 16 elements in the General Plan. Additionally,
select long-term and ongoing programs were also included in the review. Through this 10-year
review, the City of San Rafael has evaluated which programs can be removed due to
completion, what strategies and programs will need to be continued, and where revisions are
needed to reflect changes over the past decade. Recommendations contained within the report
provide guidance to update the policies and programs in the General Plan.
A majority of policies and programs in the General Plan will not require changes and have not
been listed in the table below. Rather, the table below provides a summary of the proposed
changes to the General plan policies and programs. Where policies and programs require
changes as shown in the table, most require minor text updates. Policies and programs that
have been completed or are no longer applicable comprise a portion of the programs that need
to be changed; the changes in these cases are the deletion of the policies and programs.
Revised text and new programs have been included as needed to adequately address changes
since the adoption of the 2004 General Plan. Overall, the General Plan Amendment does not
propose significant change to the vision and direction of the current General Plan.
The table below identifies the changes made in the General Plan Amendment. The actions of
the General Plan Amendment are classified into five general categories: No Change/ Minor
Update, Completed, Deleted, Revised, and New.
No Change/Minor Update - Many policies and programs will be carried forward into the
Amended General Plan unchanged. The general success or lack of significant action
during the planning period calls for many programs to be continued. Some programs
require minor updates that do not cause any major change to the original text; this
includes reference number updates, changes in responsible parties, or extending
timeframes.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 6
Completed – Polices and programs that have been completed are proposed for deletion.
Deleted – Policies and programs that are no longer relevant are proposed for deletion.
Revised – Some policies and programs require a text update to respond to changes that
have occurred since the adoption of the General Plan. Revisions may be required due to
completion of planning documents, implementation of new projects, collection of updated
information, and other changes. Policies and programs are characterized as revised if
they have been moved to another Element or consolidated with programs in another
Element. A number of programs in the Conservation Element were moved to and/or
consolidated with programs in the Sustainability Element, which merged similar or
redundant programs and relocated programs to Elements where they have a close
logical association.
New – Policies and programs added through this General Plan Amendment are
considered new.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 7
Table of Changes to General Plan Policies and Programs
Element Program/
Policy
Modification
Land Use LU-8 No Change/ Minor Update. Crossed out page number reference,
numbers were not necessary and may change so it avoids
inconsistency.
LU-8b No Change/ Minor Update. Updated Housing Element program
number reference.
LU-20a Revised. Update program and timeframe to maintain zoning
standards adopted to implement the policy.
LU-21a Revised. Update program and timeframe to maintain zoning
standards adopted to implement the policy.
LU-23c No Change/ Minor Update. Timeframe changed to long term.
Exhibit 11 Revised. Water land use category added.
Housing H-11b Revised. Update program and timeframe to maintain zoning
standards adopted to implement the policy.
H-12 Revised. Reference Homeless Action Plan.
H-12a Revised. Reference Homeless Action Plan.
H-15 No Change/ Minor Update. Change Responsibility from
Community Development to Parking Services
H-19a No Change/ Minor Update. Specify sustainability program
reference numbers.
Neighborhood Intro Deleted “current” from policy reference.
NH-2a No Change/ Minor Update. Updated Housing Element program
number reference.
NH-3 No Change/ Minor Update. Updated Housing Element program
number reference.
NH-15a No Change/ Minor Update. Updated resource.
NH-16a No Change/ Minor Update. Updated resource.
NH-18a No Change/ Minor Update. Updated responsibility/ resource.
NH-21 No Change/ Minor Update. Update program reference.
NH-22 No Change/ Minor Update. Updated Housing Element program
number reference.
Intro Revised. Downtown District. Delete “which is now partially vacant”
NH-34a No Change/ Minor Update. Updated resource.
NH-36 No Change/ Minor Update. Acknowledge initiation of SMART rail
service.
NH-36b Revised. Add SMART and Downtown Station Area Plan reference.
NH-54a Revised. Text revised to maintain zoning and revise Timeframe.
NH-74a Revised. Text revised to reflect completion of Canalfront
Conceptual Design Plan. Added “Public Works” to responsibility
and “State and Federal Grants” as resources
NH-75 Revised. Amend policy to implement adopted plan, revise
Responsibility and Resources.
NH-75a Revise. Update program and Timeframe change to Ongoing.
NH-76a No Change/ Minor Update. Timeframe changed to long term.
NH-86 Revised. Added Civic Center station area plan reference.
NH-86a Revised. Added Civic Center station area plan reference.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 8
NH-88 Revised. Delete “If rail service is initiated.”
NH-94b No Change/ Minor Update. Timeframe changed to long term.
NH-95 Completed. Delete policy.
NH-95a Completed. Delete program.
NH-98 Revised. Add “maintain” to indicate continuing landscaping.
NH-118a Revised. Add “Village at Loch Lomond project approval” reference.
NH-118b Revised. Maintain program implementation.
NH-118c Revised. Facilitate program implementation.
NH-119 Revised. Maintain policy.
NH-119a Completed. Delete program.
NH-126a Revised. Encourage ongoing implementation of program.
NH-150a Revised. Added accomplishments. Timeframe changed to long
term.
NH-156a No Change/ Minor Update. Timeframe changed to long term.
Community
Design
CD-1b Completed. Delete program.
CD-3b No Change/ Minor Update. Timeframe changed to long term.
CD-3c No Change/ Minor Update. Change reference to related program.
CD-4a No Change/ Minor Update. Timeframe changed to long term.
CD-4b Revised. Added partially implemented accomplishments.
Timeframe changed to long term.
CD-4c No Change/ Minor Update. Timeframe changed to long term.
CD-4d No Change/ Minor Update. Timeframe changed to long term.
CD-5a Revised. Acknowledge completed Canalfront Conceptual Design
Plan.
CD-8a No Change/ Minor Update. Redevelopment replaced with
Economic Redevelopment as a resource.
CD-10b No Change/ Minor Update. Timeframe changed to long term.
CD-10c No Change/ Minor Update. Timeframe changed to long term.
CD-11a No Change/ Minor Update. Timeframe changed to long term.
CD-12a No Change/ Minor Update. Timeframe changed to long term.
CD-13 No Change/ Minor Update. Updated Housing Element program
number reference.
CD-15b Revised. Mentioned thresholds adjusted. Updated Housing
Element program number reference.
Economic
Vitality
Intro Revised. Revised outdated numbers
EV-2e Revised. Revised text, timeframe changed to ongoing.
EV-7a Revised. Examples added, timeframe changed to ongoing.
EV-8b Deleted.
EV-12b No Change/ Minor Update. Updated Housing Element program
number reference.
EV-13a No Change/ Minor Update. Timeframe changed to ongoing.
Updated Housing Element program number reference.
EV-14 No Change/ Minor Update. H-54a reference removed (program
completed)
EV-15b No Change/ Minor Update. Timeframe changed to ongoing.
EV-17a Revised. Expanded on pre-application actions. Timeframe
changed to ongoing.
Circulation Intro Revised. Revise “Background” and Update Exhibit 19 to add mode
split with 2013 data.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 9
Intro Revised. Revised “Transportation Successes” to reflect updates,
add Station Area Plan references and Complete Streets Directive
policy adoption.
Intro Revised. Update to “Transit Services” and remove outdated text.
Intro Revised. Update to “Paratransit Services” estimated needs.
Intro Revised. Update to “Bicycling and Pedestrian Facilities” to
reference Complete Streets Policy.
Intro Revised. Update to “Paratransit Services” estimated needs.
Intro No Change / Minor Update. Revise “Parking Facilities” sentence
structure.
Intro Revised. Update to “Funding Needs” to reflect new funding
sources.
Goal 12 Revised. Clarified reference to TAM
C-1a Revised. Clarified reference to TAM
C-2a Completed. Delete program.
(New) C-5.1 New. New policy on VMT for Environmental Review.
(New) C-5.1a New. New program on VMT for Environmental Review.
Exhibit 21 Revised. Project list updated.
C-7 Revised. Removed redevelopment as a source.
Intro Revised. Removed outdated text from “Expanding Alternatives to
the Single Occupant Automobile for Local and Regional Mobility”.
C-11a Revised. Removed outdated text.
C-11e No Change/ Minor Update. Updated Housing Element program
number reference.
Intro Revised. Removed outdated text from “Improving Transit and
Related Services”.
C-14a No Change/ Minor Update. Updated Housing Element program
number reference.
C-17a Revised. Updated SMART text reference.
C-17b Revised. Updated SMART text reference.
C-20 Revised. Updated SMART text reference.
C-20a Revised. Updated SMART text reference.
C-29e No Change/ Minor Update. Updated Housing Element program
number reference.
Infrastructure Intro Revised. Removed outdated text
I-4b No Change/ Minor Update. Removed redevelopment as a source.
I-8b Revised. Added text on continuing actions
Intro Revised. Updated “Water and Wastewater Infrastructure” water
supply text, and removed outdated text relevant to LGVSD
I-12 Deleted. Policy no longer considered necessary.
I-12a Deleted.
I-13 No Change/ Minor Update. Updated program number reference.
Intro Revised. Revised “Telecommunications” introduction to remove
outdated text.
I-15b Completed. Delete program.
Governance G-2 No Change/ Minor Update. Updated Housing Element program
number reference.
G-3 No Change/ Minor Update. Updated Housing Element program
number reference.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 10
Goal 21 Revised. Added text to highlight efforts to support community
participation.
G-5 Revised. Included reference to Community Engagement Action
Plan.
G-6 Revised. Included reference to Community Engagement Action
Plan.
G-7 Revised. Included reference to Community Engagement Action
Plan. Update Housing Element program reference.
G-8 Revised. Included reference to Community Engagement Action
Plan.
G-9b Revised. Text on exit interviews.
G-11a Revised. Replaced DART with CERT.
G-12b Revised. Removed outdated text.
Goal 22 Revised. Revised outdated numbers.
G-18c Revised. Added reference to SB 2.
Sustainability SU-3a No Change/ Minor Update. Timeframe changed to ongoing.
SU-3b Completed. Delete program.
SU-3c No Change/ Minor Update. Timeframe changed to ongoing.
SU-4 Revised. Integrated with CON-8
SU-4a No Change/ Minor Update. Timeframe changed to ongoing.
SU-4b No Change/ Minor Update. Program continues in some form but
responsibility changed to city manager
SU-4c No Change/ Minor Update. Timeframe changed to ongoing.
SU-4d Revised. Revised due to completion. References recent actions.
(New) SU-4e Revised. Moved from CON-17a.
(New) SU-4f Revised. Moved from CON-18b.
(New) SU-4g Revised. Moved from CON-18d Incentives for Solar and Clean
Energy and combined with CON-19a Energy Production.
SU-5a Deleted.
(New) SU-5b Revised. Moved from CON-18c.
SU-5b No Change/ Minor Update. Renumbered to SU-5c. Timeframe
changed to ongoing.
SU-5c Revised. Renumbered to SU-5d. Timeframe changed to ongoing.
Integrated CON-20a.
(New) SU-5e Revised. Moved from CON-20b
SU-5d No Change/ Minor Update. Renumbered to SU-5f. Timeframe
changed to ongoing.
(New) SU-6 Revised. Moved from CON-22.
(New) SU-6a Revised. Moved from CON-22a.
SU-6 No Change/ Minor Update. Renumbered to SU-7
SU-6a to 6b No Change/ Minor Update. Renumbered to SU-7a and SU-7b.
SU-6c Completed. Delete program.
SU-6d No Change/ Minor Update. Renumbered to SU-7c.
SU-7 No Change/ Minor Update. Renumbered to SU-8.
SU-7a No Change/ Minor Update. Renumbered to SU-8a. Resource
changed to Economic Development.
SU-7b No Change/ Minor Update. Renumbered to SU-8b.
SU-8 No Change/ Minor Update. Renumbered to SU-9.
SU-8a No Change/ Minor Update. Renumbered to SU-9a. Removed
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 11
redevelopment as a resource. Updated Housing Element program
reference.
SU-8c Revised. Moved and modified from PR-16a.
SU-9 No Change/ Minor Update. Renumbered to SU-10.
SU-9a Revised. Renumbered to SU-10a. Updated program status.
SU-9b No Change/ Minor Update. Renumbered to SU-10b. Timeframe
changed to ongoing.
SU-9c No Change/ Minor Update. Renumbered to SU-10c. Timeframe
changed to ongoing.
SU-9d No Change/ Minor Update. Renumbered to SU-10d.
(New) SU-
10e
Revised. Moved from CON-21a.
(New) SU-10f Revised. Moved from CON-21b.
(New) SU-
10g
Revised. Moved from CON-21c.
(New) SU-
10h
Revised. Moved from CON-21d.
(new) SU-10i Revised. Moved from CON-21e.
SU-9e No Change/ Minor Update. Renumbered to SU-10j. Timeframe
changed to ongoing.
SU-9f Completed. Delete program.
SU-9g No Change/ Minor Update. No Change/ Minor Update.
Renumbered to SU-10k.
SU-9h Completed. Delete program.
SU-9i Completed. Delete program.
SU-10 No Change/ Minor Update. Renumbered to SU-11.
SU-10a No Change/ Minor Update. Renumbered to SU-11a. Timeframe
changed to ongoing.
SU-10b No Change/ Minor Update. Renumbered to SU-11b. Timeframe
changed to ongoing.
SU-10c No Change/ Minor Update. Renumbered to SU-11c. Timeframe
changed to ongoing.
SU-10d No Change/ Minor Update. to SU-11d. Timeframe changed to
ongoing.
SU-10f No Change/ Minor Update. Renumbered to SU-11e.
SU-11 No Change/ Minor Update. Renumbered to SU-12.
SU-11a No Change/ Minor Update. Renumbered to SU-12a. Resource
changed to Economic Development.
SU-11b No Change/ Minor Update. Renumbered to SU-12b. Timeframe
changed to ongoing. Incorporated CON-17b.
SU-11c No Change/ Minor Update. Renumbered to SU-12c. Resource
changed to Economic Development.
SU-12 No Change/ Minor Update. Renumbered to SU-13.
SU-12a to
SU-12c
No Change/ Minor Update. Renumbered to SU-13a to SU-13c.
SU-12d Completed. Delete program.
SU-12e Revised. Renumbered to SU-13d. Include reference to CCAP.
SU-13 No Change/ Minor Update. Renumbered to SU-14.
SU-13a No Change/ Minor Update. Renumbered to SU-14a. Incorporated
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 12
CON-23a.
SU-13b No Change/ Minor Update. Renumbered to SU-14b. Incorporated
CON-24c.
SU-13c No Change/ Minor Update. Renumbered to SU-14c.
SU-13d Completed. Delete program.
SU-13e Completed. Delete program.
SU-13f Revised. Renumbered to SU-14d. Incorporated CON-24d.
SU-13g to
SU-13j
No Change/ Minor Update. Renumbered to SU-14e to SU-14h.
(New) SU-14i Revised. Moved from CON-18f. LEED changed to CalGreen
(New) SU-14j Revised. Moved from CON-24a.
(New) SU-
14k
Revised. Moved from CON-24b.
(New) SU-14l Revised. Moved from CON-25a.
SU-14 No Change/ Minor Update. Renumbered to SU-15.
SU-14a to
SU-14d
No Change/ Minor Update. Renumbered to SU-15a to SU-15d.
Culture and
Arts
CA-1a Completed. Delete program.
CA-1b Completed. Delete program.
CA-2 Revised. Revised text on the Arts Plan
CA-6c Completed. Delete program.
CA-8 Completed. Delete policy.
CA-8a Completed. Delete program.
CA-9a Completed. Delete program.
CA-13a No Change/ Minor Update. Timeframe changed to long term.
CA-14a No Change/ Minor Update. Timeframe changed to ongoing.
CA-14c No Change/ Minor Update. Timeframe changed to ongoing.
Parks and
Recreation
Intro Revised. Removed outdated text
PR-7b Deleted.
PR-11a Completed. Delete program.
PR-16a Deleted. Modified and moved to SU-8c. Originally recommended
for deletion because of completion, but there may be opportunities
to look into standards and permitting processes.
PR-24a No Change/ Minor Update. Timeframe changed to ongoing.
Safety Intro Revised. Updated to reflect CUPA oversight
S-12 Revised. Updated to reflect CUPA oversight
S-12a No Change/ Minor Update. Updated to reflect CUPA oversight
S-12b No Change/ Minor Update. Updated to reflect CUPA oversight
S-13a Revised. Updated to reflect CUPA oversight
S-13b No Change/ Minor Update. Updated to reflect CUPA oversight
S-13c No Change/ Minor Update. Updated to reflect CUPA oversight
S-14a No Change/ Minor Update. Responsibility updated
S-16a No Change/ Minor Update. Updated to reflect CUPA oversight
S-21 Revised. Text updated, refers to sea level rise white paper
S-21a New. Changed to local hazard mitigation plan
(New) S-21b New. New program
Intro Revised. Replaced DART with CERT
S-26a No Change/ Minor Update. Replaced DART with CERT
S-30b Revised. Updated WUI reference
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 13
S-33e No Change/ Minor Update. Replaced DART with CERT
S-40c No Change/ Minor Update. Replaced DART with CERT
Noise N-6b Completed. Delete program.
N-6f No Change/ Minor Update. Timeframe changed to ongoing.
N-10b No Change/ Minor Update. Change to N-9b. Wrong numbering/
typo
N-10c No Change/ Minor Update. Change to N-9c. Wrong numbering/
typo
N-10d No Change/ Minor Update. Change to N-9d. Wrong numbering/
typo
Open Space OS-2d No Change/ Minor Update. Deleted reference that could not be
located
Conservation Goal 32 Deleted. Goal is deleted because policies and programs were
moved to the Sustainability Element
CON-17 to
CON-25
Revised. Policies and programs moved to the Sustainability
Element.
See SU-4e (Regional Energy Office), SU-4f (Zoning and Building
Code Review), SU-4g (Clean Energy Production), SU-5b (Use of
Alternative Building Materials), SU-5d (Water Efficiency Programs),
SU-5e (Water Recycling), SU-6a (Site Design), SU-10e
(Recycling), SU-10f (Recyclable Waste Receptacles), SU-10g
(Recycling for Apartments and Nonresidential Buildings), SU-10h
(Demolition Waste), SU-10i (Recycling Education), SU-12b (Marin
County Green business Program), SU-14a (Alternative
Transportation Options), SU-14b (Alternative Fuel for City Fleet),
SU-14d (City Electricity), SU-14i (Civic Buildings), SU-14j (Green
Business Certification), SU-14k (Regional Collaboration), SU-14l
(Backup Energy Provision)
CON-18a Completed. Program not moved to Sustainability Element
CON-18e Completed. Program not moved to Sustainability Element
Air Quality AW -4b Completed. Delete program.
AW -6c No Change/ Minor Update. Deleted completed reference
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 14
D. ENVIRONMENTAL ANALYSIS
The required environmental review for the proposed General Plan Amendments commenced
with a review of the 2004 certified San Rafael General Plan 2020 EIR. An Initial Study checklist
was prepared to determine if the proposed General Plan Amendments would result in any new
significant impacts, an increase in the severity of impacts, or new or expanded mitigation
measures from those analyzed in the General Plan EIR. The following section of this document
provides the rational for the preparation an addendum and a summary of analysis and findings
of the addendum for each environmental category reviewed.
Rational for Preparation of EIR Addendum
Since the General Plan EIR has been certified, the environmental impacts of all subsequent
activities must be examined in light of the impact analysis in the certified EIR to determine if
additional CEQA documentation must be prepared. One of the standards that apply is whether,
under Public Resources Code Section 21166 and State CEQA Guidelines Sections 15162 and
15163, there are new significant effects, changes in circumstance or other information that
require preparation of a subsequent EIR or supplemental EIR. CEQA Section 15164 states that,
“the lead or responsible agency shall prepare an addendum to a previously certified EIR if some
changes or additions are necessary but none of the conditions described in Section 15162
calling for a subsequent EIR have occurred.”
In determining whether an addendum is the appropriate document to analyze the modifications
to the project and its approval, State CEQA Guidelines Section 15164 (Addendum to an EIR or
Negative Declaration) states:
(a) The lead agency or a responsible agency shall prepare an addendum to a previously
certified EIR if some changes or additions are necessary but none of the conditions
described in Section 15162 calling for preparation of a subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor
technical changes or additions are necessary or none of the conditions described in Section
15162 calling for the preparation of a subsequent EIR or negative declaration have
occurred.
(c) An addendum need not be circulated for public review but can be included in or attached
to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final EIR or adopted
negative declaration prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section
15162 should be included in an addendum to an EIR, the lead agency’s required findings on
the project, or elsewhere in the record. The explanation must be supported by substantial
evidence.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 15
New significant effects or other grounds require preparation of a subsequent EIR or
supplemental EIR in support of further agency action on a project pursuant to Public Resources
Code Section 21166 and State CEQA Guidelines Sections 15162 and 15163. Under these
guidelines, a subsequent or supplemental EIR shall be prepared if any of the following criteria
are met.
(a) When an EIR has been certified or negative declaration adopted for a project, no
subsequent EIR shall be prepared for that project unless the lead agency determines, on the
basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of
the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration
due to the involvement of new significant environmental effects or a substantial increase in
the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the project,
but the project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects
on the environment, but the project proponents decline to adopt the mitigation measure
or alternative.
This document serves as the Addendum to the Final Environmental Impact Report (FEIR)
prepared for the City of San Rafael General Plan. The Addendum has been drafted pursuant to
Section 15164 of CEQA and provides evidence demonstrating that the proposed General Plan
Amendment is consistent with the certified General Plan EIR.
As demonstrated herein, the proposed changes set forth in the General Plan Amendment do not
meet the criteria for requiring preparation of a Subsequent or Supplemental EIR, CEQA Section
15162 and 15163 respectively. The General Plan Amendment will not result in one or more
significant effects not previously discussed in the General Plan EIR, nor does the Amendment
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 16
create substantially more severe significant effects than previously examined. Additionally, none
of the conditions analyzed under the certified General Plan EIR have substantially changed.
The City of San Rafael, as the lead agency, supports and recommends an Addendum rather
than the preparation of a Subsequent EIR or Supplemental EIR. Therefore, the General Plan
Amendment may be approved as an activity covered within the scope of the 2004 certified
General Plan EIR. The purpose of this review is to determine if the project would result in: new
significant impacts; an increase in the severity of impacts; or new or expanded mitigation
measures from those analyzed and determined in the General Plan EIR. The following presents
those General Plan EIR impacts and mitigation measures that are pertinent to the project, and
compares the proposed project activities to these impacts and measures. The discussion is
organized by the chronological order of topic areas presented in the Initial Study:
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 17
Impacts Summary Table
GENERAL PLAN EIR IMPACT GENERAL PLAN EIR
ADOPTED MITIGATION
MEASURE
RELATIONSHIP TO PROPOSED PROJECT
(GENERAL PLAN AMENDMENT 2016)
AESTHETICS
Impact IV. 7-4 Light and Glare
GP EIR determined that development
facilitated by GP could produce new
sources of light and glare. Considered
significant before mitigation/ Less than
significant after mitigation
Mitigation Measure IV.7-
4: new projects proposing
parking lot improvements
to prepare lighting plan
that incorporate
measures as set forth in
CD-19b “Lighting Plan”
No change. The General Plan Amendment would result in no change
that would result in impacts different from those analyzed in the GP
EIR.
AIR QUALITY
Impact IV.3-1. Consistency with Clean Air
Plan. General Plan EIR determined that
there would be a less-than-significant to
the Clean Air Plan.
No mitigation required. No change. The General Plan Amendment would result in no change
that would result in impacts different from those analyzed in the GP
EIR. Therefore, this action would have no impact on General Plan
consistency with the Bay Area Air Plan.
Impact IV.3-2. Consistency with Clean Air
Plan transportation control measures.
General Plan EIR determined that there
would be to be less-than-significant
impacts to Clean Air transportation control
measures.
No mitigation required. No change. The proposed update to the General Plan Amendment
would result in no changes to the adopted Sustainability Element and
GHG Emissions Reduction Strategy, which ensure consistency with the
Bay Area Air Quality Management District (BAAQMD) CEQA Guidelines
for promoting transportation control measures.
Impact IV.3-3. Odor/toxics buffer zones.
The GP EIR determined that in the
Mitigation Measure IV.3-
3. Adopted Program AW -
2a (Sensitive Receptors)
No Change. The General Plan Amendment does not propose a change
in development policy from those analyzed in the GP EIR that would
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 18
absence of buffer zones from major mobile
sources of toxic contaminants impacts
would be potentially significant before
mitigation.
required that all projects
considered “sensitive
receptors” (e.g., housing,
schools, child care)
proposed within 500 feet
of the closest lane of US
101 or I-580 be subject to
review of health risks.
expose “sensitive receptors” to health risks at significant levels.
BIOLOGICAL RESOURCES
Impact IV.8-1. Special-Status Plant and
Animal Species. The GP EIR determined
that the 2020 GP could directly and/or
indirectly affect special status plants and
animals before mitigation.
Mitigation Measure IV.8-1
introduced CON-14a
requiring survey of vacant
lots prior to development
approval and CON-14b
requiring minimization of
impacts to special status
species where impacts
found to be unavoidable.
After mitigation Impacts
are Less than significant
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
Impact IV.8-2. Sensitive Natural
Communities. The GP EIR determined that
implementation of the 2020 GP may
directly or indirectly impact undeveloped
areas.
Mitigation measure IV.8-2
requires the adoption of
Conservation Policy
CON-10a, which requires
the protection of oak
savanna and oak
woodland habitat when
assessing development in
these areas.
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
Impact IV.8-3. Federally Protected
Wetlands. The General Plan determined
that there would be less-than-significant
No mitigation required. No change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 19
impacts to protected wetlands, provided
that Conservation Element policies and
programs were included in the adoption of
the Plan.
GEOLOGY AND SOILS
Impact IV.9-1 Seismic Ground Shaking.
The GP EIR determined that new
development would likely be subject to
some level of seismic ground shaking and
found this impact to be significant and
unavoidable.
Impact IV. 9-2 Seismic related ground
failure. The GP EIR determined that
exposure to adverse seismic effects would
be a significant impact.
Mitigation Measure IV. 9-
1: Required post-
earthquake inspections of
critical facilities. With
mitigation, impacts would
be less than significant.
(applicable to both impact
categories)
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
Impact IV. 9-3 Land sliding. GP EIR found
that development consistent with 2020 GP
could expose people to effects of
landslides and this would be a potentially
significant impact.
Mitigation Measure IV.9-3
requires that the City
develop and adopt a City
landslide policy. With
mitigation impacts would
be less than significant.
There would be no change or increase in the severity of the significant
and unavoidable impact. The General Plan Amendment does not
change the policies on land sliding and proposes no new changes to
the analysis in the GP EIR. No new impacts are expected.
Impact IV.9-4 Subsidence. The GP EIR
found that development consistent with
2020 GP could expose people to effects of
subsidence and this would be a potentially
significant impact.
Mitigation Measures IV.9-
4 (a) and 4 (b) requires
that the City amend policy
S-21 Rise in Sea Level
and that the City adopt a
program for S-20 Levee
Upgrading, respectively.
The General Plan Amendment revises Policy S-21. Rise in Sea Level to
expand upon the current policy through monitoring, sea level rise
vulnerability assessments, and coordination for long-term adaptation.
Program S-21a. calls for the preparation of a local hazard mitigation
plan and Program S-21b. calls for a vulnerability assessment. Policy S-
20 remains unchanged.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 20
Impact IV.9-5 Erosion Mitigation Measure IV.9-
5 requires that the City
shall amend Policy NH-68
Shoreline Embankments
With mitigation impacts
were found to be less
than significant.
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
IV. 9-7 Septic Suitability of Soils. The GP
EIR Determined that the installation of
septic systems on inadequate soils would
be a potentially significant impact.
Mitigation Measure IV.9-7
requires the City adopt a
GP Policy discouraging
the use of septic systems
in the planning area. If no
other alternatives exist
than a soil test is
required. With mitigation
impacts are less than
significant.
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
LAND USE, POPULATION, EMPLOYMENT AND HOUSING
Impact IV.1-1. Conflict with applicable land
use or other plans. The GP EIR
determined that there would be less-than-
significant impacts.
No mitigation required. The General Plan Amendment proposes introduction of a “Water” land
use designation for parcels covered by the bay to more accurately
reflect parcels that are not expected to develop because of their
location in the water. As development would not be expected on parcels
under water, the applied “Water” land use designation would not cause
a significant change. No new impacts are expected.
Impact IV.1-2. Incompatible land uses and
changes to neighborhood character. The
No mitigation required. No change. The General Plan Amendment would not increase the
severity of this impact or result in a new impact. Programs have been
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 21
General Plan EIR determined that there
would be less-than-significant impacts.
carried through to completion: zoning updates have been completed in
policies NH-54, NH-75, NH-95, and NH-119. Programs in policy NH-118
have been updated to reflect progress in planning and development.
The Project would not result in incompatible land uses or a change in
the character of a neighborhood.
Impact IV.1-3. Growth and concentration
to population. The General Plan EIR
determined that there would be less-than-
significant impacts.
No mitigation required. No change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
Impact IV.1-4. Employment growth rate.
The General Plan EIR determined that
there would be less-than-significant
impacts.
No mitigation required. No change. None of the components of the project would result in a
substantial increase in the employment projected under the San Rafael
General Plan 2020.
Impact IV.1-5. Jobs-to-housing ratio. The
General Plan EIR determined that there
would be less-than-significant impacts.
No mitigation required. No change. None of the components of the project would result in a
substantial change in the jobs-to-housing ratio that is projected under
the San Rafael General Plan 2020.
NOISE
IV.4-2. Increased Rail Noise.
Mitigation Measure IV.4-
2. This measure requires
that a detailed noise
assessment be
conducted to assess
noise and vibration
impacts associated with
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected and all
impacts would remain at levels below significant.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 22
the SMART rail service.
HAZARDOUS MATERIALS
Impact IV.5-3 Release of Hazardous
Materials. GP EIR indicates that
development consistent with the 2020 GP
could cause a release of hazardous
materials that would be a significant
impact.
Mitigation Measure IV. 5-
3 requires that policy S-
13 be introduced
requiring remediation and
cleanup for any sites
having had past
contamination.
Marin County CUPA replaces the San Rafael Fire Department as the
oversight body for hazardous materials. Policy and program changes
involve replacing text noting the responsible party for i mplementation.
Impact IV.5-4 Hazardous Materials,
substances or wastes near schools. The
GP EIR indicated that because the 2020
GP would allow for the transportation,
storage, use and or disposal of hazardous
materials within ¼ mile of a school the
associated impacts are potentially
significant.
Mitigation Measure IV.5-4
introduces GP policy S-11
requiring survey of
existing industrial facilities
located adjacent to
schools and restricting
the siting of hazardous
waste-related facilities
near schools.
No Change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected beyond
those previously analyzed.
PUBLIC SERVICES AND UTILITIES
Impact IV.5-6 Police Services. The GP EIR
found that development consistent with the
2020 GP would generate demand for
police services beyond the available
capacity. This was found to be a potentially
significant impact.
Mitigation Measure IV.5-
6(a) and (b) introduces S-
39a, Public Safety
Facilities, to encourage
the Police Dept. to
identify needs and
construct or renovate
facilities. However,
impacts remain significant
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 23
and unavoidable.
Impact IV.5-8 Parks, The GP EIR
determined that development consistent
with the 2020 GP may further exacerbate
the existing deficiency in park facilities and
this would be a potentially significant
impact.
Mitigation Measure IV.5-8
recognizes that impacts
would be minimized
through adherence to GP
policies, however,
impacts remain significant
and unavoidable.
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Impact IV.5-9 Library Services. The GP
EIR found that development consistent
with 2020 GP could increase the demand
for library services beyond the current
capacity which would be a potentially
significant impact.
Mitigation Measure IV.5-9
recognizes that impacts
would be minimized
through adherence to GP
policies, however,
impacts remain significant
and unavoidable.
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Impact IV.5-11 Wastewater treatment
capacity – South of Puerto Suello Hill. The
GP EIR found that development consistent
with the 2020 GP could generate
wastewater flows that exceed the capacity
of the Central Marin Sanitation Agency.
Mitigation Measure IV.5-
11(a) and (b) require that
that the CMSA perform a
Capacity Management
Alternative Study.
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Impact.5-12 Water Supply. The GP EIR
found that development consistent with the
2020 GP could increase the demand for
water in the planning area which would
constitute a project specific and cumulative
impact.
Mitigation Measure IV.5-
12(a) and (b) requires
that the MMWD research
and implement water
conservation facilities and
identify new water supply
sources. However, this
impact remains significant
and unavoidable
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 24
TRANSPORTATION/TRAFFIC
Impact IV.2-1. Level of Service at
intersections approved to acceptable levels
of service with General Plan 2020. The
General Plan determined that there would
be less-than-significant impacts to
intersections adopted with specific,
acceptable LOS standards.
No mitigation required. The General Plan Amendment presents updates to the list of traffic
improvements in terms of description, funding amount for consolidated
projects, and timing of proposed roadway improvements. The total
funding remains consistent with the current General Plan No new
impacts are expected beyond those previously analyzed.
Impacts IV.2-2, IV.2-3, IV.2-4, IV.2-5.
Impacts to levels of service at specific
intersections. The GP EIR determined that
there would be significant and unavoidable
impacts at specific intersections.
No mitigation measures
available or adopted to
reduce impacts to
acceptable level. Found
to be significant and
unavoidable
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Impact IV.2-6. Unacceptable City roadway
segment level of service resulting from San
Rafael General Plan 2020. The General
Plan EIR determined that there would be
significant and unavoidable impacts along
specific roadway segments.
Impact determined to be
significant and
unavoidable. No
mitigation measures
available or adopted to
reduce impacts to
acceptable level.
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Impact IV.2-7. City roadway segment level
of service resulting from San Rafael
General Plan 2020.
The General Plan determined that there
would be less-than-significant impacts to
selective City roadway segments.
No mitigation required. No change. The General Plan Amendment proposes no new changes
to the analysis in the GP EIR. No new impacts are expected beyond
those previously analyzed.
Impact IV.2-9 LOS along US 101 and I-580
Mainlines resulting from 2020 GP.
Implementation of the GP would cause
GP EIR determined
impact to be significant
and unavoidable. No
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 25
some freeway segments to deteriorate to
below significant levels and this is
considered a potentially significant impact
mitigation measures
available to further reduce
this impact
previously analyzed.
Impact IV. 2-13 Removal of on-street
parking spaces along Lincoln Avenue. The
GP EIR determined that the removal of on-
street parking spaces required to improve
traffic flow would be a potentially significant
impact.
GP EIR determined
impact to be significant
and unavoidable. No
mitigation measures
available to further reduce
this impact
No change or increase in the severity of the significant and unavoidable
impact. The General Plan Amendment proposes no new changes to the
analysis in the GP EIR. No new impacts are expected beyond those
previously analyzed.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 26
E. INITIAL STUDY CHECKLIST
Initial Study Checklist
1. Project Title General Plan Amendment
2. Lead Agency Name & Address City of San Rafael
Community Development Department
Planning Division
1400 Fifth Avenue (P.O. Box 151560)
San Rafael, California 94915-1560
3. Contact Person & Phone Number Paul A. Jensen, Community Development Director
Phone number: (415) 485-5064
Email: paul.jensen@cityofsanrafael.org
4. Project Location The proposed project is not site-specific, but addresses
policies, programs and strategies that are applicable
citywide.
5. Project Sponsor's Name &
Address
City of San Rafael
1400 5th Avenue
P.O. Box 151560
San Rafael, CA 94915-1560
Other Public Agencies Whose
Approval Is Required
None
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 28
EVALUATION OF ENVIRONMENTAL IMPACTS
I. AESTHETICS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views in
the area?
Sources: 1, 2, 3, and 7
Aesthetics Impact Discussion:
a) No Impact. Adoption of the proposed General Plan Amendment will not have a substantial
direct or indirect impact on scenic vistas. Any future development project will be subject to
individual, site-specific environmental review, as required by CEQA as well as all
development standards and building code regulations required by State law and City policy.
b) No Impact. The General Plan Amendment provides policies and programs that are broadly
applied citywide and are not site-specific. Potential environmental impacts to scenic
resources may be realized or determined when the policies or programs are considered on
a site-specific or project-specific basis. The General Plan contains several policies
regarding the preservation of scenic roads and highways. The individual impacts of these
types of activities will be assessed at the time of specific project review. No impacts beyond
those identified in the General Plan EIR are anticipated. Thus, the General Plan
Amendment will have no impacts to scenic resources.
c) No Impact. Potential environmental impacts to the visual character or quality of a specific
site and its surroundings may be realized or determined when the policies or programs are
considered and applied on a site-specific or project-specific basis. The individual impacts of
future development to the visual character and quality of the site will be assessed at the
time of specific project review. Impacts from future growth and infill development
associated with residential land uses have been previously identified in the General Plan
EIR and would be required to be consistent with existing adopted General Plan policies that
preserve the visual character and ensure compatibility. No impacts beyond those identified
in the General Plan EIR are anticipated, and thus the General Plan Amendment would
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 29
result in no impacts to the environment due to a degradation of the visual character and
quality.
d) No Impact. The General Plan Amendment provides policies and programs that are broadly
applied citywide and are not site-specific. Potential environmental impacts associated with
new sources of light or glare may be realized or determined when the policies or programs
are considered on a site-specific or project-specific basis. The individual impacts of these
types of activities will be assessed at the time of specific project review. No impacts beyond
those identified in the General Plan EIR are anticipated, and thus the General Plan
Amendment would result in no impacts to the environment due to introduction of light and
glare.
II. AGRICULTURAL AND FORESTRY RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning
of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
d) Result in the loss of forest land or conversion of
forest land to non-forest use?
e) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Sources: 1, 2, 3, and 7
Agricultural and Forestry Resources Impact Discussion:
a) No Impact. The City of San Rafael does not contain any prime or unique farmland, nor does
it contain any Farmland of Statewide importance. Adopting the General Plan Amendment
will not result in impacts to farmland or agricultural uses located within the City limits.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 30
b) No Impact. The City of San Rafael planning area does not contain any land that is zoned for
agricultural use or is under a Williamson Act contract. No impacts beyond those identified in
the General Plan EIR are anticipated, and thus the Project will not have a significant effect
on the environment.
c) – e) No Impact. The City of San Rafael does not contain any land that is zoned for forest
land or is protected under the Timberland Production zone. Impacts to agricultural
resources from future growth have been previously identified in the General Plan EIR. No
lands in the General Plan area designated for agriculture, forestry or timberland will be
rezoned or otherwise affected by the proposed General Plan Amendment. Thus, the
proposed Amendment will have no impact to such resources.
III. AIR QUALITY
Where available, the significance criteria established by the
applicable air quality management or air pollution control district
may be relied upon to make the following determinations. Would
the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is in non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Exposure of sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
Sources: 1, 2, 3, 4, and 7
Air Quality Impact Discussion:
a) – c) No Impact. The Bay Area Air Quality Management District (BAAQMD) is the agency with
regulatory authority for air quality in the Bay Area region, including the City of San Rafael.
BAAQMD has adopted the Clean Air Plan (CAP), which aims to attain air quality standards,
reduce exposure to pollutants, protect public health and reduce GHG emissions. The CAP
identified 55 control measures that are presented in order to reduce air pollution throughout
the Bay Area and includes measures such as promoting mixed-use transit-oriented and
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 31
compact development, dust management, water conservation, VMT reduction, energy
efficiency and waste management, among others.
The City’s General Plan is considered to be consistent with the CAP since it supports the
primary goals, includes control measures, and does not conflict with or disrupt
implementation of control measures. Similarly, the proposed General Plan Amendment is
also determined to be consistent with the CAP as there would not be a conflict with CAP
implementation due to updates in proposed policies and programs set forth therein. The
General Plan Amendment is broadly applied citywide and is not site-specific. The potential
for conflict with Bay Area Air Plan may be realized or determined when the proposed
policies or programs are considered and applied on a site-specific or project-specific basis.
The individual impacts of these types of activities will be assessed at the time of specific
project review.
The proposed General Plan Amendment would not result in a potential for conflict with the
adopted Clean Air Plan since the proposed policies and programs therein would not:
Change density parameters for General Plan land use designations. The new “Water”
land use designation, applied to certain parcels characterized by their location in the
bay, is associated with a density of zero (0) residential units per acre.;
Change residential land use projections that would result in new traffic generation or
increased air pollutants from those levels projected under the currently adopted San
Rafael General Plan 2020 or the Clean Air Plan.
In addition, the City recently adopted a GHG Reduction Plan that incorporates the
implementation measures of the City-adopted CCAP, which includes recommendations
such as improving the pedestrian/bicycle infrastructure (NTPP), promoting transit-oriented
development (TODs), supporting transit services, and SMART station planning, which
would reduce vehicle miles traveled, resulting in decreased air pollutants. The subject
General Plan Amendment does not conflict with implementation of the Reduction Plan or
the CCAP.
The potential to violate an air quality standard may be realized or determined when the
proposed policies or programs are considered and applied on a site-specific or project-
specific basis. The individual impacts of these types of activities will be assessed at t he
time of specific project review. No impacts beyond those identified in the General Plan EIR
are anticipated. Thus, the Project will have no impact on the environment as a result of
conflict with an adopted air quality plan and/or an individual or cumulative violation of
applicable air quality standard.
d) No Impact. The exposure of sensitive receptors would be realized or determined when the
policies or programs are considered and applied on a site-specific or project-specific basis.
The individual impacts of these types of activities will be assessed at the time of specific
project review.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 32
The General Plan Amendment does not change or increase housing development
projections for the planning area that would further expose potential housing to substantial
pollutant concentrations beyond what has previously been analyzed. Increased density
proximate to high transit areas could be exposed to elevated pollutant concentrations;
however, site-specific analysis will be conducted at the project level in order to assess
exposure of sensitive receptors.
Policies and programs provide for the protection of sensitive receptors and require site-
specific analysis where concentrations may be elevated. As the plan areas are developed
and more specifics on housing opportunities and recommendations are identified and
formalized, a detailed assessment of exposure to pollutant concentrations will be prepared.
At the time of environmental review, the technical studies will be required to address
potential pollutant concentrations and health risk exposure.
The proposed General Plan Amendment does not introduce any policies or programs that
would conflict with adopted standards to protect sensitive populations to air quality
pollutants. One program to implement an ordinance on fireplace and wood burning stoves
has been completed and is therefore deleted. Therefore, the Amendment will have no
impact under this criterion.
e) No Impact. The creation of potential, objectionable odors may be realized or determined
when the policies or programs are considered and applied on a site-specific or project-
specific basis. The individual impacts of these types of activities will be assessed at the
time of specific project review. Adopting the General Plan Amendments will not create
objectionable odors affecting a substantial number of people. No new or increased impact
as a result of the General Plan Amendments will occur beyond what is already anticipated
in the General Plan EIR. Therefore, the Amendment to the General Plan will have no
impact associated with odors.
IV. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations, or by
the California Department of Fish and Wildlife
(Formerly Fish and Game) or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, and regulations or by
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 33
the California Department of Fish and Wildlife (formerly
Fish and Game) or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Sources: 1, 2, 3, and 7
Biological Resources Impact Discussion:
a) No Impact. Adopting the General Plan Amendment will not have a substantial adverse
effect, either directly or indirectly through habitat modifications, on any species identified as
a threatened, endangered, candidate, sensitive, or special status. Potential environmental
impacts to special-status, sensitive or candidate species protected by regional plans,
policies or regulations of California Department of Fish and Wildlife (CDFW) or United
States Fish and Wildlife Service (USFWS) may be realized or determined when the policies
or programs are considered and applied on a site-specific or project-specific basis. The
individual impacts of activities will be assessed at the time of specific project review.
Therefore, the Amendment will have no impact to sensitive communities and their habitat.
b) No Impact. The General Plan Amendment does not introduce any land use changes, zoning
changes or policies that would conflict with the protection of sensitive natural communities
including sensitive oak savannas and oak woodland communities. The goals and policies of
the General Plan serve to protect wetlands, habitat for special-status species, native
vegetation, wildlife habitat, and wildlife movement corridors. Additional biological and
wetland assessments would be required as part of environmental review for future
development. There are no changes to land use that would result from implementation of
the proposed General Plan Amendment. There are no new or more severe impacts that
would occur relative to what has previously been identified in the General Plan EIR.
Therefore, the Amendment will have no impacts to sensitive communities.
c) No Impact. The General Plan Amendment does not introduce any new impacts to biological
resources beyond those identified in the General Plan EIR. Adopting the General Plan
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 34
Amendment will not have a substantial effect on any federally protected wetlands or other
sensitive water bodies. The creation of the new “Water” land use designation in the General
Plan classifies parcels that are covered by the bay and are not intended to be developed.
The amended policies and programs are broadly applied citywide and are not site-specific.
Site-specific analysis of wetlands will occur at the time that development proposals are
submitted and will be reviewed in accordance with adopted policies and programs.
d) No Impact. Potential environmental impacts to movement of corridors for wildlife may be
realized or determined when the policies or programs are considered and applied on a site-
specific or project-specific basis. The individual impacts of these types of activities will be
assessed at the time of specific project review. Adopting the General Plan Amendment will
not result in new or increased impacts beyond those already anticipated in the General
Plan EIR. Depending on the attributes of each individual development proposal, future
development will be subject to additional environmental review and compliance with all
applicable policies related to wildlife species including movement and corridors. Therefore,
implementation of the Amendment will have no impacts to migration or movement
corridors.
e) – f) No Impact. Potential conflicts with the Conservation Element policies and the zoning
ordinance provisions and regulations may be realized or determined when the policies or
programs are considered and applied on a site-specific basis. The individual impacts of
these types of activities will be assessed at the time of specific project review. There are no
adopted local, regional or state habitat protection plans that apply to the San Rafael
planning area. Thus, the Amendment will have no impacts that conflict with an adopted
policy, ordinance or Habitat Conservation Plan.
V. CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
§ 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to § 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
Sources: 1, 2, 3, and 7
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 35
Cultural Resources Impact Discussion:
a) – d) No Impact. Adopting the General Plan Amendments will not directly impact historic,
archaeological, and paleontological resources at a site-specific or project specific basis. In
compliance with State Senate Bill SB18 and State Senate Bill SB52, the City initiated Tribal
Consultation with the Graton Rancheria, Tribal Heritage Preservation Office, by certified
mailed letter (Notice to Initiate General Plan Amendment/Request for Tribal Consultation)
which was sent on September 8, 2015. A request for tribal consultation was not received by
the 90 day time period established for making such requests.
Amendments reflect completion of policies and programs in the Culture and Arts Element,
including completion of cultural programs in policy CA-1, community arts contributions in
CA-6, and cultural facilities in CA-8 and CA-9, leading to deletion of programs. In reviewing
these impacts on site specific projects, the City will continue to rely on review of the City-
adopted Historical/Architectural Survey and CEQA Guidelines Section 15064.5 to
determine the presence of historic resources.
The City-adopted Archaeological Resource and Protection Procedures, including: a) a
review of the City’s Past Finder archaeological sensitivity maps and property priority
ranking to determine proximity to potential resources; b) consultation with the Northwest
Information Center and local Native American tribe representatives for direction on needed
study; c) the preparation of an archaeological resource assessment when deemed
necessary; and d) implementation of protective measures such as avoidance, capping or
relocation of resources, will be utilized for review of impacts associated with future
development proposal.
Adopting the General Plan Amendment will not introduce any new programs or policies that
would conflict with the protection and preservation of cultural resources. Therefore, the
Amendment will have no impacts to cultural resources (including Tribal Cultural
Resources).
VI. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i. Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 36
other substantial evidence of a known fault?
Refer to Division of Mines and Geology
Publication 42.
ii. Strong Seismic ground shaking?
iii. Seismic-related ground failure, including
liquefaction?
iv. Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
of the project, and potentially result in on or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available for
the disposal of waste water?
Sources: 1, 2, 3, and 7
Geology and Soils Impact Discussion:
a) No Impact. Adopting the General Plan Amendment will not expose people or structures to
potential substantial adverse effects, including the risk of loss, injury or death involving
rupture of a known earthquake fault, strong seismic ground shaking, or seismic-related
ground failure, including liquefaction and landslides. The San Rafael planning area
contains no earthquake faults delineated on the Alquist-Priolo Earthquake Fault Zoning
Map. Impacts to persons and property associated with seismic activity resulting from full
build-out of the General Plan were addressed in the General Plan EIR. Potential
environmental impacts associated with seismic ground shaking, ground failure including
liquefaction, landslides and other direct and secondary effect of seismic activity may be
realized or determined when the policies or programs are considered and applied to a
project or activity, on a site-specific or project-specific basis.
Depending on the attributes of each individual development proposal, future development
will be subject to additional environmental review and geotechnical evaluation.
Conformance with standard Uniform Building Code Guidelines would also minimize
potential impacts from seismic shaking. There are no new or more severe impacts
introduced as a result of the General Plan Amendment relative to what has previously been
analyzed. Therefore, the Amendment will have no impact.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 37
b) No Impact. Adopting the General Plan Amendment will not result in substantial soil erosion
or the loss of topsoil. Impacts to soils resulting from the anticipated growth and
development of the City were addressed in the General Plan EIR. No new or increased
impact will result beyond what is already anticipated and analyzed in the General Plan EIR.
Future development will be subject to additional environmental review and compliance with
all applicable policies related to erosion. Therefore, the General Plan Amendment will have
no impacts due to soil erosion.
c) – d) No Impact. Geologic impacts resulting from the anticipated growth and development of
the City were addressed in the General Plan EIR. No new or increased impacts will result
above what is already anticipated in the existing environmental documents. Future
development will be subject to additional environmental review and compliance with all
applicable policies related to landslides, lateral spreading, subsidence, liquefaction,
collapse, expansive soils and other soil stability concerns. Therefore, adopting the General
Plan Amendment will have no impact under this criterion.
e) No Impact. The San Rafael planning area is served by the San Rafael Sanitation District
and the Las Gallinas Valley Sanitary District, which provide domestic wastewater/sewer
service to all properties. Alternative waste water disposal systems are not permitted within
the urban service area. All future development will be required to connect to the existing
wastewater system. The proposed update does not increase demands or necessitate
additional capacity beyond what has already been anticipated. Therefore, there would be
no impact due to use of alternative sewer systems, as none are permitted.
VII. GREENHOUSE GAS EMISSIONS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
Sources: 1, 2, 3. 4, and 7
Greenhouse Gas Emissions Impact Discussion:
a) – b) No Impact. In 2009 the City of San Rafael adopted the Climate Change Action Plan
2009 (CCAP) in response to AB 32, the California Global Warming Solutions Act. The
CCAP includes strategies for transportation, waste reduction, land use, energy
conservation and sequestration. The City also adopted a “Sustainability Element” to the
General Plan and developed a GHG Emissions Reduction Strategy.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 38
The General Plan Amendment does not conflict with implementation of the Sustainability
Element nor does it interfere with implementation of the GHG Emissions Reduction
Strategy. The Amendment proposes the merger of certain policies and programs between
the Conservation and Sustainability Elements, ultimately leading to the deletion of
duplicative programs in one Element so that they can be consolidated in the other Element;
merged conservation programs include CON-17b. Green Business Program, CON-23a.
City Carpool, CON-24c. City Vehicle Fleet, and CON-24d. Renewable Energy Sources in
City Facilities. Other programs within Policies CON-17 to CON-25 are carried over to the
Sustainability Element, unless they have already been completed.
Any new GHG emissions may be realized or determined when the proposed policies or
programs are considered and applied on a site-specific or project-specific basis. The
individual impacts of these types of activities will be assessed at the time of specific project
review by either: a) complying with the measures in the developed checklist; or b) through
preparation of an individual GHG emissions assessment.
The GHG Reduction Plan incorporates measures of the City-adopted CCAP, which
includes recommendations such as improving the pedestrian/bicycle infrastructure (NTPP),
promoting transit-oriented development (TODs), supporting transit services, and SMART
station planning, which would increase the performance and safety of public transit, bicycle
and pedestrian facilities. The General Plan Amendment is consistent with all established
State and local GHG reduction strategies and does not facilitate development that would
conflict with the applicable GHG Plan or policies. Therefore, the General Plan Amendment
will have no impacts associated with Greenhouse Gas emissions.
VIII. HAZARDS/HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site that is included on a list of
hazardous materials sites compiled pursuant to
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 39
Government Code Section 65962.5 and, as a
result, would create a significant hazard to the
public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport of public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
for people residing or working in the project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
Sources: 1, 2, 3, 5, 6 and 7
Hazards and Hazardous Materials Impact Discussion:
a) – h) No Impact. The proposed General Plan Amendment would not result in new or
increased severity in the significant hazard and human health impacts beyond what was
addressed in the General Plan EIR. A revision of Policy S-21, Rise in Sea Level, identifies
sea level rise as a hazard of local and regional concern requiring coordination. New
programs S-21a. Local Hazard mitigation Plan and S-21b. Vulnerability Assessment –
BayWAVE Program call for long-term mitigation planning and adaptation, highlighting
efforts that are underway. Other changes include shifting the oversight body for hazardous
materials from the San Rafael Fire Department to the Marin County Certified Unified
Program Agency (CUPA), but policies and programs regarding hazardous materials review
and management have not changed except to acknowledge CUPA as the responsible
agency. No new or increased severity of significant hazard impacts would occur beyond
what was addressed in the General Plan EIR. Therefore, the General Plan Amendment will
have no impact to hazards and hazardous materials.
IX. HYDROLOGY AND WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 40
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge such
that there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of pre-existing nearby wells would drop
to a level which would not support existing land uses or
planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern on the
site or area, including through the alteration of the
course of a stream or river, in a manner that would result
in substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern on the
site or area, including through the alteration of the
course of a stream or substantially increase the rate or
amount of surface runoff in a manner, which would
result in flooding on- or off-site?
e) Create or contribute runoff water that would exceed
the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures
that would impede or redirect flood flows?
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including flooding
as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
Sources: 1, 2, 3, and 7
Hydrology and Water Quality Impact Discussion:
a) and f) No Impact. The policies and programs are broadly applied citywide and are not site-
specific. The updates do not change or revise current water quality standards. Further,
potential environmental impacts from development and activities on a site that could violate
water quality standards may be realized or determined when the policies or programs are
considered and applied on a site-specific or project-specific basis. The General Plan EIR
found that residential development will be located almost exclusively in urbanized areas,
and that consistency with the 2020 General Plan, would ensure that no discernible effect on
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 41
water quality would occur. The General Plan Amendment does not introduce any new
impacts or increase the severity of impacts to water quality beyond what was addressed in
the General Plan EIR. The individual impacts of development will be assessed at the time
of specific project review. Therefore, General Plan Amendment will have no impact to water
quality.
b) No Impact. The policies and programs would neither result in a conflict with groundwater
recharge nor deplete groundwater reserves. Thus, there would be no new or more severe
impacts to groundwater reserves relative to what was analyzed in the General Plan EIR.
Therefore, the Amendment will have no impact.
c) – d) No Impact. The policies and programs would neither result in a conflict with groundwater
recharge nor deplete groundwater reserves. Potential environmental impacts from future
development may be realized or determined when the policies or programs are considered
and applied on a site-specific or project-specific basis. The individual impacts of these
types of activities will be assessed at the time of specific project review.
e) No Impact. Amendments to General Plan policies and programs will not directly create or
contribute runoff water that would exceed the capacity of existing or planned storm water
drainage systems or provide substantial additional sources of polluted runoff. Potential
environmental impacts from development and activities will be reviewed and considered on
a site-specific or project-specific basis. The individual impacts of these types of activities
will be assessed at the time of specific project review. The General Plan Amendment does
not result in any new or more severe impacts than what was previously analyzed in the
General Plan EIR.
g) – h) No Impact. Implementation of the General Plan Amendment will not involve the
exposure of people or structures to an elevated flood hazard beyond what has previously
been identified. The sites identified for potential residential development in the General
Plan Amendment could be located within a 100-year flood hazard area as mapped on a
Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
delineation map. The individual impacts of these types of activities will be assessed at the
time of specific project review. The General Plan Amendment does not result in any new or
more severe impact than what was previously analyzed in the General Plan.
i) – j) No Impact. Potential environmental impacts associated with a seiche or tsunami to
development and activities on a site along the San Rafael bay front or within a FEMA flood
hazard zone may be realized or determined when the policies or programs are considered
and applied on a site-specific or project-specific basis. Sea level rise and mitigation
planning are being addressed in a revised Policy S-21. Rise in Sea Level and in new
programs S-21a. Local Hazard mitigation Plan and S-21b. Vulnerability Assessment –
BayWAVE Program. The General Plan Amendment does not result in any new or more
severe impacts than what was previously analyzed in the General Plan.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 42
X. LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
Sources: 1, 2, 3, 4, 5, 6 and 7
Land Use and Planning Impact Discussion:
a) - c) No Impact. The General Plan Amendment does not introduce any new or amended
policies and programs that would divide an established community. Changes in the Land
Use Element are consistent with established policies on land use and neighborhood
character. Zoning amendments have been completed in policies NH-54, NH-75, NH-95,
and NH-119. Programs in policy NH-118 have been updated to reflect progress in planning
and development. Additionally, policy updates acknowledge the completion of the
Canalfront Conceptual Design Plan and Downtown Station Area Plan. The General Plan
Amendment proposes introduction of a “Water” land use designation for parcels covered by
the bay to more accurately reflect parcels that are not expected to develop because of their
location in the water. As development would not be expected on parcels under water, the
applied “Water” land use designation would not cause a significant change. The project is
compatible to applicable land use plans, policies and regulations. Therefore, the General
Plan Amendment will have no new impacts.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 43
XI. MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site
delineated on a local general plan, specific plan or
other land use plan?
Sources: 1, 2, 3, and 7
Mineral Resources Impact Discussion:
a) - b) No Impact. The General Plan does not change any mineral resource designations,
operations or mineral resource goals or policies for the San Rafael Planning area. Thus,
there would be no impact to mineral resources.
XII. NOISE
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or groundborne
noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 44
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people residing
or working in the project area to excessive noise
levels?
Sources: 1, 2, 3, and 7
Noise Impact Discussion:
a) - b) No Impact. There are no physical improvements proposed as part of the update to the
General Plan Amendment. All future development projects would be subject to applicable
City noise standards. General Plan Amendment will not result in exposure of persons to or
generation of noise levels in excess of established standard. The project proposes no
changes to the current City of San Rafael Noise Ordinance that would impact current noise
standards or limits. Potential environmental impacts from development and activities on a
site that could expose persons to excessive noise levels may be realized or determined
when the policies or programs are considered and applied on a site-specific or project-
specific basis.
The individual impacts of these types of activities will be assessed at the time of specific
project review. Therefore, the Amendment will have no impacts due to excessive noise or
vibration.
c) - d) No Impact. The General Plan Amendment will not result in a substantial permanent or
temporary increase in ambient noise levels in the City above existing levels. Potential
environmental impacts from future development and activities could be realized or
determined when the policies or programs are considered and applied on a site-specific or
project-specific basis. The individual impacts of these types of activities will be assessed at
the time of specific project review. Impacts associated with temporary and permanent
increase in ambient noise levels were addressed in the EIR for the General Plan.
Therefore, the Amendment will have no impacts due to temporary and permanent
increased in ambient noise.
e) - f) Less than Significant Impact. The General Plan Amendment will not result in an
increased exposure of people residing or working proximate to a public or private airport
beyond what is considered in the General Plan. There are no public airports in the City of
San Rafael and there is one private airport, the San Rafael Airport, which is located in the
Smith Ranch area. The General Plan Amendment does not propose any changes to the
airport that would expose area residents to excessive noise levels. The individual impacts
of future projects proximate to the airport will be assessed at the time of review for any
specific projects. Therefore, the Amendment will have no impacts associated with noise
exposure proximate to airports.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 45
XIII. POPULATION AND HOUSING:
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Induce substantial growth in an area, either
directly (for example, by proposing new homes
and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
Sources: 1, 2, 3, and 7
Population and Housing Impacts Discussion:
a) No Impact. The General Plan Amendment will not induce substantial population growth in
the area. No change have been proposed that would require reconsideration of population
projections, housing need, and development densities that were analyzed in the General
Plan EIR. The policy changes proposed do not provide for any additional housing,
businesses or population growth beyond what was previously analyzed. The General Plan
Amendment does not propose changes to the Housing Element beyond reference updates
to program numbers and other documents and does not change the analysis prepared in
Addendum No.3 to the San Rafael General Plan EIR (SCH#2003052031) for the Housing
Element Update (2015-2023). Therefore, the Amendment will have no impacts to
population or housing.
b) - c) No Impact. The General Plan Amendment will not result in the displacement of housing
units or people, necessitating the construction of replacement housing elsewhere. The
proposed policies and programs of the General Plan Amendment are broadly applied
citywide and are not site-specific. Potential environmental impacts from development and
activities on a site that could result in the displacement of existing housing or the need to
construct replacement housing may be realized or determined when the policies or
programs are considered and applied on a site-specific or project-specific basis. The
individual impacts of these types of activities will be assessed at the time of specific project
review. Therefore, there would be no impact from the proposed update.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 46
XIV. PUBLIC SERVICES:
Would the Project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Would the project result in substantial adverse
physical impacts associated with the provision of new
or physically altered governmental facilities, need for
new or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or other
performance objectives for any of the public services:
a) Fire protection?
b) Police protection?
c) Schools?
d) Parks?
e) Other public facilities?
Sources: 1, 2, 3, and 7
Public Services Impacts Discussion:
a) – e) No Impact. The General Plan Amendment proposes changes in responsibility for
hazardous materials oversight by adding the Marin County Certified Unified Program
Agency (CUPA) in place of the San Rafael Fire Department in programs S-12a.
Environmental Database, S-12b. Environmental History, S-13a. Potentially Hazardous
Soils Map, S-13b. Hazardous Soils Cleanup, S-13c. Local Implementing Agency. CUPA is
included as an additional responsible party for program S-16a. Safe Transport of
Hazardous Material. No changes proposed would directly impact police protection. There
are no changes proposed that would impact schools or result in the need for new school
facilities. No parks or other public facilities would be impacted by the proposed General
Plan Amendment. There are no new impacts to public services beyond what has been
previously analyzed. Thus, the General Plan Amendment will have no impacts to fire and
police protection, schools, parks and other facilities.
XV. RECREATION
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 47
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
Sources: 1, 2, 3, 5 and 7
Recreation Impacts Discussion:
a) – b) No Impact. The General Plan Amendment will not impact regional parks or recreational
facilities. No changes are proposed to that would alter recreational amenities citywide. As
no specific project or improvement is currently proposed, a site-specific impact cannot be
analyzed. The individual impacts to parks and recreation will be assessed at the time of
specific project review. There are no new impacts to public services beyond what has been
previously analyzed. Thus, the General Plan Amendment will have no impact on parkland
and recreational facilities.
XVI. TRANSPORTATION AND CIRCULATION
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the
performance of the circulation system, taking into
account all modes of transportation including mass
transit and non-motorized travel and relevant
components of the circulation system, including but not
limited to intersections, streets, highways and freeways,
pedestrian and bicycle paths, and mass transit?
b) Conflict with an applicable congestion management
program, including, but not limited to level of service
standards and travel demand measures, or other
standards established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in location
that results in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous intersections)
or incompatible uses (e.g., farm equipment)?
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 48
e) Result in inadequate emergency access?
f) Conflict with adopted policies, plans, or programs
regarding public transit, bicycle, or pedestrian facilities,
or otherwise decrease the performance or safety of such
facilities?
Sources: 1, 2, 3, 4, 5, 6 and 7
Transportation and Circulation Impacts Discussion:
a) – b) Less than Significant Impact. Updates to programs were required due to progress made
in transportation funding, transit service implementation, and in response to Senate Bill
743 which introduces a vehicle miles traveled (VMT) methodology for analyzing impacts to
traffic, as opposed to the traditional level of service approach. Program C-2a. Local
Transportation Tax, which promoted local transportation improvements and passage of a
county transportation tax, was completed with the passage of Measure A; as such this
program was deleted.
The revisions to programs C-17a. SMART and C-17b. SMART Right-of-Way reflect
progress made towards implementation of the SMART commuter rail service in Sonoma
and Marin Counties. Amendments to these programs reflect the forthcoming commuter rail
service along the SMART corridor and the maintenance of the right-of-way for this service.
There are no modifications proposed that would result in a conflict with adopted plans.
Policy C-5.1 and Program C-5.1a introduces the Vehicle Miles Traveled (VMT) concept as
an alternative to Level of Service (LOS) that may be used in the future once a VMT model
is created and approved. The program calls for the development and adoption of a VMT
model and for the model to be incorporated into the General Plan EIR. Once developed,
and prior to implementation, the VMT model will be evaluated separately to identify any
environmental impacts. The introduction of this new policy is in accordance with State Law
SB 743 and does not grant the authority to apply a VMT metric. Inclusion of the new policy
regarding development of a VMT model does not introduce any new impacts nor does it
establish new thresholds of significance. There are no changes proposed as part of the
update that would result in elevated traffic trip generation beyond what was previously
analyzed in the adopted General Plan EIR.
There are no physical improvements proposed as part of the General Plan Amendment.
The traffic impacts of any future development will be addressed in separate site-specific
studies. The General Plan Amendment does not introduce any new or more severe impacts
relative to what was previously analyzed in the General Plan EIR. Future analysis will be
performed on the VMT model. Therefore, implementation of the General Plan Amendment
updated would have less than significant impact to transportation and circulation.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 49
c) No Impact. There are no changes to land uses that would affect air traffic patterns or
introduce a safety risk. Therefore, the Amendment will have no impacts on air traffic
patterns.
d) – e) No Impact. No amendments are proposed to the San Rafael General Plan 2020
Circulation Element that substantially increase hazards or result in inadequate emergency
access. There are no physical changes proposed as part of the General Plan Amendment.
Potential impacts of any future development will be reviewed at the project level when
specific site details are defined. Therefore, the Amendment will have no impacts associated
with design hazards or emergency vehicle access.
f) No Impact. There are no changes proposed that would conflict with the San Rafael Bicycle
and Pedestrian Master Plan. Potential impacts of any future development will be reviewed
at the project level when specific site details are defined. The General Plan Amendment
does not introduce any new or more severe impacts relative to what was previously
analyzed in the General Plan EIR. Therefore, the Amendment will have no impact due to a
conflict with the Bicycle and Pedestrian Master Plan.
XVII.UTILITIES AND SERVICE SYSTEMS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and resources,
or are new or expanded entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project’s solid waste
disposal needs?
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 50
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
Sources: 1, 2, 3, and 7
Utilities and Service Systems Impacts Discussion:
a) No Impact. There are no activities proposed as part of the General Plan Amendment that
would exceed wastewater requirements. The General Plan Amendment does not introduce
any new or more severe impacts to water quality relative to what was previously analyzed
in the General Plan EIR. Therefore, implementation of the General Plan Amendment will
have no impacts to wastewater treatment.
b) No Impact. There are no changes to land uses that would alter the water or wastewater
demands evaluated in the General Plan EIR. No expansion of capacity or new facilities
would result from implementing the General Plan Amendment. Therefore, the Amendment
will have no impacts to water and wastewater capacity.
c) No Impact. The General Plan Amendment will not result in any physical improvements
necessitating the construction or expansion of stormwater drainage facilities. There are no
new impacts or more severe impacts due to stormwater relative to what was analyzed
under the General Plan EIR. Therefore, the Amendment will have no impact.
d) – e)No Impact. There are no changes to the General Plan that would alter water supply
resources or require additional wastewater treatment capacity. The General Plan EIR
evaluated water supply demand and wastewater treatment capacity and there are no new
or more severe impacts relative to what was analyzed therein. Therefore there are no
impacts to water supplies and waste treatment capacity.
f) – g) No Impact. General Plan Amendment will not generate solid waste or conflict with solid
waste disposal regulation as no physical development will occur. The Amendment does not
increase demand for solid waste or landfill disposal beyond what has previously been
identified. Therefore, the Amendment will have no impacts due to solid waste disposal.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE (CAL. PUB. RES. CODE §15065)
A focused or full environmental impact report for a project may be required where the project has a
significant effect on the environment in any of the following conditions:
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 51
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plant
or animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? (“Cumulatively
considerable” means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
c) Does the project have environmental effects, which will
cause substantial adverse effects on human beings,
either directly or indirectly?
Sources: 1, 2, 3, 4, 5, 6 and 7
(a) No Impact. The General Plan Amendment does not alter policies and programs in a
manner that would degrade the quality of the environment, reduce habitat, or affect cultural
resources. Therefore, the Amendment will have no impacts due to degradation of the
environment.
(b) No Impact. The General Plan Amendment is consistent with the City’s General Plan land
use designations and does not result in any changes to land use or zoning that would affect
cumulative conditions. The General Plan EIR previously analyzed potential environmental
impacts from buildout of the General Plan and no new or more severe cumulative impacts
would result from the proposed Amendments. Therefore, the General Plan Amendment will
have no cumulative impacts.
(c) No Impact. The General Plan EIR identified policies, program and mitigation measure to
ensure that implementation would not result in adverse impacts to humans or the
environment. The General Plan Amendment does not propose changes to policies and
programs that would significantly change the analysis performed in the General Plan EIR.
Therefore, the General Plan Amendment will have no impacts due to substantial adverse
environmental effects.
F. SOURCE REFERENCES
1. City of San Rafael General Plan 2020, adopted November 15, 2004; as amended
through December 2015.
2. San Rafael General Plan 2020, Environmental Impact Report, prepared by Nichols
Berman Environmental Planning, August 2004; and as amended through December
2015.
3. City of San Rafael Municipal Code.
a. Title 14: Zoning, adopted September 1994, as amended May 1996
b. Title 8, Chapter 8.13: Noise, adopted 2002
c. Title 15: Subdivisions, adopted 2002, as amended 2009
4. San Rafael Climate Change Action Plan, adopted 2009; Implementation Program
Update May 2011.
Addendum (No. 4) to the San Rafael General Plan 2020 EIR for Amendments to the General Plan 52
5. City of San Rafael Bicycle/Pedestrian Master Plan, 2011 Update; adopted 2011
6. FHA’s Non-Motorized Transportation Pilot Program (NTPP); 2009
7. Draft San Rafael General Plan 10-Year Status Report prepared by Metropolitan
Planning Group, January 2016
8. Draft Amendments to the City of San Rafael General Plan 2020. January 2016
G. PUBLIC REVIEW
Pursuant to the CEQA Guidelines [§15164(c)], this addendum to the 2020 General Plan EIR
does not need to be circulated for public review, and shall be included in, or attached to, the
certified and amended General Plan EIR.
Prepared By: Metropolitan Planning Group Reviewed By: Paul A. Jensen
EXHIBIT 2
1
RESOLUTION NO. ___
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE
SAN RAFAEL GENERAL PLAN 2020, UPDATING POLICES, PROGRAMS AND LAND
USE DESIGNATIONS IN RESPONSE TO THE 10-YEAR REVIEW
GPA15-001
WHEREAS, on November 14, 2004, the City of San Rafael adopted Resolution Nos.
11664 and 11665 certifying the San Rafael General Plan 2020 Final Environmental Impact
Report (General Plan 2020 FEIR) and adopting the San Rafael General Plan 2020 (General Plan
2020); and
WHEREAS, The General Plan 2020 is comprised of 16 Elements containing Goals,
Policies and Programs, and supportive background data, and the General Plan Land Use Map; and
WHEREAS, since the 2004 adoption of the General Plan 2020, the City has adopted
several amendments to the Plan consistent with the provisions of State Government Code Section
65358. The State law recognizes that the General Plan is intended to be amended periodically in
that over time: a) there are changes in conditions and circumstances; b) changes in regulations
and laws; and c) that community goals and policies evolve. Further, as goals and policies are
tested through interpretation implementation, it is not uncommon that they are revised or
amended to improve their application; and
WHEREAS, General Plan Amendment GPA15-001 was initiated by the City to address
the following activities and actions, grouped together as one general plan amendment action:
A. General Plan 2020 Elements Policies and Programs Text Amendments:
Minor changes to LU-8, LU-8b, LU-30a, LU-21a, and LU-23c to update
references, timeframes and/or responsibilities for implementation, including
revision to Exhibit 11 to incorporate the Water land use designation description.
Minor changes to H-11b, H-12, H-12a, H-15 and H-19a to update timeframes,
references, new zoning regulations, and responsibilities for implementation,
including recognizing the adoption of the Junior Second Unit regulations.
Minor changes to NH-2a, NH-3, NH-15a, NH-16a, NH-18a, NH-21, NH-22,
NH-34a, NH-36, NH-36b, NH-54a, NH-74a, NH-75, NH-75am NH-76a, NH-86,
NH-86a, NH-88, NH-95, NH-95a, NH-98, NH-118a, NH-118b, NH-118c, NH-
119, NH-119a, NH-126a, NH-126a, NH-150a and NH-156a to reflect
completion, incorporate references to completed or updated local and regional
planning efforts, update responsibilities or resources, correct text, further
facilitate policy or program implementation, change timeframes for
implementation and add accomplishments. Specific accomplishments recognized
by these changes include encouragement of mixed-use housing development
including revisions made to the Neighborhood Commercial (NC) zoning district,
adoption of the Canalfront Conceptual Design Plan and the securing of Barbier
Park/Gold Hill access to open space.
EXHIBIT 2
2
Minor changes to CD-1b, CD3b, CD-3c, CD-4a, CD-4b, CD-4c, CD-4d, CD-5a,
CD-8a, CD-10b, CD-10c, CD-11a, CD-12a, CD-13 and CD-15b to adjust
language, acknowledge zoning amendments made to facilitate reuse of historic
resources and the completion of the Canalfront Conceptual Design Plan, revise
references, and changes made to several implementation timeframes and
resources.
Minor changes to EV-2e, EV-7a, EV-8b, EV-12b, EV-13a, EV-14, EV-15b and
EV17a to delete the Day Laborers program which was implemented as a pilot
program and not continued, change certain timeframes and references, and
remove completed programs.
Minor changes to Goal 12, C-1a, C-2a, C-7, C-11a, C-11e, C-14a, C-17a, C-17b,
C-20, C-20a and C-29e to update references, remove outdated text, delete
completed programs, reference updated and new policies including reference to
the City adopted Complete Streets Directive, update to Exhibit 19 that shows the
commute modes in the City, changes made to transit services, and to add new C-
5.1 and C-5.1a on VMT (Vehicle Miles Traveled) for Environmental Review.
Minor changes to I-4b, I-8b, I-12, I-12a, I-13 and I-15b to delete completed
programs, update references, remove obsolete programs and sources, including
elimination of the Redevelopment Agency, encouraging replacement of street
trees with invasive root systems, updating water supply calculations, and update
telecommunications technology objective.
Minor changes to G-2, G-3, Goal 21, G-5, G-6, G-7, G-8, G-9b, G-11a, G-12b,
Goal 22 and G-18c to update references, remove or revise outdated text, expand
upon Community Engagement objectives and to support governmental action to
encourage a variety of housing options within the City.
Minor changes to SU-3a through SU-14d to delete completed items, update
references and timeframes, update resources, revise numbering and relocate
numerous policies and programs from the Conservation and Parks and Recreation
Elements. In particular, modify policies to further encourage and support
renewable energy use, local food production, social equity and reduce waste.
Minor changes to CA-1a, CA-1b, CA-2, CA-6c, CA-8, CA-8a, CA-9a, CA-13a,
CA-14a, CA-14c to delete obsolete or completed items, and revise text or
timeframes. This includes implementation of plans to support viable ongoing
preservation and use of the Falkirk property.
Minor changes to PR-7b, PR-11a, PR-16a and PR-24a to remove outdated text,
and delete completed or relocated items.
Minor changes to S-12, S-12a, S-12b, S-13a, S-13b, S-13c, S-14a, S-16a, S-21,
S-21a, new S-21-b, S-26a, S-30b, S-33e and S-40c to reflect completed items,
and references, particularly with regard to changes in oversight hazardous waste
programs and disaster planning.
Minor changes to N-6b, N-6f, N-10b, N-10c and N-10d to delete completed
mixed use housing program, correct program numbering and update a timeframe.
EXHIBIT 2
3
Minor changes to OS-2d to update program numbering.
Minor changes to Goal 32 and CON-17 to CON-25 to reflect relocation of items
to the Sustainability Element, and delete programs for increased energy
efficiency in homes which has been effectively achieved by new programs and
state building codes.
Minor changes to AW-4b and AW-6c to reflect completion of program and
reference regarding eliminating fireplaces and woodburning stoves.
B. General Plan 2020 Land Use Map Amendments:
Amend several SMART owned rights-of-way parcels to the Public/Quasi-Public
(P/QP) land use designation.
Emend several parcels City and County owned parcels that are being used for
dedicated public purposes, to the P/QP or Open Space (OS) designations.
Establish a new Water land use designation to a number of publicly and privately
owned properties within the Bay and San Rafael Canal, which are undevelopable
and navigable open waterways, currently zoned for Water (W) use in the City
Zoning Ordinance.
Amend the designation for a residential property at 1820 Pt San Pedro Road
Residential from Open Space to Low Density Residential (LDR) residential land
use designation.
WHEREAS, consistent with City Council Resolution No. 8379 and State Government
Code Section 65356, General Plan Amendment GPA15-001 has been processed consistent with
adopted referral and scheduling procedures. As required, the project was referred to local
agencies and utility/service districts for review and comment; and
WHEREAS, on September 8, 2015, in accord with California Government Code,
specifically Section 65352.3(a), the Department of Community Development Department staff
sent an offer for tribal consultation to the representatives of the Federated Indians of the Graton
Rancheria (Federated Indians). Tribal consultation is required for all projects that propose an
amendment to the local General Plan. The purpose of the tribal consultation is to consult with the
local tribe representatives on potential impacts to Native American places, features and objects
described in Section 5097.9 and 5097.993 of the California Public Resources Code. The
prescribed 90-day period was observed for the Federated Indians to respond to the offer, but the
City received no response; and
WHEREAS, consistent with State Government Code Section 65585, the draft
amendments to the Housing Element have been distributed to the State of California Department
of Housing and Community Development (HCD) for review and comment. HCD staff has
reviewed the draft amendments to the Housing Element and determined that the updates proposed
to the recently adopted Housing Element as a result of the 10 year status report would be
inconsequential; and
EXHIBIT 2
4
WHEREAS, following the initiation of the General Plan Amendment GPA15-001
application, the City commenced with environmental review of the project. Consistent with the
California Environmental Quality Act (CEQA) Guidelines and the City of San Rafael
Environmental Assessment Procedures Manual, the appropriate steps were followed to complete
environmental review of the project, which included: a) review of the certified General Plan 2020
FEIR to determine if it adequately assesses the environmental impacts of the project; and b) the
preparation of an Initial Study to determine if the project would result in new significant impacts,
and increase in the severity of the impacts, or new or expanded mitigation measures from those
analyzed and determined in the General Plan 2020 EIR. As a result of this review, an Addendum
to the General Plan 2020 FEIR (Addendum No. 4) was prepared. The Planning Commission has
recommended to the City Council the adoption of Addendum No. 2 by separate resolution; and
WHEREAS, on August 23, 2016, the Planning Commission held a duly noticed public
hearing on proposed General Plan Amendment GPA15-001, accepting all public testimony and
the written report of the Department of Community Development; and
WHEREAS, the custodian of documents which constitute the record of proceedings
upon which this decision is based, is the Community Development Department.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission
recommends to the City Council approval of General Plan Amendment GPA15-001, amending
the General Plan 2020 with the text edits presented in attached Exhibit A and map edits as
presented in attached Exhibit B. This recommendation is based on and supported by the
following findings:
1. The public interest would be served by the adoption of proposed General Plan
Amendment GPA51-001 in that:
a. The amendments to delete completed programs and policies, to reassign
responsibilities for action on programs, to update timeframes for implementation,
and update references within each of the 16 General Plan 2020 Elements will
keep the document current, recognize changes in conditions and circumstances,
recognize actions taken to adopt plans and regulations to implement several of
the policies and programs, and further support the ongoing implementation of the
General Plan through identification of key staff responsibilities and timeframes.
b. The amendment to include a Water designation for the Bay and San Rafael Canal
provides consistency between the San Rafael General Plan 2020 and the San
Rafael Municipal Code, specifically with respect to Title 7 (Tideland Permits)
and Title 14 (Zoning).
c. The relocation of Goals, policies and programs from the Conservation and Parks
and Recreation Element to the Sustainability Element appropriately retains these
important short term and long term policies and programs to address sea level
rise, climate change, and other actions that will support sustainable local
planning efforts.
d. The amendment to add a policy and program to the Circulation Element to
acknowledge coming changes in state law to require local analysis of Vehicle
Miles Traveled for projects appropriately responds to changing circumstances
with respect to how these impacts of anticipated development projects would be
evaluated on a broader level.
EXHIBIT 2
5
2. Adoption of General Plan Amendment GPA15-001 would not be growth inducing
nor would it be precedent setting in that there are no substantive amendments
proposed to the Land Use Element or the Housing Element. The changes would not
result in 1) changes to the adopted residential land use designations or their
respective density parameters; 2) changes to the adopted land use designations for
individual properties/sites; 3) changes in the housing projections from those
projections published in the currently adopted Housing Element; or 4) changes to the
City’s planning area. Therefore the changes do not induce new growth from that
projected under the current General Plan 2020.
3. Adoption of General Plan Amendment GPA15-001 would be consistent and would
not conflict with the related elements, goals, policies or programs of the San Rafael
General Plan 2020 in that there are no substantive changes proposed and the
document has been reviewed and references have been revised to assure internal
consistency.
The foregoing resolution was adopted at the regular City of San Rafael Planning Commission
meeting held on the 23rd day of August 2016.
Moved by Commissioner __________ and seconded by Commissioner _________.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: _______________________________ ______________________________
Paul A. Jensen, Secretary , Vice-Chair
ATTACHMENTS:
Exhibit A- Text Amendments
Exhibit B- Land Use Map Amendments
EXHIBIT 2
6
EXHIIBIT 2 – ATTACHMENT A (GPA15-001)
General Plan 2020 Element Text Amendments:
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 11
Land Use Our Use of Land
Introduction
San Rafael is a highly desirable place to live, work,
or own a business because of its natural beauty, its
central location in Marin County, and its proximity
to San Francisco. The city’s residential and
commercial areas represent a great variety in land
uses, from the intermingling of residential and
commercial uses Downtown, to the more prevalent
twentieth-century land use patterns separating
residential and commercial uses. The City provides
many advantages of urban living, while at the same
time maintaining a hometown feeling in its
residential neighborhoods and a distinctive
downtown. Careful planning and community
involvement regarding development in the City and
the surrounding area preserves important physic al
features, such as ridgelines, hillsides and natural
areas, while also providing for necessary services,
employment and housing opportunities.
Land Use Benefits and Balance
Land use decisions in San Rafael are shaped by
the community’s desire to preserve and protect its
natural resources, unique character, existing land
use patterns, and quality of life. The nature and
character of existing development and the desire
for a continued strong local economy as well as
existing and planned infrastructure capacity
(including circulation, water, and energy) all
influence planning for future land use. San Rafael's
local planning efforts must also be responsive to
regional and statewide planning agencies such as
the Association of Bay Area Governments (ABAG),
the Marin County Congestion Management Agency
and the California Department of Transportation
(Caltrans).
The amount and type of urban areas in San Rafael
will remain essentially the same in 2020 as they are
today. Very few vacant parcels remain; growth will
occur principally through infill and redevelopment.
The community’s desire for less commercial
development, which will in turn require less
additional housing, has resulted in 527,000 fewer square feet of commercial growth
and 2.5 million fewer square feet of industrial/office development than projected under
the previous General Plan 2000.
S a n R a f a e l ’ s L a n d U s e
C h a n g e s a n d S u c c e s s e s
San Rafael has undergone many changes over the
last several decades; here are some of the most
notable:
Our Vision of Downtown San Rafael led to the
revitalization of Downtown, including new high quality
buildings, redevelopment of underutilized and vacant
lands, entertainment venues, and the construction of
hundreds of new homes. San Rafael’s Transportation
Center has become a major transit hub for buses and
other transportation in Marin County.
Vision North San Rafael resulted in a planning guide
north of Puerto Suello for development of a
promenade for bicycles and pedestrians, a new
entryway on Freitas, neighborhood-serving
improvements at the Northgate shopping areas, and
new housing.
Large retailers and auto dealers increased sales tax
revenue for the City, and occupy prominent locations
along the Highway 101 corridor.
Expansion of prominent land uses in San Rafael, such
as the educational institutions of Dominican University
and Marin Academy; the Montecito shopping center,
Northgate Mall, and Northgate One benefited the
community.
Improvements to many parks in San Rafael, including
Jean and John Starkweather Shoreline Park along
San Rafael Bay, which provides recreational uses
along the waterfront and increases the number of
recreational opportunities for residents. Historic
buildings have been identified and protected, including
the Rafael Theatre, the Falkirk mansion, and the Frank
Lloyd Wright-designed Marin County Civic Center
Administration building.
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 12
The policies of this Element guide future change to fit the desired character of San
Rafael, preserve the City’s historic qualities and natural environment, serve
community needs, sustain the local economy, and enhance the quality of life. San
Rafael’s land use policies balance the different desires of San Rafael’s residents. The
policies are based on the belief that clear direction will result in decisions and changes
that carry on San Rafael’s sense of place – a place people are proud to call ‘home.’
Relationship to Other General Plan Elements
California law requires the Land Use Element to designate the proposed general
distribution, location, and extent of various categories of private and public land uses,
and to set building intensity and population density standards. Other General Plan
elements ensure that infrastructure, utilities, and public facilities are available to
accommodate planned land uses, and that the unique qualities of San Rafael are
safeguarded and enhanced. For example, maps, policies and programs related to
flooding are located in the Safety Element.
In particular, this Element establishes development patterns and densities that support
the Circulation Element's strategies for reducing reliance on the automobile,
accommodating increased traffic from planned development, and promoting a wide
variety of mixed uses and activities in the Downtown and other commercial areas. The
Land Use Element includes a Land Use Map.
Relationship of the Land Use Element to the Zoning Map
and Zoning Ordinance
The Land Use Map designates the land use pattern envisioned for the City. Zoning
Map designations must be consistent with the General Plan in relationship to each
land use category. The Zoning Ordinance sets forth regulations and standards for
development to ensure that the policies, goals, and objectives of the General Plan are
carried out. Rezoning can be initiated by the City Council, Planning Commis sion, or by
an individual property owner.
General Plan 2020 Land Use Designations (acres)
Single-Family
Residential
35%Parks/Open
Space
43%
Commercial
and Office
4%
Multifamily
Residential
5%
Industrial/Light
Industrial and
Public/Quasi-
Public
13%
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 13
GOAL 1: GROWTH TO EN HANCE
QUALITY OF LIFE
It is the goal of the City of San Rafael to have growth that serves community
needs and enhances the quality of life in San Rafael. San Rafael values its
historically significant and inspirational natural setting, with the widest variety of
cultural, residential, employment, and entertainment offerings in Marin County. While
the city will not grow significantly, it will be important to maintain and improve the
existing types and areas of development that make San Rafael such a desirable place.
Harmonizing change to serve community needs is of tremendous importance to San
Rafael residents. New development and other physical alterations must respect the
existing character and scale of the city. Change and development must be
accomplished in a fashion that enhances and blends with San Rafael's existing
qualities, both physical and social. In other words, development should respect the
existing social fabric as well as the natural and built environment.
General Plan 2020 leaves in place most current development and zoning standards.
The City’s zoning encourages housing and mixed-use development in Downtown and
along the city’s transit corridors. General Plan 2020 also calls for new development to
contribute to the provision of necessary public improvements to serve current and
future populations such as open space, transportation, and affordable housing.
Targeting the type and location of new growth allows for the enhancement of areas
that would benefit from improvement and adds needed jobs and housing without
intruding on neighborhood quality of life.
Affordable housing is a significant community need in San Rafael. Present and future
residents of San Rafael need housing that is affordable at various income levels.
Housing can be part of new buildings in areas of town which need to be improved, in
Downtown and other commercial areas and along transit corridors so that residents
can walk to work and shopping.
At the same time, traffic congestion continues to be a major issue. In 1988, the City
began a process called Priority Projects Procedure to allocate traffic capacity in
certain areas of town in order to ensure consistency between new development and
needed traffic improvements. In 2004, this program was replaced with a Project
Selection Process (PSP) that applied citywide and evaluated desired community
benefits of new development, while continuing to link new development with
necessary roadway mitigations. However, by 2011, the purpose and importance of
the PSP diminished because: a) the community is now largely built-out and there are
very few remaining land development opportunities: and b) the limited traffic capacity
has been used up or needed transportation improvements have been implemented.
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 14
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 15
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 16
General Plan 2020 is based on the following growth assumptions:
Exhibit 3: Growth Assumptions
Use
Existing (plus
approved projects) Projected 2020 % Increase
Housing (units) 28,929 32,423 12.0%
Commercial (sq. ft.) 9,030,000 9,183,000 1.7%
Office/Industrial (sq. ft.) 9,031,000 9,279,000 2.7%
Lodging (rooms) 464 821 77.0%
Entertainment (seats) 3,010 5,010 166.0%
LU-1. Pla nning Area and Growth to 2020.
Plan the circulation system and infrastructure to provide capacity for the total
development expected by 2020.
LU-1a. Five-Year Growth Assessment. As part of the five-year General Plan update,
review San Rafael’s growth, traffic capacity, traffic mitigation list and traffic mitigation
fee. Assess growth assumptions and modify land use and circulation policies as needed.
Responsibility: Community Development, Public Works, Economic Development
Timeframe: Ongoing
Resources: Staff Time
See LU-3a (Project Selection Process).
LU-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:
a. Project-related traffic will not cause the level of service established in the
Circulation Element to be exceeded;
b. Any circulation improvements needed to maintain the level of service standard
established in the Circulation Element have been programmed and funding has
been committed;
c. Environmental review of needed circulation improvement projects has been
completed;
d. The time frame for completion of the needed circulation improvements will not
cause the level of service in the Circulation Element to be exceeded, or the
findings set forth in Policy C-5 have been made; and
e. Sewer, water, and other infrastructure improvements will be available to serve
new development by the time the development is constructed.
LU-2a. Development Review. Through the development and environmental review
processes, ensure that policy provisions are evaluated and implemented. The City may
waive or modify any policy requirement contained herein if it determines that the effect of
implementing the same in the issuance of a development condition or other approvals
would be to preclude all economically viable use of a subject property.
Responsibility: Community Development, Public Works, Fire, Police, City Attorney
Timeframe: Ongoing
Resources: Fees
See also C-5 (Traffic Level of Service Standards).
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 17
(LU -3 Deleted)
LU-4. Reasonable Interim Use of
Property.
Allow a landowner reasonable interim use of property in areas where development is
precluded pending needed traffic improvements. Structures should not be permanent,
and uses should be low- or off-peak traffic generators.
LU-4a. Reasonable Interim Uses. In the zoning ordinance establish land uses that allow
reasonable interim uses for properties that are in areas with limited traffic capacity for
development. Examples include contractor’s yards, new car storage, modular office and
storage, and outdoor recreation.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
LU-5. Urban Service Area.
Oppose urban development in areas adjacent to San
Rafael's Urban Service Area boundary.
LU-5a. Urban Service Area Review. Review and
consider revisions to the City's Urban Service Area
every five years as part of the General Plan Review, or
in conjunction with a LAFCO-initiated boundary review.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
See also LU-7a (Development Adjacent to San Rafael).
S p h e r e o f I n f l u e n c e /
U r b a n S e r v i c e A r e a
A Sphere of Influence is the
probable physical boundaries and
service area of a local agency.
(Govt. Code Section 54774). It is
recognized that some urban s ervices
are provided by special districts.
The Urban Service Area is an area
that can reasonably be annexed and
provided with urban services within
a five -year period, given the amount
of potential development within City
limits and limited circulation a nd
sewage treatment plant capacity or
other service constraints.
San Rafael’s Planning Area includes
all the lands currently within the
Sphere of Influence shown on Exhibit
1 except for the St. Vincent’s and
Silviera Ranch properties. Upon
LAFCO approval to remove the St.
Vincent’s and Silveira Ranch
properties from San Rafael’s Sphere
of Influence, the Planning Area and
the Sphere of Influence shall be the
same.
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 18
LU-6. Annexation.
Prior to urban development, areas that can reasonably be served through extension of
the existing service area of the City should be annexed.
a. Annexation of already developed unincorporated islands (Los Ranchitos, Country
Club, Bayside Acres, California Park, Mt. Tamalpais Cemetery) and developed
portions of the Marinwood/Lucas Valley neighborhoods should be dependent on
resident interest, the cost/revenue implications of the
provision of City services to the area, and the
availability of City services.
b. Developed and undeveloped areas of Santa
Venetia are not expected to be annexed to the City
within the time frame of the plan due to flood and
seismic hazards and urban service costs associated with
existing infrastructure conditions.
LU-6a. LAFCO. Encourage LAFCO to adopt Urban
Service Area and annexation policies for the San Rafael
Planning Area consistent with adopted General Plan
policies. Consistent with Council Resolution not to annex
or serve the St. Vincent’s and Silveira properties, work
with LAFCO to remove them from the City’s Sphere of
Influence.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
LU-7. Land Use Planning in Surrounding Jurisdictions.
Continue to monitor and work with surrounding jurisdictions to ensure that land uses
outside the community will have a positive effect on San Rafael.
LU-7a. Development Adjacent to San Rafael. Work with the County and other local
jurisdictions to review applications for development in areas adjacent to San Rafael’s city
limits and within the Sphere of Influence.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
LU-8. Density of Residential Development.
Residential densities are shown in Exhibit 11, Land Use Categories, pages 38-40.
Maximum densities are not guaranteed but minimum densities are generally required.
Density of residential development on any site shall respond to the following factors:
site resources and constraints, potentially hazardous conditions, traffic and access,
adequacy of infrastructure, City design policies and development patterns and
prevailing densities of adjacent developed areas.
When development is clustered to avoid sensitive areas of a site, density provided to
the entire site may be transferred to the remaining portion of the site, providing all
factors listed above can be met.
Transfer of density among properties shall only be permitted when unique or special
circumstances (e.g., preservation of wetlands or historic buildings) are found to exist
which would cause significant environmental impacts if the transfer were not allowed.
L A F C O
Local Agency Formation Commission
(LAFCO) coordinates logical and
timely changes in local
governmental boundaries, including
annexations and detachments of
territory, incorporations of cities,
formations of special districts, and
consolidations, mergers, and
dissolutions of districts, as well as
reviewing ways to reorganize,
simplify, and streamline
governmental structure. In addition,
LAFCO is responsible for reviewing
contractual service agreements
between property owners and
service providers.
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 19
LU-8a. Residential Zoning. Implement Land
Use Element densities by setting appropriate
maximum allowed densities in the zoning
ordinance.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
LU-8b. Transfer of Density. Continue to
implement zoning regulations governing the
transfer of density among properties.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See Housing H-14b18b (Assure Efficient Use of
Multifamily Housing Sites), H-17a21a
(Implement State Density Bonus Law) and OS-1c
(Cluster Development).
LU-9. Intensity of Nonresidential
Development.
Commercial and industrial areas have been
assigned floor area ratios (FARs) to identify
appropriate intensities (see Exhibits 4, 5 and 6).
Maximum allowable FARs are not guaranteed,
particularly in environmentally sensitive areas.
Intensity of commercial and industrial
development on any site shall respond to the
following factors: site resources and constraints,
traffic and access, potentially hazardous
conditions, adequacy of infrastructure, and City
design policies.
a. Where the existing building is larger than the FAR limit and no intensification or
change of use is proposed, the property may be redeveloped at the same size as the
existing building if parking and design requirements in effect
at the time of the new application can be met.
b. FAR transfers between or among sites shall not be permitted
except where the City Council finds the following:
1. The development of the beneficiary parcel is consistent
with the General Plan 2020, except that FARs or
maximum densities may be exceeded, and
2. The proposed development will comply with all
applicable zoning and design parameters and criteria as
well as traffic requirements; and one or both of the
following:
i) Unique or special circumstances are found to exist
(e.g., preservation of wetlands or historic buildings)
that would cause significant environmental impacts if
the transfer is not allowed, and/or
F l o o r A r e a
R a t i o ( F A R )
FAR is the total gross
building square footage
divided by the land area,
exclusive of public
streets. Parking areas,
covered or uncovered,
and non -leasable
covered atriums are not
included in calculating
FARs.
P o p u l a t i o n D e n s i t y
Gross Density is used for long -range
planning purposes, and is the numbe r
of dwelling units per acre devoted to a
site plus the area of streets serving
those sites. Gross density is
approximately 20 - 30 percent lower
than net density.
Net Density is used in the Zoning
Ordinance to determine project -
specific densities, and is the number
of dwelling units per acre of land
devoted to a site. Net density does
not include the area of streets serving
those sites, and is approximately 20 -
30 percent higher than gross density.
In 2000, residential areas have been
assigned appropriat e densities (see
Exhibit 11, Land Use Categories). In
San Rafael’s Planning Area, there
were 2.44 people per household
(PPH). ABAG projects that this
number will increase to 2.47 PPH by
2010, and return to 2.44 PPH in 2020.
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 20
ii) A significant public benefit will be provided, such as securing a new
public facility site (e.g. park, school, library, fire station, police station).
c. Through Planned Development rezoning, consider allowing a higher floor area
ratio at the shopping center sites located at the crossroads of Andersen Drive,
Highway 101, and Francisco Blvd. West where it would facilitate redevelopment
with improved parking, access, landscaping and building design.
LU-9a. Nonresidential Zoning. Implement nonresidential levels of development and
FAR transfer policies through allowed floor area ratios in zoning districts.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See NH-104a (Development Review Process).
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 24
LU-10. Planned Development Zoning.
Require Planned Development zoning for development on a lot larger than five acres
in size, except for the construction of a single-family residence.
LU-10a. Planned Development Zoning. Continue to maintain a Planned Development
zoning district.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
LU-11. School Site Reuse or Redevelopment.
Where it is in the community's interest to retain public recreation facilities in
accordance with Parks and Recreation policies, and/or the childcare policy, cluster
development so that the public recreation or childcare use may be preserved. The
following uses are allowed on school sites retained by the districts: housing and public
and quasi-public uses, such as child care programs; adult day care programs;
education, recreation, cultural programs and activities; and churches and religious
institutions.
LU-11a. Zoning for School Sites. Continue to implement school site reuse and
redevelopment through zoning regulations and through the development review process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See NH-12 (Schools).
LU-12. Building Heights.
Citywide height limits in San Rafael are described in Exhibits 7 and 8. For Downtown
height limits see Exhibit 9:
a. Height of buildings existing or approved as of January 1, 1987 shall be considered
conforming to zoning standards.
b. Hotels have a 54-foot height limit, except where a taller height is shown on
Exhibit 9 (Downtown Building Height Limits).
c. Height limits may be exceeded through granting of a zoning exception or
variance, or through a height bonus as described in LU-13 (Height Bonuses).
See LU-2a (Development Review).
Building Height
The height of a building is
determined by the methods in
the latest edition of the
Uniform Building Code
adopted by the City, except
for hillside homes, where
height is determined by the
methods in the Hillside Design
Guidelines.
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 28
LU-13. Height Bonuses.
A height bonus may be granted with a use permit for a development that provides one
or more of the amenities listed in Exhibit 10, provided the building’s design is
consistent with Community Design policies and design guidelines. No more than one
height bonus may be granted for a project.
See LU-2a. (Development Review).
E x h i b i t 1 0 : H e i g h t B o n u s e s
Location Maximum
Height Bonus
Amenity
(May provide one or more of the following)
Fourth Street Retail Core
Zoning District 12 feet
Affordable housing
Public courtyards, plazas and/or passageways
(consistent with Downtown Design Guidelines)
Public parking (not facing Fourth Street)
PG&E site in the Lindaro
Office land use district 24 feet
Park (privately maintained park with public
access, adjacent to Mahon Creek; an
alternative is tennis courts tied to Albert Park.)
Community facility (10,000 sq. ft. or more in
size)
Second/Third Mixed Use East
Zoning District 12 feet
Affordable housing
Public parking
Overhead crosswalks
Mid-block passageways between Fourth
Street and parking on Third Street
Second/Third Mixed Use
West District, north of Third
Street and east of C Street
18 feet Public parking
West End Village 6 feet
Affordable housing
Public parking
Public passageways (consistent with
Downtown Design Guidelines)
Lincoln Avenue between
Hammondale and Mission
Avenue
12 feet Affordable Housing
See NH-120 (Lincoln Avenue)
Marin Square 12 feet Affordable housing
North San Rafael Town
Center 24 feet Affordable housing
Citywide where allowed by
zoning. 12 feet Hotel (1)
(1) See policy LU-20 (Hotels, Motels and Inns)
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 29
GOAL 2: BALANCE AND DIVERSITY
It is the goal of the City of San Rafael to maintain balance and diversity in the
community. San Rafael reflects a mosaic of land use patterns that have changed over
time, creating a visual framework for the city that continues to evolve in response to
the community’s sense of balance and compatibility. Our desire to avoid
intensification must be balanced with the development required to provide jobs and
housing, and to sustain an evolving, vital community. We must also continue to
appreciate the importance and desirability of having neighborhoods of differing levels
of density and activity.
San Rafael's high quality cultural, business, entertainment and educational resources
directly benefit the City's residents and draw businesses, custom ers, visitors and
students from beyond the City's limits, to the benefit of all who live and work in the
City. These resources not only culturally enrich San Rafael residents, they enhance
San Rafael's regional position, improve San Rafael's business climate, and provide
revenue for City services and infrastructure.
To maintain our unique character and quality of life, the City must strive to maintain
the cultural, social, and economic diversity that is such an important aspect of our City
by taking steps to maintain an adequate supply of decent, affordable housing, a range
of jobs, and a variety of local goods and services. Other elements in the General Plan
address housing, economic vitality, open space, recreation, and cultural facilities; the
policies below focus on the nonresidential land uses that make up part of the balance
and diversity of San Rafael.
LU-14. Land Use Compatibility.
Design new development in mixed residential and commercial areas to minimize
potential nuisance effects and to enhance their surroundings.
LU-14a. Land Use Compatibility. Evaluate the compatibility of proposed residential use
in commercial areas through the development review process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
LU-15. Con venience Shopping.
Encourage the retention and improvement of existing retail stores and services in
residential neighborhoods that provide needed neighborhood services and reduce
traffic.
LU-15a. Neighborhood Commercial. Evaluate the compatibility of proposed
neighborhood commercial center use or upgrades through the development review
process, and involve neighbors early in the development review.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See NH-155a (Sun Valley Commercial Uses) and CD-3b (Development Standards).
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 30
LU-16. Building and Automotive Services.
Maintain availability of sites for building, automotive and service industries important
to San Rafael's economy and the convenience of its residents and businesses.
LU-16a. Building and Automotive Services. Continue to provide adequate sites for
building, automotive and service industries in the appropriate zoning districts. Sites with
industrial and light industrial zoning may be redesignated and rezoned to a different land
use with Council determination that the new use provides a substantial neighborhood or
citywide benefit.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
LU-17. Limited Retail and Service Uses in Industrial and
Office Areas.
Allow limited retail and service uses that serve area businesses/workers to locate
throughout industrial/office and industrial areas.
LU-17a. Retail and Service Uses in Industrial and Office Areas. Continue to provide
adequate sites for small local-serving retail and service businesses in industrial and office
zoning districts.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
LU-18. Lot Consolidation.
Commercial and higher density residential parcels less
than 6,000 square feet in size should be encouraged to be
combined to provide adequate parking and circulation,
minimize driveway cuts on busy streets, and maximize
development and design potential.
LU-18a. Lot Consolidation. Continue to encourage small lot
consolidation through zoning regulations.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
LU-19. Childcare.
Plan for and encourage the development of new and the
retention of existing childcare centers to meet
neighborhood and citywide childcare needs. In
conjunction with the school districts, encourage
continuation of childcare programs at school sites because
of their suitability for such uses and convenient locations in residential neighborhoods.
LU-19a. Zoning for Childcare Programs. Evaluate and revise if necessary zoning
requirements to allow childcare centers in all zoning districts except Hillside Resource
Residential, Hillside Residential and Water and Open Space Districts. The City may
waive FARs for childcare centers in nonresidential and mixed-use buildings.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
The Community
Services
Department
operates the largest
day care program in
Marin County.
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 31
LU-19b. Fees for Childcare Programs. Where possible, waive application and permit
fees for childcare centers. Consider exempting childcare centers from traffic mitigation
fees.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
LU-20. Hotels, Motels and Inns.
Encourage redevelopment and upgrading of existing motels and hotels. Visitor
accommodations are a desired land use because they are a low traffic-generator and a
high tax-generator, and because they have identifiable benefits to the neighborhood
such as job training programs. With a Use Permit, allow hotels, motels and inns in
most commercial, multifamily and industrial zoning districts. With a Use Permit,
allow bed-and-breakfast inns in High Density, Medium Density and Large Lot
Residential Land Use Districts. Hotels are not subject to floor area ratio requirements.
The City Council may approve a height bonus per LU-13 (Height Bonuses) if it finds
that the hotel will be a significant community benefit and that the design is acceptable
and consistent with City design policies and guidelines.
LU-20a. Hotel Zoning. Evaluate the Maintain zoning ordinance and revise as necessary
to incorporate regulations allowing height bonus and exemption from FARs for hotels.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
See LU-2a. (Development Review).
LU-21. Ministorage and Storage.
Ministorage is allowed in light industrial/office and industrial districts. For lots facing
Highways 101 or 580 or the Bay, the ministorage use must be located at the rear of the
lot behind an active streetfront use. Ministorage may be permitted with an FAR of up
to 1.0 if the following findings can be made:
a. The facility is needed in the community;
b. The project is compatible with surrounding uses;
c. The project is designed so that it cannot be converted to other, more intensive
uses; and,
d. The location is appropriate for this type of use.
In other land use districts, ministorage may be allowed in existing buildings, provided
that the ministorage is not located along the street frontage and complies with the FAR
limits allowable in the districts.
LU-21a. Ministorage Zoning. Evaluate the Maintain zoning ordinance and revise as
necessary to incorporate regulations for ministorage use allowance and location
limitations.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
See CD-11a (Compatibility of Patterns) and CD-12a (Landscaping).
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 32
LU-22. Odor Impacts.
Consider odor impacts when evaluating land uses and development projects near
wastewater treatment plants, or treatment plant expansion projects.
LU-22a. Project Evaluation. Evaluate odor impacts as part of development review.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
LU-23. Land Use Map and Categories.
Land use categories are generalized groupings of land uses and titles that define a
predominant land use type (See Exhibit 11). All proposed projects must meet density
and FAR standards (See Exhibits 4, 5 and 6) for that type of use, and other applicable
development standards. Some listed uses are conditional uses in the zoning ordinance
and may be allowed only in limited areas or under limited circumstances. Maintain a
Land Use Map that illustrates the distribution and location of land uses as envisioned
by General Plan policies. (See Exhibit 11).
LU-23a. Zoning Ordinance Amendments. Revise the zoning ordinance, including the
zoning map, to implement General Plan land use designations, densities, intensities, and
policies, and to meet requirements of State law and court decisions.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
LU-23b. Subdivision Ordinance Amendments. Revise the subdivision ordinance where
necessary for conformance with General Plan land use designations, de nsities, intensities,
and policies and include provisions for adequate enforcement of conditions of subdivision
map approval.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
LU-23c. Live/work Regulations. Revise live/work zoning regulations to ensure that
live/work units are appropriately designed and used for combined residential and business
uses.
Responsibility: Community Development
Timeframe: ShortLong Term
Resources: Staff Time
LU-23d. Industrial Zoning Districts. Reevaluate and modify as needed definitions and
FARs for Industrial and Light Industrial/Office Zoning District .
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 33
E x h i b i t 1 1 : L a n d U s e C a t e g o r i e s
Land Use
Category
Gross Density
Residential
Units /Acre Land Uses
Residential
Residential, open space/conservation, parks/playgrounds, schools,
churches, plant nurseries, group day care and large day care
facilities. In medium and high density neighborhoods,
hotels/motels, clubs and similar uses may be allowed.
Public/quasi public uses, such as chur ches and schools, in
residential zones shall not exceed a 1.0 FAR and shall meet City
development standards including the zoning height and setback
requirements.
Hillside Resource
Residential
0.1 - 0.5 Characterized by very steep slopes which have geologi c and
seismic constraints and which have community visual significance
or which have been identified as having very limited potential
through prior development approvals. This designation is typical of
sensitive hillside areas in the Planning Area.
Hills ide
Residential
0.5 - 2 Characterized by moderate to steep slopes; may have unstable
geology and/or local visual significance. Typical of developed
hillside residential areas in the Planning Area.
Large Lot
Residential
0.5 - 2 Flat or gently sloping singl e -family large lots/large lot subdivision.
Low Density
Residential
2 - 6.5 Typical of single -family areas.
Medium Density
Residential
6.5 - 15 Typical of duplex, garden apartment, and condominiums.
High Density
Residential
15 - 32 Typical of apartment d ensities.
Mixed Use
Fifth/Mission
Residential/Office
15 - 32 Residential uses and office uses are allowed. Ground floor retail
and personal services uses are allowed from "C" Street east, on
cross streets between Fourth Street and Fifth Avenue.
Four th Street
Retail Core
32 - 62 Retail, service, entertainment, cultural, office, residential and
live/work uses are allowed. Residential uses are allowed on the
rear ground floor, second floor and above. On Fourth Street, first
floor street frontage uses which encourage an active and healthy
retail center are characterized by all of the following:
- high customer turnover,
- large volume of pedestrian traffic,
- windows, storefront displays and signs, and
- merchandise or service likely to be obtained in a multiple stop
trip, or similar activity which draws large number of people
Downtown.
General
Commercial
15 – 32 General retail and service uses, restaurants, automobile sales and
service uses, and hotels/motels. Offices as secondary uses except
along Fr ancisco Blvd. West where retail redevelopment is strongly
encouraged
Hetherton Office 32 – 62 Office use; and ground floor retail, personal service, food service
and live/work uses are allowed. Residential and live -work uses are
permitted on the upper f loors on Fourth Street, and on the ground
floor and above elsewhere.
Lindaro Mixed
Use
6.5 - 15 Motor vehicle service, contractor uses, light manufacturing;
distribution, warehousing and storage, and incidental employee -
serving retail/service allowed. Li ve/work use allowed.
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 34
Land Use
Category
Gross Density
Residential
Units /Acre Land Uses
Lindaro Office 15 – 32 Office, hotel, cultural or entertainment facility; or residential if
feasible.
Marine Related 6.5 – 15 Water dependent businesses such as boat building; boat repair,
sales and service uses; marinas; and boat charter services. Other
uses that draw people to the waterfront that may be allowed include
shopping centers, restaurants, hotels/motels, retail, and parks.
Residential use and non -marine r elated office use is allowed on the
second floor and above.
Neighborhood
Commercial
6.5 - 15 Neighborhood -serving retail and service uses such as pharmacies,
supermarkets and dry cleaners. Residential use allowed. Ancillary
office uses allowed.
Offic e 15 – 32 General offices, medical and professional offices, administrative or
headquarters offices, and residential uses.
Public/Quasi -
Public
15-32 Government or quasi -public buildings or facilities; utility facilities
and similar facilities owned or ope rated by public/non -profit
agencies; residential.
An exemption to development standards may be granted if findings
are made that a higher height or FAR is necessary for health or
safety purposes.
Residential/Office 15 – 32 Residential and office uses allo wed. Limited retail or service uses
may be permitted as conditional uses.
Retail/Office 15 – 32 Retail and service uses, offices, and residential uses allowed.
Second/Third
Street Mixed -Use
32 - 62 Office and office -support retail and service uses (such as copy
shops, food service and cleaners) are encouraged throughout the
district. Residential uses and additional retail uses are allowed as
follows:
- On Second and Third Streets east of "B" Street, limited auto -
serving retail (such as gas stations), an d residential uses as part
of a mixed -use development are allowed.
- On Second and Third Streets west of “B” Street, retail usually
accessed by car including daily needs retail (such as grocery and
drug stores), limited auto -serving retail (such as gas sta tions),
large item retail (such as furniture stores) and residential uses
are allowed.
- On the cross streets, neighborhood serving and specialty retail
uses are encouraged in order to have an active pedestrian
environment. Residential use is also encour aged, especially
west of “B” Street.
West End Village 15 - 32 Retail uses, especially specialty and neighborhood serving retail
and restaurants. Personal service, high customer -volume office
and limited amounts of other office uses are also allowed.
Residential and live -work uses are permitted on the upper floor of
Fourth Street, and on the ground floor and above elsewhere.
Nonresidential
Industrial 0 Motor vehicle service, contractor uses and yards; manufacturing;
storage uses; wholesale; incident al employee -serving retail/service
uses; specialty retail uses consistent with industrial uses; rock,
sand and gravel plants; solid waste management and recycling
facilities; trucking yards or terminals; ancillary offices and small
offices.
Light Industri al/
Office
0 Allowed uses include: m otor vehicle service, contractor uses and
yards; light manufacturing; distribution; warehousing and storage,
incidental employee -serving retail/service; office use ; and region -
serving specialty retail when contained in a building of 50,000
square feet or greater in size and located on a site greater than 10
acres. Other s pecialty retail uses may be allowed to occupy minor
portions of the Light Industrial/Office districts provided that
intensity and traffic standards are met and the integrity of the
district is not threatened.
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 35
Land Use
Category
Gross Density
Residential
Units /Acre Land Uses
Airport/
Recreation
0 Uses on this site are governed by a land use covenant agreed to by
the City, the County, and the property ow ner. Recognize the unique
and valuable recreational and environmental characteristics of the
airport site. The following uses are allowed on the property:
- Uses consistent with the 2002 Master Use Permit, including the
airport and ancillary airport servic es and light industrial uses.
- Private and public recreational uses.
- Public utility uses.
Mineral
Resources
0 Quarry and brick yard uses, which utilize mineral resources of
regional significance.
Parks 0 Parks
Open Space 0 Secured public and private open space.
Conservation - Areas identified as having visual or other natural resource
significance that should be protected through the development
review process. The conservation designation is applied to
environmentally sensitive areas that are part of a larger site of
contiguous parcels under common ownership. Absent evidence that
some portion of the area is appropriate for development, no
development of residential, industrial or commercial buildings shall
be allowed. The City will consider some lev el of intensity and
density of development upon evidence that such use is appropriate.
Upon evidence, the land use designation(s) may be revised through
the General Plan amendment process.
Water 0 Major navigable bodies of water, applicable to the bay, an d canal,
excluding creeks and drainage ways. The Water District provides an
opportunity for limited water -dependent uses which require access
to the water as a central element of its basic function, and which
contribute to the maritime character of the are a .
SAN RAFAEL 2020 / LAND USE Amended 1/13/2016 36
Amended 1/13/2016 SAN RAFAEL 2020 / LAND USE 37
Exhibit 12, Land Use Map (available un der separate cover)
City of San Rafael
2015-2023 Housing Element
Resolution No. 13863
EIR Resolution No. 13862
Housing Element
Resolution No. 13863
EIR Addendum
Resolution No. 13862
Acknowledgements
City Council
Gary O. Phillips, Mayor
Andrew Cuyugan McCullough, Vice Mayor
Kate Colin
Maribeth Bushey
John Gamblin
Planning Commission
Jack Robertson, Chair
Barrett Schaefer, Vice Chair
Gerald Belletto
Mark Lubamersky
Larry Paul
Charles Pick
Viktoriya Wise
City Manager
Nancy Mackle
Community Development
Paul Jensen, AICP, Community Development Director
Raffi Boloyan, Planning Manager
Economic Development
Stephanie Lovette, Economic Development Manager
Consultants
Metropolitan Planning Group (M-Group)
Geoff I. Bradley, AICP, Principal
Dave Javid, AICP, LEED AP, Project Manager
Justin Shiu, Assistant Planner
Karen Warner Associates, Inc.
Karen Warner, AICP, Owner
i
Introduction to Policies and Program (2015-2023 Housing
Element)
In developing the 2015-2023 Housing Element, the City saw the opportunity to consolidate,
reorganize, and refine the Policies and Programs sections to more effectively communicate
the goals, aspirations, and direction of housing policies. Using the 2009-2014 Housing
Element Policies and Programs section as the basis for the updated section, the policies and
programs were evaluated on their accomplishments, effectiveness, and appropriateness for
the 2015-2023 Housing Element. The City of San Rafael has taken this opportunity to organize
this set of policies and programs in a way that allows the City to keep building off of the
successes and accomplishments of the previous Housing Element.
The Policies and Programs section of the 2009-2014 Housing Element, was an integrated part
of the City’s General Plan. As such, this policy document is intended to take the place of the
previous Housing Element on pages 39 -62 of the 2020 General Plan.
Public Participation
Government Code Section 65583(c)(8) states that each Housing Element shall “include a
diligent effort by the local government to achieve public participation of all economic
segments of the community in the development of the Housing Element, and the pr ogram
shall describe this effort.” Through meetings that facilitated discussion on housing needs and
appropriate housing programs for San Rafael, the City has provided opportunities for the
community to become part of the process that would set the framewo rk for housing
development.
The City provided notice of the Housing Element update to members of the community and
interested parties, in formats ranging in scale from public meetings to smaller group
presentations. Notification was provided in the newsp aper and direct notification was sent to
over 100 interested groups and individuals, including nonprofit organizations, advocacy
groups, homeowners associations, local agencies, and other interested parties. A list of
parties that were on the noticing list is shown in Appendix B.
The City solicited public input in two Planning Commission Study Session meetings. The first
meeting was held on April 29, 2014. Information from the completed Housing Needs
Assessment was presented, covering prominent housing issues that currently affect the
community and will be lasting concerns over the planning period. The second meeting was
held on August 12, 2014. A draft of the Housing Element, which was available to the public in
advance, was discussed at the meeting.
In addition, City staff met with groups representing diverse housing needs. A summary of the
housing needs assessment and draft Housing Element Update was given and made accessible
to neighborhood and homeowners associations, including the North San Rafael Coalition and
Federation of San Rafael Neighborhoods. Through notifications or direct contact, the City
reached out to advocacy groups and organizations promoting quality housing for low income
and special needs groups. These organizations included EDEN Hous ing, Marin Environmental
Housing Collaborative, Fair Housing of Marin, Canal Alliance, and Habitat for Humanity. The
City held smaller informational focus group meetings with organizations for those that
requested them. The list in Appendix B-6 Public Participation shows the organizations that
received notifications.
Comments that arose from the meetings included the following:
Concern about the affordability of housing.
Preservation of programs to help lower income and special needs households.
Desire to promote second units and junior second units.
ii
Consideration of impact of development on the character of the city.
Support provision of affordable housing through securing new funding sources and
offering technical assistance for affordable housing development.
Consideration of expanding incentives to promote affordable housing development.
These comments have been considered and addressed by Planning Commissioners and City
staff present at the meetings and reflected in the Housing Element. Programs under Policy H-
7 Protection of Existing Housing Stock, Policy H-11 House Sharing and Policy H-16 Second
Units cover strategies to preserve the affordable housing stock and increase alternative lower
income housing options. Programs under Policy H-9 Special Needs aim to promote quality
housing opportunities for special needs populations. The consideration of development
impacts are addressed in programs under Policy H-2 Design that Fits into the Neighborhood
Context. Within Policy H-6 Funding for Affordable Housing, programs address objectives to
secure funding sources. Programs under Policy H-14 Adequate Sites and Policy H-17
Regulatory Processes and Incentives for Affordable Housing discuss incentives that can be
explored or offered for affordable housing.
Upon completion of the draft Housing Element, the City circulates a Notice of Availability to a
variety of interested organizations. The Notice defines a 60-day review and comment period.
Relationship to Other General Plan Elements
The General Plan serves as the ‘constitution’ for development in the city. It is a long-range
planning document that describes goals, policies, and programs to guide decision making.
Once the General Plan is adopted, all development-related decisions must be consistent with
the plan. If a development proposal is not consistent with the plan, the proposal must be
revised or the plan itself must be amended. State law requires a community’s General Plan to
be internally consistent. This means that the Housing Ele ment, although subject to special
requirements and a different schedule of updates, must function as an integral part of the
overall General Plan, with consistency between it and the other General Plan elements.
Land use and development projections of the General Plan are also linked to planned facilities
and infrastructure capacity. Specific issues addressed in other sections of the General Plan
that are linked to and supported in the Housing Element, include: (1) the design of housing;
(2) housing and circulation; (3) reduction of greenhouse gases; and (4) support services and
infrastructure for the community.
The City will ensure consistency between the Housing Element and the other General Plan
elements so that policies introduced in one element are co nsistent with other elements.
Whenever any element of the General Plan is amended in the future, the Housing Element
will be reviewed and modified, if necessary, to ensure continued consistency between
elements.
iii
Table of Contents
Introduction to Policies and Program (2015-2023 Housing Element) .................................. i
Public Participation .................................................................................................................... i
Relationship to Other General Plan Elements ....................................................................... ii
Introduction ............................................................................................................................. 39
Building Upon Past Successes ................................................................................................ 40
Housing Needs ........................................................................................................................ 41
Who Needs Housing? ............................................................................................................. 42
What Kind of Housing is Needed? ........................................................................................ 42
Overview of Key Recommendations .................................................................................... 43
GOAL 3: HOUSING NEEDS ............................................................................................. 45
H-1. Housing Distribution. ..................................................................................................... 45
H-2. Design That Fits into the Neighborhood Context. ................................................... 45
H-3. Public Information and Participation. ......................................................................... 46
H-4. Governmental and Community Collaboration. .......................................................... 47
H-5. Fair Housing ..................................................................................................................... 47
H-6. Funding for Affordable Housing. ................................................................................. 48
GOAL 4: A DIVERSE HOUSING SUPPLY ..................................................................... 49
H-7. Protection of the Existing Housing Stock. ................................................................. 49
H-8. Housing Conditions and Maintenance. ....................................................................... 51
H-9. Special Needs. .................................................................................................................. 52
H-10. Innovative Housing Approaches. ............................................................................... 53
H-11. House Sharing. ............................................................................................................... 53
H-12. Residential Care Facilities and Emergency Shelters. ............................................... 54
H-13. Senior Housing. ............................................................................................................. 55
H-14. Adequate Sites................................................................................................................ 56
H-15. Infill Near Transit. ........................................................................................................ 58
H-16. Second Units. ................................................................................................................. 59
H-17. Regulatory Processes and Incentives for Affordable Housing. ............................. 59
H-18. Inclusionary Housing Requirements. ......................................................................... 60
H-19. Energy Conservation and Sustainability .................................................................... 61
Summary of Quantified Objectives ....................................................................................... 62
iv
39 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
Housing
Introduction
Nestled among hills on the edge of the San Francisco Bay,
San Rafael is a wonderful place to call home. San Rafael is
a great place to grow up, work, raise a family, and retire.
It has a broad-based economy, a vibrant cultural life, and
high quality educational opportunities. The city has a
broad mix of incomes, ages, and cultures.
San Rafael is a city with a long history and many
neighborhoods that are distinctive and representative of
that history. There are older neighborhoods, from the
days when San Rafael’s residences were a mix of large
ornate homes for wealthy merchants, summer retreats
for San Francisco residents, and smaller simpler homes for
workers from other countries. Neighborhoods built before
World War II were developed with narrow tree -lined
streets, neighborhood stores, and homes with front
porches. The larger suburbs built in the 1960s and 1970s,
with three- and four- bedroom homes, tend toward a
similarity in design, such as the Eichler-designed homes
which strive to unify indoor spaces with the outdoors
while maintaining privacy. More recently, attached
housing, including condominiums, apartments, and
townhomes, ranging in size from single rooms to four -
bedrooms, has been located throughout the city.
According to the 2010 U.S. Census, almost half of the
housing is renter-occupied, over one-quarter of the
households are families with children, another quarter are
senior households, and a third of the households are
people living alone. Trends show that today’s seniors are
growing into their 80s and beyond and there will be an
increase in assisted living needs. Baby boomers and
empty nesters will be relocating to smaller homes. Young
adults in San Rafael, grown children of residents, new
employees, and college graduates will want to set up their
own households to stay close to their families or work.
Consistent with the State of California’s goal to provide
“decent housing and a suitable living environment for
every California family,” and the City’s vision to “provide
housing for people at all stages of life, at all income
levels,” policies and programs preserve existing housing
and encourage new housing. With proactive City leadership, the activities of Community
D e f i n i t i o n s
Abatement – The removal or legalization of a
condition in violation of City regulations.
Affordability – The generally accepted banking/
government standard for determining whether a
person can afford housing is defined as spending no
more than 30 percent of one’s gross monthly
household income on housing costs, which for owner
housing would include principal, interest, utilities
and insurance.
Below Market Rate Housing Programs – The term
“below -market -rate” (BMR) housing is used to
describe units offered at rents or sales prices below
that which they could command on the open market.
Co-Housing – A type of share housing arrangement.
Co-housing developments have individual units with
kitchens, combined with a common kitchen and
meeting rooms.
Illegal Unit – A unit built without required permits
(building, electrical, plumbing).
Inclusionary Requirements – These programs
require a percentage of low and moderate income
housing to be provided in market -rate new
residential developments.
Mixed Use – Properties on which various uses, such
as office, commercial, institutional, and residential,
are combined in a single building or on a single site
in an integrated development project with
significant functional interrelationships and a
coherent physic al design.
Second Unit - A self -contained living unit either
attached to or detached from, and in addition to,
the primary residential unit on a single lot.
Sometimes called “granny flat” or a “mother -in-law”
unit. Junior second units refer to repurposed
existing space (under 500 sq ft) within a single -
family home to create an independent living unit.
Single Room Occupancy (SRO) – One of the most
traditional forms of affordable private housing for
single and elderly low -income people an d for new
arrivals to an area. An SRO unit is usually small,
between 80 and 250 square feet. It typically has a
sink and a closet but shares a bathroom, shower,
and kitchen with other rooms.
Our Use of Land
40 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
Development and Economic Development Departments, and a community-wide partnership
to implement housing programs, San Rafael wil l continue to be a leader in providing a variety
of housing types to meet the diverse needs of its residents.
Building Upon Past Successes
The city of San Rafael is sensitive to the many converging and competing interests, desires
and views in the city relating to development of housing, preservation of the character of San
Rafael’s neighborhoods, ease of getting around, and protection of environmentally sensitive
areas.
To encourage housing in the Downtown, General Plan incentives were adopted in 1988 and
1996 that: (1) allow height and density bonuses for affordable housing; (2) encourage
mixed-use development by modifying development potential calculations; (3) reduce the
parking requirement for downtown units; (4) provide live/work opportunities; an d (5) provide
for single-room occupancy units. As a means of further encouraging mixed use in commercial
areas outside the Downtown, General Plan 2020 extends Downtown's modified development
potential calculations throughout all commercial areas of the city.
In addition, in 2001 the General Plan was amended to revise inclusionary requirements to
better target new housing to very low- and low-income households.
San Rafael supports the development and acquisition of affordable housing units by non -
profit and for-profit developers. Since 1991, the former San Rafael Redevelopment Agency
provided financial assistance that resulted in the long-term affordability of 840 affordable
rental units. All of these units have ongoing affordability restrictions monitored by the City.
Community Development and Economic Development staff works closely with housing
advocates and developers to create financially viable projects. Financial support is available in
a variety of forms, from loans and grants to tax credits and ou tright purchases.
The Planning Commission and City Council have unanimously supported new housing
development. Housing development in the past 25 years has provided a significant amount of
affordable housing projects including Centertown, Maria B. Freitas Senior Housing, Lone Palm
Apartments, Baypoint Lagoon and Ecology House. In addition, over these years many market
rate residential projects have been developed that include a component of below -market rate
units. These development projects include, among others, Redwood Village, Peacock Ridge,
33 North (San Pablo Avenue) and the Rafael Town Center. San Rafael’s Economic
Development Department tracks the “below market rate” units and ensures that they are
providing housing for households of the targeted in comes. The City’s inclusionary and density
bonus policies, and the investment of the former Redevelopment Agency has resulted in over
1,400 affordable rental units and 113 ownership units representing about 25 percent of the
new housing in San Rafael.
In short, implementing San Rafael’s housing policies is a team effort, grounded by General
Plan policies and empowered by a vision that affordable units are an essential part of San
Rafael’s housing stock and maintaining its diverse population. The City conti nues to support a
multi-faceted approach to housing that builds upon these successes, maximizes the chances
for broad community consensus and fulfills the State of California’s requirement that
adequate housing potential exists to meet specified housing needs.
41 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
Housing Needs
The lack of affordable housing has long been a top issue in San Rafael , with the City’s existing
and projected housing needs documented in the 2014 Housing Needs Assessment (refer to
Appendix B-1). Both the 1974 and 1988 General Plans identified affordable (also known as
workforce) housing as a vital community need. The topic was identified again as a top
planning issue in the Trends Report (2000) and the Issues Report (2000) where community
members ranked affordable housing as one of the top three issues facing San Rafael.
High rents, employee recruitment and retention challenges, congestion on local highways and
lengthening of commute time all result from a lack of affordable housing in San Rafael. A
detailed examination of San Rafael’s housing need, housing supply, cost of housing,
population, household characteristics and quantified objectives to meet those needs is
provided in Appendix B.
There are five levels of affordability discussed in the Housing Element:
Extremely low income households earn less than 30 percent of the median household
income.
Very low income households earn less than 50 percent of the median household income.
Low income households earn between 50 and 80 percent of the median household
income.
Moderate income households earn between 80 and 120 percent of the median household
income.
Above moderate income households earn more than 120 percent of the median
household income.
Table 1: Marin County Income Levels, 2014
Household incomes are described in terms of family size and are determined on an annual
basis. The table above lists Marin County income levels for 2014, as determined by the U.S.
Department of Housing and Urban Development. For example, using the table above, a family
of three with an income below $81,450 would be considered a low-income household. The
final column of the table identifies the median income levels in 2009 as presented in San
Rafael's last Housing Element, and indicates a modest 6.4 percent increase in median incomes
levels between 2009 and 2014.
M A R I N C O U N T Y I N C O M E L E V E L S , 2 0 14
House
-hold
Size
Extremely Low
Income
(less than 30%
median income)
Very Low Income
(less than 50%
median income)
Low Income
(50 – 80%
median income)
Moderate Income
(80 – 120%
median income)
2014
Median
Income
2009
Median
Income
1 $23,750 and below $23,751 - $39,600 $39,601 - $63,350 $63,351 - $88,500 $72,100 $67,750
2 $27,150 and below $27,151 - $45,250 $45,251 - $72,400 $72,401 - $98,900 $82,400 $77,450
3 $30,550 and below $30,551 - $50,900 $50,901 – $81,450 $81,451 - $111,250 $92,700 $87,100
4 $33,950 and below $33,951 - $56,550 $56,551 – $90,500 $90,501 – $123,600 $103,000 $96,800
5 $36,650 and below $36,651 - $61,050 $61,051 - $97,700 $97,701 - $133,500 $111,250 $104,550
6 $39,400 and below $39,401 - $65,600 $65,601 - $104,950 $104,951 - $143,400 $119,500 $112,300
42 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
Who Needs Housing?
Low- and moderate-income families living in overcrowded housing where families double
up, or larger families living in one and two-bedroom apartments.
Seniors with very low and low incomes, living primarily off of SSI benefits, and perhaps
some retirement savings. Many own their own house, some live alone. Not all have the
resources to maintain their house, and some may need to live closer to services.
Students at Dominican University and College of Marin, and young adults in local
businesses.
Employees in local businesses, commuting on Highway 101 or I-580. People who live in
the community where they work do not have a lengthy commute.
Very low income households, including those without a place to call home.
People with disabilities who have specific design or service considerations, such as
wheelchair-accessible apartments or group homes with semi-independent living.
What Kind of Housing is Needed?
Rental units, particularly Single Room Occupancy Units and studios affordable to those
with low and very low incomes, and two or more bedroom units affordable to moderate
and below income households.
Ownership family units.
Smaller and attached for-sale units affordable to very low, low, and moderate income
households.
Senior housing affordable to very low, low, and moderate income households.
Second units and junior second units (repurposing existing space such as the conversion
of a bedroom to a small, independent unit) which would encourage seniors to remain in
their homes.
Housing with a service component.
Emergency Housing
One unique aspect of the State’s Housing Element law is the assistance provided to local
governments in quantifying housing needs. Under California law, every city and county has a
legal obligation to respond to its fair share of the proj ected future housing needs in the region
in which it is located. For San Rafael and other Bay Area jurisdictions, the regional housing
need is determined by the Association of Bay Area Governments (ABAG), based upon an
overall regional need number established by the State. The fair share numbers establish goals
to guide local planning and development decision-making.
Housing needs are described in terms of affordability to various household incomes. The
ABAG Regional Housing Needs Allocation (RHNA) for San Rafael call for a demonstrated
planning capacity total of 1,007 housing units between January 1, 2014 and October 31, 2022
(see Exhibit 14). San Rafael must demonstrate that adequate provisions are made to support
the development of housing at the various income levels to meet its fair share of the
projected regional housing needs. San Rafael’s housing objective is based on the identified
housing needs for San Rafael.
Between January 2014 and July 2014, of projects that include 3 or more units, 19 units have
received planning entitlements or are under construction in San Rafael. There are two
perspectives from which to understand the ABAG housing needs and how they relate to San
Rafael’s adequate sites analysis:
43 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
Are there adequate sites to meet the city’s total housing needs?
Are there adequate sites at sufficient densities to meet the city’s need for very low-, low-
and moderate-income housing?
Based on surveys of existing rents, second units and market rate apartments are generally
affordable to moderate income households. The State assumes that a density of at least 30
units/acre is usually needed to create opportunities for very low- and low-income housing to
be built. The density allows for savings in construction, long-term management and
maintenance costs, as well as competitiveness for tax credit financing and land costs. Specific
areas of San Rafael have been identified as potential housing opportunity sites (Appendix B).
In addition to addressing the ABAG housing needs requirements, General Plan 2020 looks at
the housing for San Rafael in the longer-term.
Overview of Key Recommendations
San Rafael's housing strategies are to:
Preserve and strengthen San Rafael's neighborhoods so that they continue to improve
over time.
Be proactive in new housing so that changes continue to enhance San Rafael, making it
an ever-increasingly attractive place to live.
Target resources for effective partnerships involving property owners, developers,
neighborhoods, businesses, civic and service organizations, and the County to address
housing needs.
Foster land use patterns and densities which support lifestyles which rely less on carbon-
based transportation.
The City’s strong commitment to meeting the needs for affordable housing is demonstrated
through permit streamlining, financial support, and community involvement. Housing policies
are written so that affordable housing is targeted to a variety of economic levels, integrated
into projects and dispersed throughout the community. Support is also provided by elected
officials and members of the business community who understand the critical role affordable
housing has in making San Rafael a balanced and healthy community.
Because San Rafael has little remaining vacant land available for large-scale development,
building on smaller or under-utilized sites scattered throughout the city will be important in
meeting its housing needs. These “infill” sites must be developed in a way that best adds
value to a neighborhood. Encouraging new housing development at appropriate densities,
promoting mixed-uses where housing can be incorporated into areas of commercial-only or
industrial-only uses, and supporting continued development of second units will help make
better use of our land resources and to address San Rafael’s housing needs.
Housing policies must be integrated with related issues such as land use, design, traffic
capacity, economic development, and adequate infrastructure. For example, design policies
for multifamily housing will try to ensure enhancement of neighborhood identity and sense of
community by having new housing sensitively address scale and compatibility in design to the
surrounding neighborhood. Linkages with land use strategies that encourage use of transit
are also supported in housing policies.
44 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
Table 2: San Rafael’s Regional Housing Need
The major actions proposed are to:
Continue the City’s proactive role in protecting existing housing and assuring that new
housing continues to enhance the city’s diversity, economy, and quality of life.
Broaden affordability requirements in new housing developments. Establish higher
percentages of affordable units when traffic allocation and density bonuses are requested.
Require new nonresidential development to contribute to the production of affordable
housing, such as providing housing on- or off-site, subsidizing mortgages and/or rents, and
payment of in-lieu fees.
Support housing development either as redevelopment or infill to improve certain areas of
town.
Encourage second units as a means of dispersing small, affordable units throughout the
community by modifying zoning regulations and processing requirements. Promote
creation of junior second units through the repurposing of existing space in single -family
homes as independent rental units.
Require that illegal units are abated/removed or legalized.
Expand allowances for mixed-use and infill housing development in commercial areas in
order to create housing near workplaces.
Encourage development at higher densities within easy walking distance to transit where
reduced automobile usage and parking requirements are possible.
Continue to support housing for population groups who require special assistance, such as
homeless persons, people living with disabilities, seniors, large families, and single-parent
households.
S a n R a f a e l ’ s R e g i o n a l H o u s i n g N e e d B y
H o u s e h o l d I n c o m e , 2 0 1 5 - 2 0 2 3
Housing
Need
Very Low
Income
Households
Low Income
Households
Moderate
Income
Households
Above
Moderate
Income
Households
Average
Yearly
Need
1,007
240
Extremely
low income*:
120
148
181
438
125
* Extremely low income household need is a subset of very low income household need.
45 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
GOAL 3: HOUSING NEEDS
It is the goal of San Rafael to have a strong sense of community and responsibility in
meeting housing needs. Historically, San Rafael has provided housing of all types to meet
the varied needs of its population in settings that enhance the feeling of community.
It is important to enhance our sense of community by identifying responsibilities of all sectors
within the community (neighborhoods, business, non-profits, government, etc.) to effectively
address the city’s housing needs and to assure effective application of Fair Housing laws. The
intent in this approach is to continue to be purposeful and creative in finding ways to increase
local funding resources and/or financially equivalent incentives for lower income and special
needs housing, and to take a proactive approach in creating and responding to opportunities
to achieve San Rafael’s housing goals.
New development must be compatible with and enhance existing community character. San
Rafael residents at the 2020 Visioning session stated that maintaining community diversity is
one of their highest priorities. The City’s policies encompass two approaches. The first is that
the City and its neighborhoods share a responsibility in helping to meet housing needs;
investment in new housing and improvements should be distributed throughout the city.
Second, new housing development must recognize and enhance the design character of the
surrounding neighborhood. In the end, future development is planned based on community
wide needs, sound citywide policies, neighborhood involvement, c apital improvements, and
public facility and service capacity.
H-1. Housing Distribution.
Promote the distribution of new and affordable housing of quality construction throughout the
city to meet local housing needs.
H-1a. Annual Housing Element Review. Provide an annual Housing Element progress
report for review by the public and City decision-makers. The Report will document:
San Rafael's annual residential building activity, including identification of any
deed restricted affordable units;
Progress towards the Regional Housing Needs Allocation since the start of the
planning period; and
Implementation status of Housing Element programs
Responsibility: Community Development, Economic Development
Timeframe: Annually
Resources: Fees
H-2. Design That Fits into the Neighborhood Context.
Recognize that construction of new housing and improvements on existing properties can add
to the appearance and value of the neighborhood if they fit into the established character of the
area. Design new housing, remodels, and additions to be compatible to the surrounding
neighborhood. Incorporate transitions in height and setbacks from adjacent properties to
respect adjacent development character and privacy. Respect existing landforms and minimize
effects on adjacent properties.
46 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
H-2a. Design Concerns of Single-Family Homes. Examine and amend, as needed,
zoning regulations and guidelines for single -family homes to address concerns about bulk,
height, setbacks privacy, and other impacts of new homes and of additions to existing
homes. Consider potential cost impacts on housing development when developing new
regulations and guidelines.
Responsibility: Community Development
Timeframe: Mid Term (2017)
Resources: Staff Time
H-2b. Compatibility of Building Patterns. Adopt design guidelines to ensure
compatibility of neighborhood building patterns. Guidelines may address setback patterns,
garage and driveway patterns, and building scale. Further develop the character -defining
elements of the neighborhood. Guidelines may address entries, roof design, windows,
architectural style, materials, and detailing. Consider potential cost impacts on housing
development when developing new regulations and guidelines. The City is currently
operating under interim design guidelines adopted with the 2020 General Plan, which has
been providing direction to the development community.
Program Objective: Adopt Residential and Mixed Use Development Design
Guidelines
Responsibility: Community Development
Timeframe: Mid Term (2017)
Resources: Staff Time
See LU-2a (Development Review) and CD-11a (Compatibility of Building Patterns).
H-3. Public Information and Participation.
Provide information on housing programs and related issues. Require and support public
participation in the formulation and review of the City’s housing policy, including encouraging
neighborhood involvement in development review. Work with community groups to advocate
programs that will increase affordable housing supply and opportunities. Ensure appropriate
and adequate involvement so that the design of new housing will strengthen the character and
integrity of the neighborhood.
H-3a. Neighborhood Meetings. Require neighborhood meetings, as provided for by the
City Council resolution for Neighborhood Meeting Procedures, for larger housing
development proposals and those that have potential to change neighborhood character. In
larger projects, the City requests that developers participate in formal meetings with the
community. The City facilitates outreach by helping applicants find information on the
appropriate neighborhood groups to contact. City staff attends meetings as a staff resource
and conducts noticing of meetings.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: Fees
H-3b. Information and Outreach on Housing Issues. Continue to provide information
to improve awareness of housing needs, issues and programs, and to collaborate with
housing organizations to publicize in-service training, press releases, fair housing laws,
contacts, and phone numbers. For example, provide links on the Community
Development webpage to housing resources, such as the State Department of Housing and
Community Development (HCD).
Responsibility: City Manager, Community Development, Economic Development
Timeframe: Annually
Resources: Fees
See also CD-15a (Notification and Information about Development Projects) and G-7a
(Review of Facilities Proposed by Other Public Agencies).
47 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
H-4. Governmental and Community Collaboration.
Collaborate when possible with other jurisdictions in Marin County in addressing regional
housing needs. Support community partnerships to assist in the development of needed housing
and continue to provide technical assistance to owners, developers, and non-profits. Participate
in local and regional housing assistance programs and establish relationships and coordinate
with other public agencies, non-profit housing sponsors, and for-profit housing sponsors in the
use of available programs and funding resources to provide lower-cost housing in San Rafael.
Take leadership in attaining the goals of the Housing Element by coordinating with interested
parties and carrying out prescribed actions in a timely manner.
H-4a. Inter-Jurisdictional Housing Activities and Resources. Continue to implement
shared responsibilities, common regulations, coordinated lobbying efforts and the housing
data clearinghouse to efficiently and effectively respond to housing needs within the cities
and county of Marin.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
H-4b. Community Collaboration. Encourage cooperative and joint ventures between
owners, developers, and community non-profit groups in the provision of affordable
housing. Give technical assistance to non-profit developers by providing information on
other local sources of funding for affordable housing and introductions to other funders.
As appropriate, write letters of support and serve as a co-applicant for project funding,
such as for affordable housing funds available through California's cap -and-trade system.
Work with businesses, public agencies, and local school districts to seek opportunities to
help employees find local housing.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Fees, Staff Time
See also H-6c (Funding Applications).
H-5. Fair Housing
Take action when necessary to prevent discrimination on the basis of race, religion, sex,
marital status, ancestry, national origin, color, familial status or disability in San Rafael’s
housing market.
H-5a. Fair Housing Program. Designate the Community Development Director as the
Equal Opportunity Coordinator in San Rafael. Ensure that written materials regarding fair
housing law are provided at various public locations, and that information about fair
housing agencies and phone numbers is posted in places such as the City’s website, at City
Hall, the Public Library, and other public places. As part of the Cooperative Agreement
with the County on CDBG funding, continue to require a portion of the City’s allocation
be directed to Fair Housing of Marin and/or other fair housing organizations. Continue to
refer discrimination and tenant/landlord complaints to Fair Housing of Marin, or the
appropriate legal service, county, state, or federal agency.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
48 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
H-6. Funding for Affordable Housing.
Given the loss of Redevelopment funds, combined with reductions
in federal housing funding, the City's ability to directly finance
affordable housing is significantly diminished. San Rafael's primary
tool to support the development of affordable housing is through its
Affordable Housing Ordinance, which produces both affordable
units and generates in-lieu fees. The City will continue to actively
pursue outside funding sources to leverage local funds and
maximize assistance. In addition to applying for those funds
directly available to municipalities, the City plays an important role
in supporting developers to secure outside funds.
H-6a. In-Lieu Fees for Affordable Housing. Affordable Housing In-Lieu Fees generated
from non-residential development and fees generated from residential developments
pursuant to San Rafael Zoning Code Section 14.16.030 are placed in a citywide housing
in-lieu fee fund to be used to increase the supply of housing affordable to very low, low,
and moderate income households. As of the end of fiscal year 2013/14, San Rafael's
Housing In-Lieu Fee Fund has a current balance of approximately $1.2 million, with an
estimated $100,000 in additional fees which could be generated during the planning
period. Given this relatively limited amount of funding, the City will focus these resources
on projects which emphasize leverage with outside funds and maximize the number and
affordability of units provided. Funded activities may include: acquisition and
rehabilitation of existing housing through non-profits; new construction of affordable
housing; and provision of rehabilitation funds to privately owned rental housing in
exchange for affordability covenants. Pursuant to State Law, the City will dedicate a
portion of these in lieu fees for housing for extremely low and very low income
households.
Program Objective: Contribute funding towards at least one affordable rental project
for lower income households.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Housing in-lieu fees
H-6b. Funding Resources. Work with community and elected leaders to identify
potential public and private funding resources for affordable housing funds.
Program Objective: Seek to secure at least two new funding sources and a minimum
of $200,000 in outside funds during the planning period.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
H-6c. Funding Applications. As opportunities for funding become available, coordinate
applications for State and Federal subsidies for affordable housing, and (1) provide technical
assistance in public funding resources and local processing requirements, including
community involvement; (2) consider project funding and timing needs in the processing and
review of the application; and (3) work with applicants to identify appropriate submittal
materials to enable a timely determination of application completeness.
Responsibility: Community Development, Economic Development
Timeframe: Annually
Resources: Fees
49 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
GOAL 4: A DIVERSE HOUSING SUPPLY
It is the goal of San Rafael to have an adequate housing supply and mix that
matches the needs of people of all ages, income levels, and special requirements.
San Rafael has a wide range of housing types. People who work in San Rafael should
be able to live here and there should be adequate housing for seniors and very low-
income households.
The present housing situation in San Rafael effectively limits the right to shelter to the well-
to-do, and limits opportunities for seniors and young adults to remain in their community. It
limits the ability of teachers and other public service employees, people who work in local
businesses and people who provide childcare and elder care to find housing so that they can
live in the community where they work.
More housing choices can be created through mixed-use housing, shared housing, live-work
units, higher density housing close to public transit and services, and sensitive development
of unused or underutilized lands. Revisions made to California State law in 2003 make it
easier for single-family property owners to add a second unit. At the same time, the City will
continue to pursue abatement of illegal units – units built without required building permits.
The City will assist property owners in legalizing units where feasible.
Protection and Maintenance of Existing Housing
H-7. Protection of the Existing Housing Stock.
Continue to protect existing housing from conversion to nonresidential uses. Ensure that
affordable housing provided through government subsidy programs, incentives, and deed
restrictions remains affordable over the required time pe riod, and intervene when possible to
help preserve such housing.
H-7a. Condominium Conversion Ordinance. As stated in the zoning ordinance, prohibit
conversion of existing multifamily rental units to market rate condominium units unless
the city’s rental vacancy rate is above 5.0 percent, as determined by the State of California
Finance Department annual Population Estimates. Exceptions include limited equity
cooperatives, co-housing, and other innovative housing proposals that are affordable to
low- and moderate-income households.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: Staff Time
50 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
H-7b. Preserving Existing Rental Housing Affordable to Low Income Households At
Risk of Conversion. Eight assisted rental projects in San Rafael (totaling 291 units) are
technically at-risk of conversion to market rate prior to 2025. However, all eight projects
are owned and managed by non-profit organizations with a public purpose to maintain
affordable housing for low income and special needs populations. The majority of these
developments receive Federal and State funding, rather than local funding, and therefore
are not subject to the City’s rent and income monitoring requirements. The City will
however monitor each project's potential affordability expiration, and contact the non-
profit owners within one year of the expiration date to address any future loss of funding
which may put these units at risk.
Program Objective: Conservation of all 291 very low income rental units as
affordable
Responsibility: Economic Development, Community Development
Timeframe: Contact non-profit owners within one year of potential affordability
expiration.
Resources: State funding, City in-lieu funds and Successor Agency affordable housing
funds.
H-7c. Preserving Existing Rental Housing Affordable to Low Income Households
through Ongoing Affordability Restrictions. The City of San Rafael and the former
Redevelopment Agency is responsible for the annual monitoring of over 1,400 units in
forty one publicly and privately owned rental developments. In addition, City policies
have resulted in the development of 115 affordable ownership units. All of these rental
and ownership units have long term affordability covenants.
Program Objective: For units owned by non- profit agencies, continue to monitor
these units as required by the original funding source (State, Federal or
Redevelopment Agency). For private units produced pursuant to City inclusionary
requirements, continue to monitor through annual income and rent certificate from
property owners.
Responsibility: Economic Development
Timeframe: Annual rent and income certification
Resources: Annual reporting fees, City in-lieu funds and Successor Agency affordable
housing funds
See also H-17c (Waiver or Reduction of Fees).
H-7d. BMR Resale Regulations. Continue to require resale controls on ownership Below
Market Rate (BMR) units to assure that units remain affordable to very low, low , and
moderate-income households. Continue to monitor database with Marin Housing.
Responsibility: Economic Development
Timeframe: Annually, affordable housing funds and City in-lieu fees
Resources: Successor Agency Funds
H-7e. Retention of Mobilehomes and Preservation of Existing Mobilehome Sites.
Retain where possible this type of housing, which includes the 400 -home Contempo Marin
and the 30-home B-Bar-A mobilehome park, and its affordability by continuing to
implement the Mobilehome Rent Stabilization Ordinance. Mobilehomes typically provide
lower cost housing by the nature of their size and design.
Responsibility: City Attorney
Timeframe: Ongoing
Resources: Staff Time
51 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
H-8. Housing Conditions and Maintenance.
Protect and conserve the existing housing stock and existing residential areas. Protect residents
and maintain the housing stock by enforcing the housing code for all types of residential units.
Support good management practices and the long-term maintenance and improvement of
existing housing.
H-8a. Apartment Inspection Program. To assure safe living conditions, continue to
enforce housing codes for all apartment projects, three units or larger in size.
Responsibility: Community Development
Timeframe: Inspect all apartment units in the city every 5 years
Resources: Fees
H-8b. Code Enforcement and Public Information Programs. Coordinate housing,
building and fire code enforcement to ensure compliance with basic health and safety
building standards and provide information about rehabilitation loan programs for use by
qualifying property owners. Continue to investigate reported illegal units and abate or
legalize where possible units built without permits or occupied in violation of San Rafael’s
ordinances.
Responsibility: Community Development
Timeframe: Bi-weekly meetings of the Development Coordinating Committee
Resources: Staff Time
H-8c. Residential Rehabilitation Loan Program. As part of the Cooperative Agreement
with the County on CDBG funding, continue to require a portion of the City’s allocation
be directed to the Marin Housing Authority to provide property improvement loans and
technical assistance to qualified very-low-income homeowners to make basic repairs and
improvements, correct substandard conditions, and eliminate health and safety hazards.
Continue to advertise the Rehabilitation Program on the City's website, and disseminate
program brochures at City Hall.
Program Objective: Rehabilitation assistance to 3 very low income households
annually, subject to funding availability.
Responsibility: Economic Development
Timeframe: Annual through the CDBG funding allocation process
Resources: Grants (Community Development Block Grant)
H-8d. Relocation Assistance. Require applicants to provide certain limited relocation
assistance, per Section 14.16.279, for low-income tenants displaced by new development
or property improvements such as unit renovation or rehabilitation that results in the
vacancy of the unit, including referring tenants to Marin Housing and providing cash
compensation. Require notice of displacement to be distributed at least 60 days before the
property is to be vacated.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing (as part of project review)
Resources: Staff Time
52 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
Variety of Housing Choices for a Diverse Population
Many members of the community cannot occupy or afford traditional ownership and rental
units. Alternative housing options are needed to maintain diversity and to provide safe
shelter to all members of the community.
H-9. Special Needs.
Encourage a mix of housing unit types throughout San Rafael, including very low- and low-
income housing for families with children, single parents, students, young families, lower
income seniors, homeless and the disabled. Accessible units shall be provided in multi-family
developments, consistent with State and Federal law.
H-9a. Adaptive Housing. Ensure compliance with State and Federal requirements for
accessible units. Conduct regular "coffee and codes" meetings with design and
construction industry members to discuss requirements under the Americans with
Disabilities (ADA) Act. An average of 2-3 meetings are held per year, consisting of
simplified explanations of technical information and a range of topics aimed at clarifying
development standards.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
H-9b. Reasonable Accommodation. Encourage and facilitate the provision of housing
for persons with disabilities. Implement zoning regulations to provide individuals with
disabilities reasonable accommodation in rules, policies, practices, and procedures that
may be necessary to ensure equal access to housing.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
H-9c. Housing Opportunities for Persons Living with Disabilities: The Golden Gate
Regional Center (GGRC) provides services and support for adults and children with
developmental disabilities, including over 400 San Rafael residents. The GGRC reports
that 60 percent of their adult clients with developmental disabilities live with their parents,
and as these parents age and become frailer their adult disabled children will require
alternative housing options. The City will coordinate with the GGRC to implement an
outreach program informing San Rafael families of housing and services available for
persons with developmental disabilities, including making information available on the
City’s website.
Program Objective: Disseminate information on resources available to persons with
developmental disabilities.
Responsibility: Community Development
Timeframe: 2015
Resources: Staff Time
H-9d. Housing for Extremely Low Income Households. To meet the needs of extremely
low income households, prioritize some housing fees for the development of housing
affordable to extremely low-income households, to encourage the development of
programs to assist age-in-place seniors, to increase the amount of senior housing, to
increase the production of second units, and to facilitate the construction of multifamily
and supportive housing.
Responsibility: Community Development
Timeframe: Annually
Resources: City in-lieu funds and Successor Agency affordable housing funds
53 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
H-10. Innovative Housing Approaches.
Provide opportunities and facilitate innovative housing approaches in
financing, design and construction of units to increase the availability of
low- and moderate-income housing and especially for housing that meets
the city’s housing needs. Examples include:
a. Limited Equity Cooperatives. Encourage limited equity residential
cooperatives and other non-profit enterprises such as self-help projects
designed to provide affordable housing.
b. Manufactured Housing (Modular, Mobile homes). Allow, consistent
with state law, creative, quality manufactured housing as a means for
providing affordable housing.
c. Single Room Occupancy (SRO) Units. Encourage construction of new
SRO units and protection of the existing SRO unit supply.
d. Live/Work Housing. This type of housing is intended for a resident and their business,
typically on different floors of the same unit, and well suited to San Rafael's downtown.
H-10a. Co-Housing, Cooperatives, and Similar Collaborative Housing Development.
Provide zoning flexibility through Planned Development District zoning to allow housing
development that is based on co-housing and similar approaches that feature housing units
clustered around a common area and shared kitchen, dining, laundry, and day care facilities.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: Fees
See also LU-2a (Development Review).
H-10b. Manufactured Housing. Continue to allow quality manufactured housing in all
zoning districts which allow single-family residences.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: Staff Time
H-10c. Single Room Occupancy (SRO) Units. Actively promote existing incentives for
SRO apartments, such as no density regulations and lower parking standards, in
multifamily and mixed use districts in recognition of their small size and low impacts.
Where needed, encourage linkages to social ser vices.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees, Staff Time
H-10d. Zoning for Live/Work Opportunities. Continue to accommodate live/work
quarters in commercial districts, and allow for flexibility in parking requirements as
supported by a parking study.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
H-11. House Sharing.
Support organizations that facilitate house sharing, linking seniors and small households with
potential boarders to more efficiently use existing housing stock.
H-11a. Homesharing and Tenant Matching Opportunities. Continue to support, and
consider increased participation in, the Shared Housing Project in collaboration with
community partners.
Responsibility: Community Development, Nonprofit Housing Providers, Social
Service Organizations
Timeframe: Ongoing
Resources: Staff Time
54 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
H-11b. Junior Second Units. Monitor the “Junior Second Unit” provisions adopted in
2016 Coordinate with other Marin jurisdictions in evaluating appropriate zoning
regulations to support in the creation of "Junior Second Units" of less than 500 square feet
in size. Such units would be created through the repurposing of existing space within a
single-family dwelling to create a semi-private living situation for a renter or caregiver in
conjunction with the owner -occupied unit. Junior second units would be required to have
exterior access, and meet the U.S. Census definition of a housing unit1 to qualify for credit
towards the City's Regional Housing Needs Allocation (RHNA).
Program Objective: Adopt Monitor standards adopted to facilitate junior second
units. Seek to issue permits for at least 20 units during planning period.
Responsibility: Community Development
Timeframe: Adopt Standards by 2015Ongoing, with initial two-year review by 2018
Resources: Staff Time
See also H-16a (Second Units)
H-12. Residential Care Facilities and Emergency Shelters.
Encourage a dispersion of residential care facilities and emergency shelters, and avoid an over
concentration of residential care facilities and shelters for the homeless in any given area
consistent with state and federal laws. Allow emergency shelter beds in appropriate zoning
districts in order to accommodate San Rafael’s unsheltered homeless population. Recognize
transitional and supportive housing units as residential units, and eliminate governmental
constraints to the operation or construction of transitional, supportive, and emergency housing
consistent with State law. Support the implementation of the San Rafael Homeless Action Plan.
H-12a. Countywide Efforts to Address Homeless Needs. Work with other jurisdictions
and agencies in Marin to provide emergency, transitional, and supportive housing and
assistance throughout Marin, and continue City staff's role as the homeless coordinator for
the County. Continue to support and allocate funds, as appropriate, for programs providing
emergency, supportive, and/or transitional shelter and counseling services for families and
individuals who are homeless or at-risk of homelessness. Implement strategies identified
in the San Rafael 2013 Homeless Action Plan to prevent homelessness to those who are
precariously housed and provide a path to stable housing for those who are homeless.
Responsibility: Community Development, Economic Development, Nonprofit
Housing Providers, Marin Housing, County of Marin (funding)
Timeframe: Ongoing (as part of project review)
Resources: Staff Time
H-12b. Good Neighborhood Relations Involving Emergency Shelters and Residential
Care Facilities. Where determined necessary during review of an application, encourage
positive relations between neighborhoods and providers of emergenc y shelters and
residential care facilities by requiring shelter outreach communication programs with the
neighborhoods.
Responsibility: Community Development
Timeframe: As part of project review
Resources: Staff Time
H-12c. Residential Care Facilities. Regularly update zoning regulations that govern
residential care facilities to conform to Federal and State laws and to encourage their
location in areas that do not result in overconcentration of care facilities. Explore the
feasibility of requiring affordable units in assisted living facilities, for example, reduced
rate rentals with access to market-rate services.
Responsibility: Community Development
Timeframe: Mid Term (2018)
Resources: Staff Time
1 The 2010 U.S. Census defines a "housing unit" as a house, an apartment, a mobile home, a group of homes, or
a single room that is occupied (of if vacant, is intended for occupancy) as separate living quarters. Separate
living quarters are those in which the occupants live and eat separately from any other persons in the building
and which have direct access from the outside of the building or through a common hall.
55 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
H-12d. Emergency Shelters, Transitional and Supportive Housing. Implement Zoning
Code Section 14.16.115 to allow emergency shelters as a permitted use in the General
Commercial (GC) and Light Industrial (LI/O) zoning districts south of Bellam and east of
Highway 580 and with appropriate performance standards as allowed by State law. Continue
to allow emergency shelters with a use permit in areas zoned for office, commercial, light
industrial and public/quasi-public use. Implement the City's Zoning Code (Zoning Code
Chapter 14.03 - Definitions), consistent with State and Federal law, to recognize transitional
and supportive housing as residential uses, subject to the same restrictions and standards of
similar residential dwellings in the same zone.
Based on input from State HCD, amend Zoning Code Section 14.16.115 to clarify
requirements for staff and services to be provided to assist residents in obtaining permanent
shelter and income are permissive, rather than mandatory. In addition, clarify that while a
written Management Plan is required, it is not subject to discretionary approval.
Responsibility: Community Development
Timeframe: Amend the Zoning Code in 2015
Resources: Staff Time
See also H-5a (Fair Housing Program)
H-13. Senior Housing.
Encourage housing that meets the needs of San Rafael’s older population, particularly
affordable units and affordable care facilities that foster aging within the community. Support
development that provides housing options so that seniors can find suitable housing to rent or
purchase.
H-13a. Assisted Living. Evaluate current zoning regulations for new assisted living
housing, and assess options to regulate as a residential, rather than a commercial use.
Evaluate establishing inclusionary housing requirements for assisted living.
Program Objective: Undertake study of zoning for assisted living, and amend zoning
ordinance accordingly.
Responsibility: Community Development, Economic Development
Timeframe: Mid Term (2018)
Resources: Staff Time
H-13b. “Age-in-Place” Assistance. Continue to provide assistance to older residents who
want to remain independent and in their homes for as long as possible, such as the Police
Department’s “Are You OK?” program, the Fire Department’s “Safety Check” program,
Code Enforcement’s continuing cooperation with the Marin County Social Services, and
Community Services social activities offered through the Community Centers.
Responsibility: Community Development, Police, Fire, Community Services
Timeframe: Annually
Resources: Staff Time, Grants, Partnerships with Community Partners
See also H-11b (Junior Second Units) and H -16a (New Second Units)
56 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
Use Land Efficiently to Provide Affordable Housing
San Rafael is a city with very little remaining vacant land, much of it in environmentally
sensitive areas. The City of San Rafael has identified sites and areas as having the potential to
provide housing to help meet local demand, as well as meet State law and regional need
requirements. (See Housing Background, Appendix B.) This potential is based on t he
properties’ availability for development, land use designations, size and other physical
characteristics, and relative lack of environmental constraints.
Each site may have unique issues pertaining to its neighborhood context that will need to be
addressed during review of any development proposal. These issues are identified in site -
specific policies in the Neighborhoods Element.
The city’s zoning capacity for housing is greater than the ‘total remaining need’ listed below.
These lands zoned for housing are available for development and sufficient to accommodate
San Rafael’s housing needs within the State’s planning timeframe.
H-14. Adequate Sites.
Maintain an adequate supply of land designated for all types of residential development to
meet the housing needs of all economic segments in San Rafael. Within this total, the City
shall also maintain a sufficient supply of land for multifamily housing to meet the quantified
housing need of very low, low, and moderate income housing units. Encourage development of
residential uses in commercial areas where the vitality of the area will not be adversely affected
and the site or area will be enhanced by linking workers to jobs, and by providing shared use of
the site or area.
H-14a. Residential and Mixed Use Sites Inventory. Encourage residential development
in areas appropriate and feasible for new housing. These areas are identified in Appendix
B, Housing Element Background, Summary of Potential Housing Sites (available for view
on the City’s website). Explore effective ways to share housing site information and
developer and financing information to encourage development of underutilized
institutional land. The City has employed different strategies to find the most effective
way to deliver information about development. It is an ongoing and evolving process that
has included practices such as preparing fact sheets for sites with multiple inquiries.
Program Objective: Maintain a current inventory of suitable sites, and provide this
information to interested developers along with information on incentives.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
H-14b. Efficient Use of Multifamily Housing Sites. Do not approve residential-only
development below minimum designated General Plan densities unless physical or
environmental constraints preclude its achievement. Residential-only projects should be
approved at the mid- to high-range of the zoning density. If development on a site is to
occur over time the applicant must show that the proposed development does not prevent
subsequent development of the site to its minimum density and provide guarantees that the
remaining phases will, in fact, be developed.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: Fees
57 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
H-14c. Continue to Implement Zoning Provisions to Encourage Mixed Use. San
Rafael has been effective in integrating both vertical mixed use and higher density
residential development within its Downtown. As a means of further encouraging mixed
use in commercial areas outside the Downtown, General Plan 2020 now allows site
development capacities to encompass the aggregate of the maximum residential density
PLUS the maximum FAR for the site, thereby increasing development potential on mixed
use sites. The City will continue to review development standards to facilitate mixed use,
including:
a. Encourage adaptive reuse of vacant buildings and underutilized sites with residential
and mixed use development on retail, office, and appropriate industrial sites
b. Explore zoning regulation incentives to encourage lot consolidation where needed to
facilitate housing.
c. Review zoning requirements for retail in a mixed use building or site, and amend the
zoning ordinance as necessary to allow for residential-only buildings in appropriate
mixed-use zoning districts.
Responsibility: Community Development
Timeframe: Mid Term (2017)
Resources: Staff Time
See also H-15a (Downtown Station Area Plan).
H-14d. Air Rights Development. Take an active role in evaluating the feasibility of air
rights development and consider possible zoning incentives for such development.
Encourage developers of affordable housing to utilize air rights, such as above public
parking lots or commercial uses Downtown.
Responsibility: Community Development, Public Works, Parking Services
Timeframe: Long Term (2020)
Resources: Fees
58 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
H-15. Infill Near Transit.
Encourage higher densities on sites adjacent to a transit hub, focusing on the Priority
Development Area surrounding the San Rafael Transportation Center and future Downtown
SMART station.
H-15a. Downtown Station Area Plan. The
coming of SMART rail service to Downtown
San Rafael in 2016 is an opportunity to build
on the work that the City has undertaken to
revitalize the Downtown and to create a
variety of transportation and housing options,
economic stability, and vibrant community
gathering places in the heart of San Rafael.
General Plan 2020, adopted in 2004, allowed
for higher residential densities and reduced
residential parking standards to encourage
housing development within the heart of
Downtown that would support local
businesses and allow people to live close to their place of work. The Downtown Station
Area Plan, accepted by City Council in June 2012, establishes a series of implementing
actions, the following of which specifically serve to facilitate higher density residential
and mixed use infill in the area.
Conduct parking study in Station Area to evaluate options to addressing small
parcels and on-site parking constraints to development (study underway,
complete in 2015).
Evaluate relocation of existing Bettini Transit C enter, and potential reuse as
mixed use site (study underway, complete in 2015).
Evaluate additional height and FAR on certain blocks adjacent to US 101 (as
defined in the Downtown Station Area Plan), facilitating redevelopment of the
Transit Center into a vibrant, mixed use environment (long term).
Evaluate allowing additional height and FAR increases in certain areas to match
the adjacent height and FAR limits in exchange for community amenities. The
blocks recommended for study are: A. West side of US 101 -Tamalpais Avenue
to Hetherton Street between Mission Avenue and Second Streets, including the
transit center; and B. On the east side of US 101 - The west side of Irwin Street
between Fourth and Second Streets and the south side of Fourth Street between
Irwin Street and Grand Avenue, and consider adopting a form based code instead
of the current density and FAR requirement (long term).
Review parking requirements and develop additional municipal parking resources
to reduce onsite parking burden (long term).
Program Objective: Complete Station Area parking study and Transit Center relocation
analysis in 2015. Following the commencement of operation of SMART (2016), study
other Station Area Plan recommendations to increase housing opportunities near transit,
and implement through Zoning Code changes where appropriate. Build upon lessons
learned from the Station Area parking analysis to re-evaluate parking standards on a
citywide basis.
Responsibility: Community DevelopmentParking Services
Timeframe: One year after the start of SMART services in the city.
Resources: Staff Time, PDA Funding
59 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
H-15b. Civic Center Station Area Plan. The City completed the Civic Center Station
Area Plan, which was accepted by the City Council in August 2012 and amended in 2013.
Development around the station area will be guided by considerations for station access
and transportation connections by various modes, as well as promotion of land uses that
embrace the opportunities of a transit-oriented site and are compatible with the character
of the surrounding area.
Following the commencement of the operation of SMART (2016), study Station Area Plan
recommendations to facilitate housing opportunities near transit, and implement through
General Plan amendments and Zoning Code changes where appropriate.
Responsibility: Community Development
Timeframe: One year after the start of SMART operation in the city.
Resources: Staff Time, PDA Funding
H-16. Second Units.
Second dwelling units offer several benefits. First, they typically rent for less than apartments
of comparable size, and can offer affordable rental options for seniors and single persons.
Second, the primary homeowner receives supplementary income by renting out the second
unit, which can help many modest income and elderly homeowners afford to remain in their
homes.
San Rafael has continuously promoted second units as an affordable housing option. Efforts
have included providing a comprehensive handout explaining the second-unit process, posting
information about second units on the City’s website, promoting the seco nd unit program
through the San Rafael Focus City newsletter, offering staff consultation for adding or
legalizing a second unit, holding workshops to educate homeowners about the process to add a
second unit, and implementing an amnesty program for legalization of illegal second units. In
addition, San Rafael staff worked with local utility agencies to reduce fees for water and sewer
service for second units, and in 2012 the City adopted a Citywide Traffic mitigation fee
amendment to waive the traffic mitigation fee for second units.
H-16a. New Second Units. Continue to encourage the provision of second units to
provide housing options for seniors, caregivers, and other lower and extremely low income
households.
Program Objectives: Based on past trends, support the production of an average of
five second units annually, with the goal of achieving 40 units over the planning
period.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See also H-11b (Junior Second Units).
H-17. Regulatory Processes and Incentives for Affordable
Housing.
San Rafael implements a variety of regulatory processes to address potential governmental
constraints and incentivize the provision of affordable housing, including density bonuses,
height bonuses, fee waivers, and reduced parking requirements. San Rafael's primary tool to
support the development of affordable housing is through its Affordable Housing Ordinance
which both produces affordable units and generates affordable housing in -lieu fees. San Rafael
was one of the first cities in the State to adopt such an affordable housing requirement in the
1980’s. This policy has resulted in the construction of numerous affordable units within
market rate developments and provided additional funding for 100% affordable developments.
60 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
H-17a. State Density Bonus Law. Under Government Code section 65915-65918, for
housing projects of at least five units cities must grant density bonuses ranging from 5% to
35% (depending on the affordability provided by the housing project) when requested by
the project sponsor, and provide up to three incentives or concessions unless specific
findings can be made. San Rafael has integrated State density bonus requirements within
its Affordable Housing Ordinance (Zoning Code Section 14.16.030), depicting the
connection with the City's Inclusionary Housing requirements.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: Fees
H-17b. Height Bonuses. Continue to offer height bonuses for projects that include
affordable housing units as provided in Exhibit 10 of the Land Use Element. Provide early
design review to assist with potential design issues. Height increases may be granted with
a use permit. Evaluate utilizing height bonuses as a tool to incentivize lot consolidation.
Responsibility: Community Development
Timeframe: Evaluate lot consolidation incentives by 2016.
Resources: Staff Time
H-17c. Waiver or Reduction of Fees. Continue to offer fee waivers and reductions for
applications including affordable units, consistent with Resolution 110 25. Facilitate the
production of second units through elimination of the traffic mitigation fee (adopted in
2012), and coordination with local jurisdictions to lobby Las Gallinas Valley Sanitary
District to reduce sewer connection fees for second units and affordable housing.
Responsibility: Community Development
Timeframe: Ongoing (as part of project review)
Resources: General Fund
H-17d. Efficient Project Review. San Rafael has fully implemented the provisions of the
Permit Streamlining Act (AB 884), and provides concurrent processing through over -the-
counter one-stop permitting. Planning staff continue to inform developers of density
bonus incentives for affordable housing, and consistent with State requirements, any
modified development standards provided as part of a density bonus incentives package
are exempt from the variance process. The City utilizes allowable California
Environmental Quality Act (CEQA) exemptions for qualified urban infill and other
residential projects where site characteristics and an absence of potentially significant
environmental impacts allow.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing (as part of project review)
Resources: Fees
H-18. Inclusionary Housing Requirements.
The City of San Rafael first adopted inclusionary requirements in the 1980’s. The City requires
residential projects to provide a percentage of affordable units on site and/or pay in -lieu of fees
for the development of affordable units in another location. The City’s program requires the
units remain affordable for the longest feasible time, or at least 55 years. The City's primary
intent is the construction of units on-site. The units should be of a similar mix and type to that
of the development as a whole, and dispersed throughout the development. If this is not
practical or not permitted by law, the City will consider other alternatives of equal value, such
as in-lieu fees, construction of units off-site, donation of a portion of the property for future
non-profit housing development, etc. Allow for flexibility in providing affordable units as long
as the intent of this policy is met. Specific requirements are:
61 Amended 1/13/2016 SAN RAFAEL 2020 / HOUSING
Table 3. Inclusionary Requirement by Project and Size.
Rental Units. Provide, consistent with State law, a minimum of 50% of the BMR units
affordable to very low-income households at below 50% of median income, with the remainder
affordable to low income households at 50-80% of median income.
Sale/Ownership Units. Provide a minimum of 50% of the BMR units affordable to low
income households at 50-80% of median income, with the remainder affordable to moderate
income households at 80-120% of median income.
Calculation of In-lieu Fee. Continue to provide a calculation for in-lieu fees for affordable
housing. For fractions of affordable units, if 0.5 or more of a unit, the developer shall construct
the next higher whole number of affordable units, and if less than 0.5 of a unit, the developer
shall provide an in-lieu fee.
H-18a. Inclusionary Housing Nexus Study. Conduct an Inclusionary Housing Nexus
Study and engage with the local development community and affordable housing
advocates to evaluate the Inclusionary Housing Ordinance and in-lieu fee requirements for
effectiveness in providing affordable housing under current market conditions. Amend the
Inclusionary Housing Ordinance as appropriate, to enhance the Program's effectiveness
and consistent with recent court decisions.
Program Objective: Conduct affordable housing nexus study and amend the
Inclusionary Housing Program as warranted.
Responsibility: Community Development, Economic Development
Timeframe: 2016
Resources: Fees, Staff Time
H-19. Energy Conservation and Sustainability
The City of San Rafael promotes resource conservation and energy efficiency through the
Sustainability Element of the General Plan. In implementing the policies and programs of the
Sustainability Element, the City will also achieve its objectives for greater sustainability in
residential projects.
H-19a. Sustainability Policies and Programs. Refer to the Sustainability Element in the
San Rafael General Plan to guide housing development and renovation. SU-4a Renewable
Energy lays out programs to increase the supply of renewable energy. SU-5a Reduce Use
of Non-Renewable Resources promotes efficiency in resource consumption.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff time
Project Size % Affordable Units Req'd
2 – 10 Housing Units* 10%
11 – 20 Housing Units 15%
21+ Housing Units 20%
* Exemptions for smaller projects units may be provided for in the
Zoning Ordinance.
62 SAN RAFAEL 2020 / HOUSING Amended 1/13/2016
Summary of Quantified Objectives
The following table summarizes the City’s quantified objectives for the 2015-2023 Housing
Element planning period. The objectives include the City’s new construction objectives to
meet its Regional Housing Needs Allocation (RHNA); rehabilitation objectives to reflect Marin
Housing’s Rehabilitation Loan Program; and conservation objectives to reflect preservation of
existing rent-restricted affordable housing at risk of conversion.
Table 4: Quantified Objectives
Income Level New Construction
Objectives**
Rehabilitation
Objectives***
Conservation
Objectives****
Extremely Low*
(0% - 30% AMI) 120 6
291 Very Low
(31% - 50% AMI) 120 18
Low
(51% - 80% AMI) 148
Moderate
(81% - 120% AMI) 181
Above Moderate
(>120% AMI) 438
Totals 1,007 24 291
* Of San Rafael’s RHNA allocation for 240 very low income units, half is allocated to extremely low
income households, and half to very low income households.
** New Construction objectives reflect RHNA for the 2015-2023 planning period.
*** Rehabilitation objectives are based on a goal to assist three households annually through Marin
Housing’s Rehabilitation Loan Program.
**** Conservation objectives reflect preservation of 291 at-risk rent-restricted units in eight publicly-
assisted projects owned by non-profits.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 63
Neighborhoods Our Use of Land
Introduction
San Rafael is a city of neighborhoods. Each neighborhood is one of the basic social
units and physical building blocks of San Rafael. Surrounded by great natural beauty,
San Rafael’s neighborhoods form a quilt of homes, shops, churches, schools and
parks that together create the distinct character of the overall city. With respect for the
legacy of each neighborhood, the policies and programs below are intended to
encourage safe neighborhoods, excellent schools, diverse and well-maintained
housing, friendly streets, investment in desired changes, convenient access to goods
and services, and protection of natural resources.
The City of San Rafael has been planning for and improving neighborhoods since the
1970s. The 1974 General Plan called for a neighborhood planning process in
response to changes in some of San Rafael’s neighborhoods during the 1960s. Plans
have been prepared for nine San Rafael neighborhoods.
This element merges the best parts of the existing neighborhood plans in order to
create general policies applicable to all San Rafael neighborhoods while at the same
time creating specific policies for each neighborhood. Existing neighborhood plans
include the following:
Gerstle Park (1979)
Neighborhood 13/14 [SunValley/Fairhills] (1980)
Peacock Gap (1980)
Northgate Activity Center (1982)
East San Rafael (1991)
Our Vision of Downtown (1993)
Montecito/Happy Valley (1996)
Canal Voice (1996)
Vision North San Rafael (1997)
Sources for Neighborhood Element policies include current
neighborhood policies in General Plan 2000, policy
recommendations from General Plan Task Group work in
2001, policies from individual neighborhood plans, policy
statements and ideas from Vision North San Rafael and
Canal Voice, and policy suggestions from neighborhood
organizations and the Chamber of Commerce.
Many of the issues in San Rafael’s neighborhoods are addressed in this element, yet
many concerns are citywide. For example, traffic and parking, design, and housing are
topics of interest throughout the city. To reduce the number of duplicated policies,
citywide concerns are addressed through policies in the appropriate element, such as
Circulation, Community Design, and Housing. However, where there is an issue
specific to a neighborhood and a current policy speaks to that issue, the
neighborhood-specific policy is included in this element.
The City has, as long-standing principle, believed that future residential development
should be harmoniously integrated within existing neighborhoods, and that existing
N e i g h b o r h o o d P l a n s
A neighborhood plan is a process
where there is a place at the table
for everyone with an interest in the
area, including residents (renters
and owners), merchants, and
people from the neighborhood
institutions. Together, participants
develop shared values, decide
what to keep and what to change,
and develop a plan to shape the
economic, social and physical
enviro nment in which they live.
64 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
housing should be protected and conserved. San Rafael’s neighborhood policies are
not intended to maintain the status quo, but to foster those actions that will make the
neighborhoods more attractive and livable places. By choosing change for the better,
the City can take advantage of opportunities to improve neighborhoods. In most
neighborhoods, only a small amount of change is anticipated, in others residents
expect some change to make the neighborhood a better place than it’s been, and in
some areas, such as along the Canal and waterfront, residents expect significant
improvements.
In San Rafael, no neighborhood is an island. For example, the shops for one area
may be in the neighborhood next door, the playing fields may be on the other side of
the hill, or the class may be across town. In visiting a friend in another area, eating at
a restaurant in a nearby neighborhood, or going to church in another part of town,
each resident in San Rafael shares in the richness of city life. Simply, the livability of
San Rafael as a whole depends on the vitality of each neighborhood.
Policies applicable to neighborhoods throughout the city appear first in this element.
Following the citywide policies are policies for Downtown, a neighborhood that
belongs to all who live in San Rafael, and policies for neighborhoods in the rest of the
City.
Neighborhoods are included in alphabetical order. Each has a brief description about
the neighborhood’s character and vision of the future. Many have policies addressing
specific topics of interest to the neighborhood.
Neighborhood policies are organized around four main topics. Because many of San
Rafael’s neighborhoods are quite small, not all four topics are discussed for each
neighborhood. The topic areas are:
Neighborhood Homes includes policies for issues related to where families
and friends gather, owners and renters live their lives, and residents display
their identities.
Neighborhood Circulation includes policies for streets, sidewalks, and
pedestrian safety and activity.
Neighborhood Economy and Culture includes policies for educational,
religious and cultural places where community life is enhanced. Policies for
commercial uses are also in this section.
Neighborhood Design includes policies on public places and open spaces,
parks, gardens and gathering places.
Where neighborhood policies are not listed, citywide policies apply. Additional policies
on housing, local businesses, environmental protection, traffic, and design found in
other elements should be consulted as well.
66 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
GOAL 5: DISTINCTIVE
NEIGHBORHOODS
It is the goal for San Rafael to have neighborhoods of integrity and distinctive
hometown character. San Rafael is a city of neighborhoods that support each other
and provide a network of parks, gathering places and services. The unique identity,
distinctive design and upkeep of each neighborhood will continue to be a source of
pride.
Each of San Rafael’s neighborhoods is unique in its character, design and physical
amenities, and each contributes to the diversity and vitality of the city. This
uniqueness should be celebrated and preserved, but opportunities should also be
taken to enhance these qualities when possible. Only through active partnerships
among residents, property owners and the City can effective neighborhood planning
occur and common issues be addressed.
NH-1. Neighborhood Planning.
Engage neighborhood associations in preparing neighborhood plans for their area.
NH-1a. Neighborhood Planning Process. Develop a neighborhood planning process
where there is significant desire or need for a neighborhood plan. As of July, 2003,
neighborhoods expressing a desire for a neighborhood plan are Bret Harte, Gerstle Park,
Lincoln/San Rafael Hill, the Santa Margarita area in the Terra Linda neighborhood and the
Canal.
Responsibility: Community Development
Timing: Short Term (priorities to be determined by Council)
Resources: Staff Time, Partnerships
Neighborhood Homes
NH-2. New Development in Residential Neighb orhoods.
Preserve, enhance and maintain the residential character of neighborhoods to make
them desirable places to live. New development should:
Enhance neighborhood image and quality of life,
Incorporate sensitive transitions in height and setbacks from adjacent properties to
respect adjacent development character and privacy,
Preserve historic and architecturally significant structures,
Respect existing landforms and natural features,
Maintain or enhance infrastructure service levels, and
Provide adequate parking.
NH-2a. Zoning Ordinance. Continue to implement and update the Zoning Ordinance as
needed to include the criteria listed above.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees, Staff Time
See CD-3b (Development Standards), CA-13b (Preservation Ordinance), LU-14a (Land
Use-Compatibility), I-1a (Capital Improvement Programming), H-2a3a (Design Concerns
of Single-Family Homes), NH-8a (Restore Parking Spaces), NH-8b (Additional On-Site
Parking), NH-8c (Permit Parking) and NH-8d (Zoning Ordinance Review).
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 67
NH-3. Housing Mix.
Encourage a housing mix with a broad range of affordability, character, and sizes. In
areas with a predominance of rental housing, encourage ownership units to increase
the variety of housing types.
See H-7e10e (Retention of Mobilehomes and Preservation of Existing Mobilehome Sites),
H-10d14b (Zoning for Live/Work Opportunities), H-10c14c (Single Room Occupancy
(SRO) Units), H-18a19a (Inclusionary Housing Nexus Study), H-14c23a (Continue to
Implement Zoning ProvisionsStandards to Encourage Mixed Use), H-16aH-25a (New
Second Units) and LU-24a (Zoning Ordinance Amendments).
NH-4. Improve Property Maintenance.
Require owners to maintain their properties in good condition and appearance and to
eliminate unsafe and unhealthy conditions.
NH-4a. Code Enforcement. Maintain an effective Code Enforcement program that
engages with neighborhoods and business groups and works in partnerships with
appropriate City staff to address nuisances and zoning code viola tions.
Responsibility: Community Development
Time Frame: Ongoing
Resources: Staff Time, Fines
NH-4b. Design Review Conditions of Approval. Through development review, require
that design review approval include language whereby owners maintain landsca ping in
good condition.
Responsibility: Community Development
Time Frame: Ongoing
Resources: Fees
NH-4c. Property Maintenance Standards Ordinance. Consider adoption of a property
maintenance standards ordinance to maintain minimum standards of the appearance of
property, and to sustain property values in a neighborhood.
Responsibility: Community Development
Time Frame: Long Term
Resources: Staff Time
Neighborhood Circulation
NH-5. Safe Streets.
Provide neighborhood streets that are safe, pleasant, and attractive to walk, cycle and
drive along.
See C-21a (Traffic Calming Program), I-8a (Street Tree Program) and I-8b (Street Trees
for New Development).
68 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-6. Bicycle - and Pedestrian -Friendly Streets.
Create bicycle-and pedestrian-friendly residential streets with large street trees,
sidewalks and other appropriate amenities.
NH-6a. Narrow Streets. In new streets, consider modifying street standards to allow
narrower streets that promote bicycle and pedestrian activity and safety, while still
providing for emergency and service access. Public streets must be designed to Caltrans
and American Association of State Highway and Transportation Officials standards.
Responsibility: Public Works, Community Development, Fire, Police
Timeframe: Ongoing
Resources: Staff Time, Fees.
See also C-26a (Implementation), C-27a (Implementation), I-6c (Sidewalk Repair) and C-
4b (Street Design Criteria to Support Alternative Modes).
NH-7. Neighborhood Identity and Landmarks.
Enhance neighborhood identity and sense of community by retaining and creating
gateways, landmarks, and landscape improvements that help to define neighborhood
entries and focal points.
See CD-4a (Historic Resources Information), CD-4b (Adaptive Reuse), CD-5a (Views)
and CD-8a (Gateways).
N H -8. Parking.
Maintain well-landscaped parking lots and front setbacks in commercial and
institutional properties that are located in or adjacent to residential neighborhoods.
Promote ways to encourage parking opportunities that are consistent with the design
guidelines.
NH-8a. Restore Parking Spaces. Continue Code Enforcement efforts to work with
apartment owners to restore parking spaces being used for storage.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Fines, Fees
NH-8b. Additional On-Site Parking. In neighborhoods with excessive on-street parking,
work with property owners to add on-site parking where feasible as part of review of
expansion or remodels.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
NH-8c. Permit Parking. In neighborhoods with excessive on-street parking, evaluate the
benefits and drawbacks of a Permit Parking Program (i.e. to limit cars per unit and/or to
limit nonresidential cars) where supported by a significant majority of neighborhood
residents.
Responsibility: Police, Public Works
Timing: Long Term
Resources: Staff Time
NH-8d. Zoning Ordinance Review. Evaluate and amend as necessary zoning regulations
to ensure adequate on-site parking, and sufficient screening of parking areas adjacent to
residences.
Responsibility: Community Development
Timing: Short Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 69
NH-9. Nuisance Vehicles.
Minimize the number of abandoned vehicles, excessive signs on vehicles and vehicles
being used as homes, on streets and private property.
NH-9a. Abandoned Vehicle Program. Continue the abandoned vehicle abatement
program.
Responsibility: Police
Timeframe: Ongoing
Resources: Staff Time
NH-9b. Vehicles as Residences. Continue to implement, and strengthen as necessary,
City ordinances that prohibit overnight residential use of vehicles within the public right -
of-way on public property, and on private property.
Responsibility: Police
Timeframe: Short Term
Resources: Staff Time
Neighborhood Economy and Culture
NH-10. Neighborhood Centers.
Support the vitality of attractive, viable neighborhood centers by using incentives to
encourage desired mixed-use, local-services and to create areas for the community to
gather. Assist these centers to adapt to changing community needs. Retain existing
neighborhood centers unless it can be clearly demonstrated that local-serving uses are
not economically feasible.
See LU-2a (Development Review) and EV-13 (Business Areas).
NH-11. Needed Neighborhood Serving Uses.
Give priority to "needed neighborhood serving uses". Examples of needed
neighborhood serving uses are: supermarkets; craft stores; cafes; restaurants; drug
stores; neighborhood shopping centers which include uses such as dry cleaners, delis
and markets, video stores, etc.; health and medical facilities and services; as well as
improved public uses and services such as parks, schools, child care, and police
services. Other similar uses that serve primarily neighborhood residents and/or
employees and receive broad neighborhood support may also qualify.
See LU-15 (Convenience Shopping).
NH-12. Schools.
Work with the school districts to use active school sites as neighborhood gathering
places and recreational amenities. Retain local schools where possible, but when reuse
is necessary, housing development at prevailing densities in the immediate area should
be the appropriate land use. Where it is in the community's interest to retain public
recreation, on-site density transfers will be allowed to the remaining school site
acreage, provided the resulting housing design is compatible with the neighborhood
character.
See LU-11a (Zoning for School Sites) and PR-20b (School Site Recreational Facilities).
70 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-13. Religious Institutions,
Educational Facilitie s, and
other Community
Organizations.
Support community partnerships and
communication between neighborhoods and
schools, religious and other institutions to
enhance mutual understanding and the
benefits of collaboration.
NH-13a. Community Partnerships. Through the
development review process, encourage or
require the establishment of committees which
include both neighborhood and institutional
representatives to address potential impacts and
foster better communications.
Responsibility: Community
Development
Timeframe: Ongoing
Resources: Fees
See G-14a (Communication with the School Districts), G -15a (Joint Use of Educational
Facilities) and G-16a (Internships).
Neighborhood Design
NH-14. Gathering Places and Events.
To spark social interaction and create a greater sense of community, encourage both
daytime and nighttime gathering places and events in appropriate locations, such as
cafes, restaurants, outdoor eating places, bookstores, shopping facilities, libraries,
schools, churches, parks, recreation facilities, community gardens, farmers’ markets,
transit stops, parks, recreation facilities, commercial facilities, cultural facilities, teen
facilities, and City-sanctioned street closures for festivals, parades, and block parties.
Improve parks and their facilities to include active recreation and passive social
interaction areas, and, where appropriate, incorporate areas that can accommodate
group activities such as social events, picnics and concerts in a manner respectful of
nearby residents.
NH-14a. Community Events. Explore supporting neighborhood and homeowner
associations by promoting community events on the City’s website.
Responsibility: City Manager, Community Services
Timeframe: Ongoing
Resources: Staff Time
NH-14b. Gathering Spaces. Through the Design Review process, consider opportunities
for public gathering places, where appropriate.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See also NH-19a (Downtown Events), PR-6a (Community Center Improvements) and PR-
7a (Community Park Improvements).
Over 5,000 people
enjoy the
Downtown
Farmers Market
each week.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 71
GOAL 6: A VIBRANT DO WNTOWN
It is the goal for San Rafael to have a vibrant, active, and attractive Downtown.
San Rafael’s Downtown continues to maintain its role as the center of the City’s
business, cultural, and historical infrastructure by offering quality shopping, a wide
range of cultural and entertainment venues, a variety of restaurants, galleries,
professional and financial services, employment opportunities, office space, and
housing.
DOWNTOWN
Downtown is a beloved part of San Rafael. It is the business, financial and retail
center for San Rafael and Marin County. A wide range of housing, shopping and
employment is provided. It has events, celebrations and festivals that attract the entire
comm unity. It is the heart and soul of San Rafael, the focal point of the community.
NH-15. Downtown Vision.
Continue to implement Our Vision of Downtown
San Rafael.
NH-15a. Downtown Vision. Base periodic review
of Downtown policies on the Vision.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: RedevelopmentEconomic
Development
Downtown Economy
NH-16. Economic Success.
Substantially expand Downtown’s economic
success and increase opportunities for retail, office
and residential development.
NH-16a. Business Development Efforts. Support business development efforts
downtown to create a robust retail mix, reinforce a strong office market and promote
evening activities, restaurants and entertainment. This includes encouraging cooperative
and coordinated programs to manage, recruit and market Downtown businesses.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: RedevelopmentEconomic Development
Residents and
visitors enjoy
the vibrancy of
Fourth Street in
Downtown.
72 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
O u r V i s i o n o f D o w n t o w n
Our Vision of Downtown San Rafael was developed in the early 1990s through a broad-
based collaborative community visioning process. Our Vision contains a narrative picture of
what our community wants Downtown to feel and look like in 2020. The following is a brief
summary of the most important images envisioned for Downtown San Rafael from Our
Vision.
Downtown, with its sense of nurturing community, remains the place where a person can
rediscover one's roots and sense of history. Downtown San Rafael is our hometown. While
safe, friendly, warm, welcoming, and a comfortable mix of old and new, Downtown is alive
with the excitement of an urban community and multidimensional city. Downtown generates
a climate of good cheer and companionship where people want to socialize, reside, or
conduct business.
Downtown is a healthy economic center. Thriving and profitable retail is a barometer of the
health and vitality of Downtown. Shops provide that personal touch where customers are
treated as neighbors and friends whether they are visitors, entrepreneurs who work in
Downtown's new class "A" office buildings and in the restored and refurbished Victorians, or
those who are attracted to the ambiance of local, personalized retailing.
Downtown is a wonderful place to live. Downtown provides a plethora of housing
opportunities at both affordable and market rates for those who choose the amenities and
advantages of an urban community lifestyle. A young professional beginning a career, a
single parent in need of nearby shopping, services, and transit, a senior couple wishing to
downsize their suburban home, or a Downtown worker, can find the right living arrangement
in one of the condominiums, apartments, duplexes, townhouses, single family homes, or
single resident rooms in Downtown San Rafael.
Downtown flourishes as our social, cultural, recreational and entertainment center. Many
activities are concentrated here, from Falkirk Cultural Center to live theater at Belrose, to
movies at the Rafael Film Center, forming the most interesting entertainment venue in the
Northern Bay Area. City residents, visitors from neighboring towns, and tourists enjoy our
cultural riches: the bookstores, the library, the Mission, art galleries, theater, museums,
displays and performances at the community center, as well as street fairs and outdoor
entertainment.
Downtown puts the spotlight on life. Parades, festivals, fiestas, events, gatherings all
happen Downtown: Italian Street Painting, Film Festival, Classic Cars Parade, Halloween
Trick or Treat, Winter Lights, Easter Egg Roll, and the Downtown Farmers’ Market Festival.
The sidewalks are bustling with people meeting friends for coffee at one of the outdoor cafes
or restaurants, browsing at the popular farmers’ market and shopping in our specialty stores.
Downtown celebrates diversity, accepting and valuing differences, creating new
relationships among groups, peoples, and individuals of all cultures, economic status and
interests. Children, teens, adults, seniors all feel welcome and find something to do.
Families especially feel comfortable here and enjoy their Downtown outings.
Downtown grows multicolored with the splendor of flowers in boxes and planting areas and
streets lined with trees. Downtown is a beautiful place to stroll among a blend of buildings
that reflect the area’s history and our dynamic times. Downtown is a park-like setting where
the urban landscape is softened by the workings of nature and adorned with public art.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 73
NH-17. Competing Concerns.
In reviewing and making decisions on projects, there are competing economic,
housing, environmental and design concerns that must be balanced. No one factor
should dominate; however, economic and housing development are high priorities to
the health of Downtown.
NH-18. Economic Center.
Strengthen Downtown’s position as a major business, financial and office center for
the city and the county by maintaining a diversified economic base reflecting a
mutually supportive combination of retail, office, service and government uses.
NH-18a. Hotel/Cineplex. Support the development of a hotel to sustain the office market
and a Cineplex to enhance the retail, restaurant and entertainment offerings in Downtown.
Responsibility: Community DevelopmentEconomic Development, City Manager
Timeframe: Short Term
Resources: RedevelopmentEconomic Development
NH-19. Healthy Retail Sector.
Promote a healthy retail sector, essential to a successful and prosperous Downtown.
See NH-15a (Downtown Vision).
NH-20. Event Center.
Expand Downtown's reputation as the event center for the city by encouraging
parades, festivals, celebrations, promotional sales and sports events. These activities
may occur throughout Downtown; in the streets, parking lots, sidewalks, lawn areas
and private property; and are sponsored by public, private and non-profit
organizations, individuals and businesses.
NH-20a. Downtown Events. Continue to
encourage high profile, signature events to
bring people Downtown and to promote
Downtown San Rafael. These events should
include, but are not limited to, promotional
events, youth and family entertainment, and the
activities at Downtown cultural facilities.
Responsibility: Economic Development,
Community Development, Community
Services
Timeframe: Ongoing
Resources: Fees, Donations
NH-20b. Entertainment Activities. Promote
entertainment activities in Downtown.
Responsibility: Economic Development,
Community Development
Timeframe: Ongoing
Resources: Staff Time
The City Plaza is
home to local
celebrations.
74 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-21. Cultural and Entertainment Promotion.
Promote Downtown as the cultural and entertainment center of San Rafael and the
County to bring people Downtown and stimulate other business opportunities.
See NH-18a (Hotel/Cineplex) and , NH-20a (Downtown Events) and CA-1a (Community
Vision of Culture and Arts in San Rafael).
Downtown Homes
NH-22. Housing Downtown.
Create a popular and attractive residential environment that contributes to the activity and
sense of community Downtown. This includes:
a. Preserving and upgrading existing units,
b. Providing incentives to encourage new private sector construction of housing,
particularly affordable housing, live/work units, and single room occupancy (SRO)
units,
c. Designing units that take advantage of Downtown's views, proximity to shopping and
services, and transit, and
d. Implementing zoning standards that reflect Downtown’s urban character.
See H-14c (Continue to Implement Zoning Provisions to Encourage Mixed Use)H-23a
(Zoning Standards to Encourage Mixed-Use).
Downtown Circulation
NH-23. Full Use of Street System.
To enable our desired uses and activities to happen Downtown, encourage full use of
streets and alleyways reflecting Downtown’s
urban character.
See C-3a (Transportation Technology), C-4a
(Street Pattern and Traffic Flow), C-4b (Street
Design Criteria to Support Alternative Modes, C-
6a (Updated Proposed Circulation Improvements).
NH-24. Full Range of
Transportation Options.
In addition to autos, encourage a variety of
ways for people to travel to, in, and through
Downtown, including:
Bicycle and walking paths to other
neighborhoods, Boyd and Albert Parks,
and along Mahon Creek,
Bike lanes where appropriate,
Efficient bus service,
A rail transitway, and
Shuttle buses.
See C-10a. (Advocating Alternative Mode Projects) and C-11a (Car and Vanpooling) C-
11b (Car Sharing), C-11c (Low-Impact Alternative Vehicles) and C-11d (Bike to Work
Day).
The Mahon Creek
Path is a recent
pedestrian/ bicycle
path an d
environmental
enhancement .
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 75
NH-25. Pedestrian Comfort and Safety.
Make Downtown's street systems more comfortable and safe for pedestrians by:
Balancing between the needs of pedestrians and the desire for efficient traffic
flow,
Slowing traffic where necessary,
Providing two-way traffic where feasible,
Making pedestrian crossings direct and safe,
Establishing pedestrian environments unique to each District,
Improving and/or expanding sidewalks, street trees, landscaping and other
sidewalk amenities,
Increasing visibility to storefronts and businesses,
Seeking innovative solutions and ideas.
See C-27a (Implementation), C-27b (Prioritizing Pedestrian Improvements), C-27c (Bay
Trail), C-27d (Pedestrian Safety Enforcement), C-27e (Pedestrian Safety) and C-28a
(Urban Trail Network Project).
NH-26. Refine Look of Lincoln, Hetherton, Lindaro and
Andersen Drive.
Improve the look and function of these important streets by emphasizing safe and
efficient movement of pedestrians, cars and, where feasible, bicycles traveling into
and through Downtown.
NH-26a. Pedestrian Lighting. Evaluate pedestrian lighting along Lincoln Avenue for
safety.
Responsibility: Public Works, Police
Timeframe: Short Term
Resources: Staff Time
See C-4a (Street Pattern and Traffic Flow), C-4b (Street Design Criteria to Support
Alternative Modes) and C-23a (Better Signage).
NH-27. Parking.
Continue to make parking convenient and easy to find by encouraging solutions that
address Downtown’s urban parking situation. Needed improvements include:
Providing a range of long and short-term parking.
Facilitating the joint use of parking areas where appropriate.
Reducing the visual impacts of parking areas through design and landscaping.
Improving pedestrian safety in parking lots and garages.
Alleviating parking congestion where appropriate by converting underdeveloped
open lots into public and private parking lots.
Improving signage and visibility of public parking facilities.
NH-27a. Downtown Parking Strategy. Continue to maintain a comprehensive parking
strategy including the management of the operations (revenue, enforcement and
maintenance).
Responsibility: Management Services, Public Works
Timeframe: Ongoing
Resources: Parking Services Fund
See C-30a (Downtown Parking District).
76 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Downtown Urban Design
NH-28. Special Place.
Preserve Downtown’s reputation as a special place by developing a design strategy
that capitalizes on Downtown’s existing strengths:
Unique urban characteristics and density,
Diversity in architectural design, and
Historic heritage and buildings.
See NH-29a (Implement Downtown Design Guidelines).
NH-29. Downtown Design.
New and remodeled buildings must contribute to Downtown’s hometown feel. Design
elements that enhance Downtown’s identity and complement the existing attractive
environment are encouraged, and may be required for locations with high visibility or
for compatibility with historic structures. Design considerations include:
Varied and distinctive building designs,
Sensitive treatment of historic resources,
Generous landscaping to accent buildings,
Appropriate materials and construction, and
Site design and streetscape continuity.
NH-29a. Implement Downtown Design Guidelines. Implement the Downtown Design
Guidelines through the design review process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
NH-29b. Update Downtown Design Guidelines. Update the Downtown Design
Guidelines and zoning regulations as needed.
Responsibility: Community
Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time, General Fund
NH-30. Pedestrian Environments.
Enhance Downtown’s streets by establishing pedestrian
environments appropriate to each District. These
environments could include the following:
Well-designed window displays and views into retail
stores,
Outdoor businesses and street vendors,
Signs that are easy for pedestrians to see and read,
Sun-filled outdoor courtyards, plazas and seating
areas,
Attractive street furniture and lighting,
Information kiosks and public art.
See NH-29a. (Implement Downtown Design Guidelines),
NH-29b (Update Downtown Design Guidelines), EV-2e
(Street Vendors).
Sidewalk dining is
encouraged in the
downtown .
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 77
NH-31. Ground Floor Designed for Pedestrians.
Ensure that all buildings, regardless of height, are comfortable for people at the street
level. This includes:
Relating wall and window heights to the height of people,
Use of architectural elements to create visual interest,
Adding landscaping and insets and alcoves for pedestrian interest, and,
Stepping upper stories back as building height increases.
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update Downtown
Design Guidelines).
NH-32. Historic Character.
Recognize and use the unique character of Downtown’s many attractive, well-liked,
historic buildings. Encourage new development on sites in the Downtown area to be
compatible with nearby historic buildings, the historic Downtown street pattern, and
the area’s historic, pedestrian-oriented character.
See LU-2a (Development Review), CD-4a (Historic Resources Information), CD-4b
(Adaptive Reuse), CA-13a (Inventory Update) and CA-13b (Preservation Ordinance).
NH-33. Downtown’s Neighbors.
Distinguish Downtown from adjoining neighborhood areas by:
Establishing major entrances to Downtown with gateway treatments,
Keeping all Downtown activities within the Downtown area, and
Providing a gradual transition into adjacent residential neighborhoods in terms of
building scale and intensity of use.
See CD-1a (Gateway
Enhancements) NH-29a
(Implement Downtown
Design Guidelines), and
NH-29b (Update
Downtown Design
Guidelines).
Downtown
Districts
Downtown San Rafael is
a mosaic of six districts,
each of which has a
unique character. The
individual character of
each district is well
defined; the districts are
interconnected and
together make up our
whole Downtown. The
Districts are:
Fourth Street Retail Core
Hetherton Office District
Lindaro Office District
Our Vision of
Downtown
describes six
districts within
the Downtown
area .
78 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Second/Third Mixed-Use District
West End Village
Fifth/Mission Residential/Office District
Vision districts have been translated into General Plan land use designations, which
closely follow the boundaries described in the Vision. Three districts are not expected
to change significantly: Fifth/Mission, the West End Village, and the Fourth Street
Retail Core. Other parts of Downtown are expected to have greater changes over
time, particularly the Lindaro Office District, which is now partially vacant.
Fourth Street Retail Core
Fourth Street Retail Core: The heart of Downtown, the primary shopping area and the
center of entertainment, public events and social activities. This district encompasses
Fourth Street from Lincoln to E Street.
NH-34. Fourth Street
Retail Core.
a. Mix of Uses. Make the Fourth Street
Retail Core the center of San
Rafael’s activities, with a diverse mix
of uses including retail, service,
entertainment, cultural, finance,
office and housing. Housing and
general office uses are encouraged on
upper floors.
b. Successful retail area. Develop
Downtown San Rafael as one of the
most interesting and popular
shopping areas in the Bay Area by
making it vibrant and alive all day
and evening, full of people and
activities and offering a wide variety
of unique shops. With uses such as
restaurants, coffee houses and bookstores, Fourth Street and the cross streets will be
a vigorous and growing retail center highly valued by Marin County residents.
c. “Alive-after-five.” Maintain a mix of businesses active at different times of the
day and the week, especially to keep Fourth Street active and busy after 5 PM; by
encouraging existing businesses to remain open in the evenings; and by attracting
new businesses, that are open later in the day.
d. Entertainment Center. Encourage the location of additional entertainment venues
in the Fourth Street corridor, which will attract people from throughout the Bay
Area, and benefit Downtown businesses and the San Rafael community.
NH-34a. Downtown Management. Coordinate and encourage property and business
owners, the San Rafael Chamber of Commerce, city officials and the Business
Improvement District (BID) in efforts to market Downtown businesses.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Redevelopment Economic Development
Restored after the
1989 earthquake, the
Rafael Film Center
featu res films from
around the world.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 79
NH-34b. Fourth Street Staging Area. Use the Fourth Street Retail Core as the primary
staging area for Downtown events and activities. Continue to accommodate enterprises
ranging from the Downtown Farmers Market, parades, fiestas and sidewalk sales to
outdoor cafes and vendors.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time, Partnerships
See LU-2a (Development Review), NH-16a (Business Development Efforts), and NH-20a
(Downtown Events).
NH-35. Fourth Street Retail Core
Design Considerations.
a. Heart of Downtown. Enhance the image of the
San Rafael City Plaza as the Heart of
Downtown, so it will be the area that first
comes to mind when people think of
Downtown. Promote Fourth Street as a lively
area where people congregate before moving
on to the Rafael Theater, shopping areas and
evening activities.
b. Outdoor Gathering Places. Encourage a
variety of inviting and safe public and private
outdoor gathering places for community
celebrations, people watching and recreation.
c. Fourth Street Core Improvements. Improve
the appearance of Fourth Street through
landscaping and additional trees, street and sidewalk enhancements, infilling
undeveloped lots, discouraging curb cuts, and renovating building facades.
d. Parking lot connections. Improve pedestrian connections between public parking
lots and Fourth Street.
e. Heights. Heights of individual buildings will vary, ranging from two to four
stories, with increased height permitted in some locations consistent with bonus
height policies. Buildings on the south side of Fourth Street should limit the
blockage of sunlight on the sidewalks on the north side of Fourth Street.
NH-35a. Plaza Improvements. Consider improvements for the Plaza such as additional
landscaping including shade trees, seating and public art, and retain its function as a
community-gathering place.
Responsibility: Public Works
Timeframe: Long Term
Resources: Capital Improvement
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update Downtown
Design Guidelines) and CD-17a (Street Furnishings).
City Plaza in
Downtown,
created by closing
part of Court
Street, opened in
2002.
80 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Hetherton Office District
The major gateway to Downtown and center of our transportation system. This office
district is adjacent to Highway 101.
NH-36. Hetherton Office District.
a. Office Center. Emphasize development related to the Transportation Center,
especially office and professional service buildings, which could include limited
areas for street-level retail uses. Residential is also strongly encouraged in this area.
b. Transportation Hub. Use the Transportation Center to coordinate and facilitate
the different ways people move to and around Downtown, including bus, rail,
auto, bicycle and on foot. Include safe pedestrian and bicycle connections linking
this area to the stores, services, cultural facilities, and recreational opportunities in
other parts of Downtown. Expand connections from the Transportation Center to
other parts of the City by:
Encouraging expanded bus transit,
Considering shuttle service to feasible locales when such service is warranted
and can be funded,
Incorporating a rail station ifwith the initiation of rail service
is initiated,
Improving walking and biking facilities,
Providing a safe connection to Mahon Path,
Facilitating the movement of commuters to and from the neighborhoods, and
Creating safer pedestrian crossings on Second and Third Streets.
NH-36a. Zoning Ordinance. Amend the Zoning Ordinance to allow more flexibility in
uses in Hetherton Office zoning district.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
NH-36b. Transit Service. Support efforts by Caltrans, the Golden Gate Bridge District,
the Marin County Transit District, Sonoma-Marin Area Rail Transit (SMART) District
and other transportation providers to increase transit service at the Transportation Center.
Pursue the implementation of the Downtown Station Area Plan in coordination with transit
services.
Responsibility: Public Works, Community Development
Timeframe: Short Term
Resources: Staff Time
See C-17a (SMART Service), C-20a (Transit Hubs) and LU-2a (Development Review).
NH-37. Hetherton Office District Design Considerations.
a. Downtown Gateway. Transform the Hetherton Office District into an elegant
transition into Downtown San Rafael. Improve the entries to Downtown at Third
Street, Fifth Street, Mission Avenue, Lincoln Avenue and the freeway ramps with
entrance graphics, enhanced planting and lighting. Buildings should complement the
district’s entryway treatment and provide an attractive facade along Hetherton Street.
b. Fourth and Hetherton. Announce and mark this primary gateway to Downtown
with a distinctive gateway treatment at Fourth Street and Hetherton, which is
gracious and welcoming in character. Design issues to consider are:
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 81
Plaza or other open space areas both public and private,
Public art,
Strong landscaping design, and
Retail uses opening on to a plaza or other
open space areas.
c. Hetherton Design. Encourage projects of high
quality and varied design with landmark features
that enhance the District's gateway image.
Examples include:
Building design emphasizing the gateway
character and complementing the district’s
transitional treatment by incorporating accent
elements, public art and other feature items,
Upper stories stepped back,
Ground floor areas have a pedestrian scale,
Retail uses opening onto public areas,
Useable outdoor spaces, courtyards and
arcades that are landscaped, in sunny
locations and protected from freeway noise.
d. Under Highway 101 Viaduct. Work with Caltrans to make the area under the
freeway attractive and safe with, for example, maintained landscaping, public art,
creek enhancements or fencing.
e. Height. Building heights of three to five stories are allowed west of the rail
transitway, and typically up to three stories east of the rail transitway.
NH-37a.Freeway Ramps. Work with Caltrans, civic organizations and neighborhood
associations to beautify the freeway ramps with enhanced landscaping.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update Downtown
Design Guidelines).
Lindaro Office District
At the southeast corner of Downtown, a major development area with office and some
retail uses.
NH-38. Lindaro Office District.
a. Strategically significant gateway. Continue the transformation of the Lindaro
Office District into one of the most handsome urban places in Marin County by
developing landmark, well-designed buildings. This District will be a special asset
to the city and enhance Downtown's image as a high quality business center. T he
primary purpose of this district is to attract new people that would shop and use the
rest of Downtown, particularly the Fourth Street Retail Core.
b. Mix of uses. Encourage an office complex that may include limited and incidental
office-serving retail uses, a major hotel, cultural or entertainment facility, or
residential, if feasible. Large community-serving (“big box”) retail and shopping
The San Rafael
Corporate Center, a
Class A office
development, is a
redevelopment of a
Brownfield site in
Downtown.
82 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
centers are not allowed in this District. Any project must achieve the objectives
described in (a) above.
c. San Rafael Corporate Center. Encourage the completion of the development of
the San Rafael Corporate Center as a distinctive, high quality office center, which
can include a coordinated mix of uses as stated above complementing, not
competing with other Downtown Districts, especially the Fourth Street Retail Core.
This project’s superior design quality will be the major identifying characteristic of
the District and must be a graceful addition to the views of Downtown from
Highway 101.
See LU-2a (Development Review), NH-16a (Business Development Efforts), NH -29a
(Implement Downtown Design Guidelines), NH-29b (Update Downtown Design
Guidelines).
NH-39. Lindaro Office District Design Considerations.
a. Building design and sense of place. Evoke a strong sense of place through site
and building design that includes:
Buildings oriented to take advantage of the Creek frontage and views of Mt.
Tamalpais,
Variety in architectural styles,
Varied setbacks on Second Street,
Arcades and courtyards,
Buildings that are inviting and attractive on all sides facing the street or
pedestrian areas,
Reduced visual impact of parking areas through site design and landscaping,
Screened PG&E transformer area, and
Screened areas for service vehicles.
b. Regional and neighborhood emphasis. Although the District should be
architecturally distinctive and urban in character, appealing to the broader region,
blend development carefully with neighborhoods to the south and with adjacent
office development in the Second/Third Corridor and Hetherton Gateway Districts.
c. Active ground floor. Enhance the pedestrians’ environment through active street
frontages and buildings with a human scale at the ground level.
d. Lindaro connections. Tie the different properties and developments in the area
together through a wide variety of elements including:
Compatible uses and tenant mix,
A network of public spaces linked by pedestrian pathways, and
Enhanced appearances of Lincoln Avenue, Lindaro Street and Andersen Drive
through continuity of streetscape features such as lighting, street trees and
sidewalks.
e. Links to other districts. Connect Lindaro to the rest of Downtown through site
design and streetscape continuity with adjoining districts.
f. Mahon Creek improvements. Continue to improve access to Mahon Creek
through useable recreation areas, landscaping, bike paths and walkways.
g. Height. Provide a variety of heights in individual buildings: two to four stories,
with a height bonus up to six stories.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 83
NH-39a. Mahon Creek. Complete the implementation of the adopted Mahon Creek Final
Conceptual Plan.
Responsibility: Public Works
Timeframe: Long Term
Resources: Grants, Donations, Capital Improvement
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update Downtown
Design Guidelines).
Second/Third Mixed Use District
An attractive, safe and efficient transportation corridor along Second and Third
Streets.
NH-40. Second/Third Mixed -Use District.
a. Auto-oriented uses. Allow a vital, varied and compatible mix of offices, retail
uses, and residential uses, where appropriate. Uses usually accessed by car should
be concentrated along the west end of Second Street to take advantage of the high
traffic volumes.
b. Enhance pedestrian character. Enhance the pedestrian character of the A and B
cross streets by encouraging a variety of uses, including
neighborhood serving and specialty retail uses, and residential uses.
c. PG&E office building site. This site offers a major redevelopment
opportunity as an infill site that could accommodate a mix of land
uses, including residential if feasible, that would take advantage of
the site’s high visibility from Second and Third Streets, extend the
uses on the San Rafael Corporate Center, or provide patrons for the
Fourth Street Retail Core.
d. Transportation Corridor. Make Second and Third Streets a very
attractive, safe and efficient transportation corridor that allows
smooth travel through Downtown, provides easy access to the Fourth
Street Core via the cross streets and is safe to walk along and cross.
Substantially improve Second and Third Streets through:
Screening pedestrians from the perception of traffic noise and
encouraging pedestrian use of other streets,
Improving pedestrian connections to Fourth Street,
Providing safe crosswalks at all intersections,
Reducing the number of driveways that interrupt sidewalks, and
Managing traffic flow for efficiency, not speed.
e. Improved parking. Develop attractive, screened and easy-to-find public and
private parking areas serving both the Fourth Street Retail Core and the
Second/Third Street Corridor.
NH-40a. Zoning Ordinance. Amend the Zoning Ordinance to allow more flexibility in
uses in CSMU, 2/3 MUE, and MUW zoning districts.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
Palm trees frame
the view up A Street
from Albert Park to
St. Raphael’s
Church .
84 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
See LU-2a (Development Review), NH-18a (Hotel/Cineplex) and NH-29a (Implement
Downtown Design Guidelines), NH-29b (Update Downtown Design Guidelines).
NH-41. Second/Third Mixed Use District Design
Considerations.
a. An inviting appearance. Create an inviting appearance to people traveling Second
and Third Streets. Encourage attractive, creative and varied architecture on Second
and Third Streets, with design detail on all sides of buildings visible to the street or
pedestrians.
b. Unique character of cross streets. A, B, C and D Streets are important links from
Fourth Street to neighborhoods south of Downtown. Strengthen the unique
character of these cross streets by giving special treatment to:
A Street as an important visual and pedestrian connection between Mission San
Rafael Arcangel and Albert Park and Andersen Drive,
B Street as an area of strong historic character, and
B, C and D Streets as major pedestrian connections between the Gerstle Park
Neighborhood and the Fourth Street Retail Core.
c. Height. Individual building heights will vary and typically range from two to four
stories east of B Street, and from one to three stories generally west of B Street.
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update Downtown
Design Guidelines), LU-13 (Height Bonuses), Exhibit 9 (Building Height Limits in
Downtown San Rafael).
West End Village
A mixed-use village with strong connections to the Retail Core. This district is located
along Fourth Street west of E Street.
NH-42. West End Village.
a. Village within Downtown. Keep the West End Village a unique, friendly,
desirable place to live and shop. Activities in this district help meet the needs of the
surrounding neighborhoods. Encourage residential use on the upper floors of
buildings.
b. Unique shopping district. Continue to encourage development that makes the
West End Village a unique place to shop. One-of-a-kind businesses, such as
bakeries, restaurants, craft stores, art galleries and furniture stores; outdoor uses
such as sidewalk cafes; and a major retail anchor use are all part of the West End’s
special blend of retail.
c. Retail anchor. Encourage upgrading the Yardbird's Center retail anchor by:
Integrating all the individual properties and parking lots into a well designed
center,
Coordinating and connecting the shopping center with the other stores and
services along the west end of Fourth Street,
Providing a wide variety of goods and services, and
Including outdoor restaurants, sales and activities.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 85
d. Improve parking. Upgrade existing parking and create new, easy to find parking
areas by:
Requiring new development to provide adequate new parking areas,
Screening parking areas with landscaping, and
Locating parking lot entrances on side streets where possible.
e. Parking Lots on Fourth Street. Encourage the redevelopment of parking lot sites
(such as car dealers and private, open parking lots) on Fourth Street west of
Shaver Street.
See LU-2a (Development Review), NH-29a (Implement Downtown Design Guidelines),
NH-29b (Update Downtown Design Guidelines).
NH-43. West End Village Design Considerations.
a. Residential design. Blend new multifamily development on Second and Third
Streets into the character and appearance of the Latham Street neighborhood. For
example, new development should have elements similar to existing structures,
entrances oriented toward the street, and driveways and garages that are recessed
or under the buildings. Encourage lot consolidation for better site design.
b. Village identity. Create a distinct identity for the Village with, for example, a sign
program or bench program unique to the District.
c. Historic neighborhood shopping district. Preserve the West End Village as a
beautiful, inviting, relaxed place with a comfortable neighborhood character. Keep
its historic appearance and small-scale buildings. West End Village design
includes:
Retaining the small storefront pattern, and building to the sidewalk, and
Facade improvements and lighter and brighter building colors.
d. Attractive outdoor setting. Increase interest for pedestrians with:
Outdoor cafes and other activities,
Streetscape improvements, such as decorative banners, benches and public art,
Small staging areas for events in the Village and/or extend into the Core,
Sidewalk repairs,
Views to the creek where possible, and
Plentiful and colorful landscaping.
e. Fourth Street Retail Core connection. Visually connect the Village to the Core,
for example, by installing street lighting and trees similar to those in the Core.
f. Height. Respect the low scale development of buildings one to three stories in
height with housing or office above ground floor retail.
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update Downtown
Design Guidelines), LU-13 (Height Bonuses), Exhibit 9 (Building Height Limits in
Downtown San Rafael).
Fifth/Mission Residential/Office District
Our civic center and cultural district, with residential and office uses. This district is
located along Fifth and Mission, west of Irwin Street.
86 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-44. Fifth/Mission Residential/Office District.
a. San Rafael City Hall. Retain government services at San Rafael City Hall.
b. Office and residential uses. Intermingle office and residential uses throughout
the District. East of B Street is a comfortable blend of mid-sized office buildings
and residential developments. Medical services, social service providers and non-
profit organizations are concentrated in the attractive Victorian buildings west of
E Street.
c. Cultural district. Encourage a thriving cultural district, based on the many
community-cultural activities at the theaters, schools, library, museum, churches
and historic buildings.
See LU-2a (Development Review) and CA-11a (Facility Needs).
NH-45. Fifth/Mission Residential/Office District Design
Considerations.
a. Culturally-rich historic district. Reinforce the graceful, historic and cultural
strengths of the District by showcasing resources, such as the Falkirk Cultural
Center, the City Library building, the Boyd House and the many Victorian
structures by, for example:
Retaining public spaces, such as the lawn area in front of Falkirk Cultural
Center,
Opening the front of the Boyd House landscaping to the street and promoting
adaptive reuse of the historic home and landscape,
Adding a historic museum in Boyd Park and creating a more identifiable and
accessible entrance into Boyd Park,
Improving pedestrian safety along Mission Street, and
Connecting this area into the activities at Courthouse Square and the City
Plaza.
b. Fifth Avenue and A Street. Retain the open areas at the intersection of Fifth
Avenue and A Street on the north side of Fifth Avenue in front of St. Raphael's
Church, and along the Courthouse Square Building.
c. Fifth/Mission design. Encourage an interesting diversity of building styles in the
Fifth/Mission District ranging from historic Victorians to well-articulated new
office buildings. On Fifth Avenue west of E Street and on the east and west ends
of Mission Avenue:
Design infill office and residential development to be compatible with
existing neighborhood qualities, and
Include landscaped front yards and historic building characteristics.
d. Fifth/Mission pedestrian character. Enhance the pedestrian character by
preserving mature landscaping, planting more street trees and by enhancing views
down the cross streets. In addition, establish a strong visual and pedestrian access
connection on B Street from Boyd Park to Albert Park, and stronger connections
between the Fifth/Mission District and surrounding neighborhoods.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 87
e. Height. Heights of individual buildings will vary, but be similar in scale to
existing buildings west of E Street, and on the east end of Mission.
Two to three story offices are anticipated east of B Street.
See NH-29a (Implement Downtown Design Guidelines), NH-29b (Update
Downtown Design Guidelines).
BAYSIDE ACRES
Bayside Acres is in an unincorporated portion of the City along Point
San Pedro Road primarily developed with large single -family homes on
hillside lots. Homes located west of Point San Pedro and along the Bay
are developed on smaller lots. A few properties have been annexed into
San Rafael in recent years.
BRET HARTE
Formerly a dairy farm, Bret Harte is a historical district developed after
World War II. Land use in this neighborhood is primarily residential with
single-family homes and high-density apartments along Woodland
Avenue. Residents of Bret Harte travel through an adjacent industrial
area to access their neighborhood, thus upgrades to Francisco
Boulevard West and Woodland Avenue are of great interest. Due to the
smaller size of many of the homes, Bret Harte is considered a more
affordable housing area and attracts many young couples and families.
The Bret Harte Park is a central fixture of the neighborhood and is the
setting for many community events and activities.
NH-46. Bret Harte Neighborhood Plan.
Prepare a plan for the neighborhood to address neighborhood concerns.
See NH-1a. (Neighborhood Planning Process).
CALIFORNIA PARK
California Park is an unincorporated area of the City, east of the Bret
Harte neighborhood. The 103-acre neighborhood consists of single-
family homes and apartments. The undeveloped Scheutzen
Subdivision, located along Auburn Street, consists of very small lots
within a wetland area.
NH-47. California Park.
Absent significant environmental constraints, a medium density
residential General Plan amendment could be considered for the
Scheutzen site due to the subdivision's proximity to the proposed
transitway and a potential transit station location. Future development
on the site shall protect all on-site wetland areas.
See LU-7 (Land Use Planning in Surrounding Jurisdictions).
V i s i o n o f
B r e t H a r t e
New development in this
neighborhood is expected to be
minimal, with development
limited to a few single-family
homes on hillside lots. This area
also needs to be protected from
the potential impacts of nearby
industrial businesses.
V i s i o n o f
C a l i f o r n i a P a r k
This neighborhood, located in an
unincorporated area of the
County, has some development
potential remaining on the
Scheutzen parcels. Any
development of these parcels
will need to protect the on-site
wetlands.
V i s i o n o f
B a y s i d e A c r e s
Bayside Acres, located in an
unincorporated area of the
County, is one of San Rafael’s
less dense neighborhoods and
is not expected to change.
However, annexation of more
properties into the City will
remain a possibility.
88 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
CANAL NEIGHBORHOOD
The Canal Neighborhood encompasses the residential and nonresidential areas south
of the San Rafael Canal and east of Highway 101. The residential portion, including
the Canal, Spinnaker and Bay Point houses more people than any other part of San
Rafael. It is comprised of many large apartment buildings, condominium complexes,
townhomes and duplexes, as well as single-family homes along the Canalfront.
The nonresidential areas include an older industrial area north of Bellam Blvd. and
west of Belvedere Street, a newer light industrial/office area south of Bellam Blvd.,
and a light industrial/office and industrial area between I-580 and Highway 101.
Businesses within the neighborhood include industrial, commercial, car dealerships,
and office. The neighborhood has a major impact on the local economy comprising 15
percent of the City’s jobs.
The neighborhood also has outstanding natural features including the San Rafael
Canal, a two-mile long Bay Shoreline Parkband
featuring the Bay Trail, regionally important
wetlands, and the San Quentin Ridge hillside.
Parks and schools include Pickleweed Park and
Bahia Vista Elementary School.
Neighborhood Homes
NH-48. New Residential Areas.
Develop well-designed new residential areas at
medium to high densities in the neighborhood.
Provide residential development opportunities close
to jobs, and support and enhance the existing
residential neighborhood.
See LU-14a (Land Use Compatibility).
NH-49. Conflicting U ses.
Prevent the encroachment of new residential
development into the Light Industrial/Office
District to minimize conflicts. Businesses locating
adjacent to residential areas shall be designed to
minimize nuisance impacts.
See LU-14a (Land Use Compatibility) and CD-
12a (Compatibility of Building Patterns).
NH-50. Canal Neighborhood Plan.
Prepare a new Canal Neighborhood Plan. Building
on the results of Canal Voice, create a vision for the
neighborhood that addresses the need for better
access, more shopping and services, and improved
housing.
See NH-1a. (Neighborhood Planning).
V i s i o n o f t h e C a n a l
There will not be much more development in the
area. Marin Square is the Southern Gateway to San
Rafael. Potential land uses include a hotel (Gary
Place site), and mixed-use (neighborhood and region
serving), with retail on the ground level and
residential above or behind the street frontage.
The Medway/Vivian Way area is the heart of the
Canal neighborhood, and should be redeveloped
with neighborhood serving mixed-uses. Gathering
places with pedestrian connections through the
Medway-Vivian block should also be encouraged.
The corridor from Francisco Boulevard East along
Medway Road to Canal Street is the major entryway
into the Canal neighborhood, a true gateway for
residents, business owners, students, and shoppers.
Sidewalks will be widened, lighting and landscaping
installed and amenities such as benches and
signage will be added. All of this will make the
corridor more inviting and safer by striking a balance
between pedestrians and bicyclists and the
numerous cars, buses and trucks that drive through
the corridor every day.
General commercial should be allowed along
Francisco Boulevard East, with neighborhood retail
and services uses such as a health center, police
station, and childcare.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 89
Neighborhood Economy and Culture
NH-51. Existing Business Areas.
Support and encourage the upgrading of existing business areas, consistent with
infrastructure needs. Encourage redevelopment and upgrading of existing sites.
See EV-13a (Zoning Regulations).
NH-52. New Business Development.
Encourage and give priority to new business development that benefits the
neighborhood through provision of needed services, low traffic impacts, or
employment of a high percentage of neighborhood residents. Encourage opportunities
for local residents to own and operate businesses.
See EV-2b (Infill and Reuse Opportunities) and LU-14a (Land Use Compatibility).
NH-53. Building and Automot ive Services.
Maintain availability of sites for building, automotive and related service industries
important to San Rafael’s economy and needed for the convenience of its residents
and businesses.
See LU-16a (Building and Automotive Services).
NH-54. Medway/Vivian Redevelopment.
Encourage the following in the Medway/Vivian Way area:
Neighborhood serving-uses, such as a health center, neighborhood retail and
services, and childcare;
Community gathering places; and
Pedestrian connections through the Medway/Vivian block.
NH-54a. Expansion of the NC District. Amend the Maintain zoning ordinance and map
to expand the NC District zoning to encourage neighborhood-serving commercial uses and
housing in the area.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
See LU-2a (Development Review).
NH-55. Canalways.
Recognize the high resource value of the site's wetlands that provide habitat to many
species, which may include rare and endangered species. In addition, recognize that
this site is in an area affected by traffic congestion. With any development of this
property, buffer site wetlands from buildings and parking lots, and obtain trail
easements and improvements for the Jean and John Starkweather Shoreline Park.
Development shall be located along the western edge of the site and to the greatest
extent feasible in areas outside of delineated wetlands or areas determined as critical
upland habitat for endangered species.
NH-55a. Wetlands Enhancement. Require a wetlands delineation and wetland habitat
analysis to assist in identifying appropriate area for development.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
90 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-56. Windward Way (APN 009 -330-01).
Allow medium density residential use on the privately owned 2.5-acre parcel with
development clustered at the south end to retain views of the park site from Windward
Way. Avoid conflicts with overhead wires.
See LU-2a. (Development Review) and PR-9 (New Parks).
NH-57. City Lot at Southwest Corner of Bellam and Windward
Way.
Use this site, or proceeds from development of the site, to provide needed
neighborhood services.
See LU-2a (Development Review).
NH-58. Marin Square/Gary Place Redevelopment.
Encourage joint planning for the Marin Square/Gary Place area, including improved
access to Gary Place. With any future redevelopment of the Marin Square shopping
center and Gary Place, emphasize the following land uses: mixed-use (retail on the
ground level and residential above), and possibly a hotel.
NH-58a. Development Review Process. As
part of a development application, consider land
use changes to Gary Place to allow
redevelopment of the site.
Responsibility: Community
Development
Timeframe: Long Term
Resources: Fees
See LU-2a (Development Review).
NH-59. Cal-Pox Site (East of
Home Depot).
Allow light industrial/office, specialty
retail, and region-serving specialty retail
uses. Traffic congestion in the area, prior
to needed roadway improvements, may
limit development on the site to low traffic-
generating uses. Hotel use may be considered for the site provided that environmental
analysis demonstrates that potentially hazardous soils conditions are in compliance
with State and Federal laws and that geo-seismic conditions and commercial use
conflicts have been mitigated.
NH-59a. Development Review Process. As part of a development application, consider
land use changes to Cal-Pox Site to allow for redevelopment.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
See LU-2a (Development Review).
Marin Square could be
redeveloped as a
mixed - use center, with
housing and a hotel.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 91
NH-60. Marin Rod & Gun Club.
Should the club discontinue use of the site for recreational activities, allow high
density residential or hotel use and provide for public access.
NH-60a. Development Review Process. As part of a development application, consider
land use changes to the Marin Rod and Gun Club to allow for redevelopment.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
See LU-2a (Development Review).
Neighborhood Design
NH-61. Public Plaza.
Encourage the creation of a public plaza to serve the Canal community.
NH-61a. Public Plaza. Through development review process, encourage a public plaza
area. If funding becomes available, identify a location and purchase land for a plaza.
Responsibility: Community Development, Economic Development
Timeframe: Long Term
Resources: Grants, Donations, Staff Time
NH-62. Parks and Recreation.
Increase recreation opportunities and facilities to serve neighborhood residents and
employees. Complete planned Pickleweed Park and Starkweather Shoreline Park
improvements, enhance Beach Park, and plan and implement park improvements at
the Bellam/Windward Way site.
See PR-5a (Needs Survey), PR-7a (Community Park Improvements), PR-8a
(Neighborhood Park Improvements), PR-9 (Bellam/Windward Way site) and PR-13a
(Commercial Recreation).
NH-63. Community Meeting Rooms.
Meet the need for affordable meeting/activity space, during prime times for the
community for resident serving programs and activities such as English as a Second
Language classes and other programs and activities, with priority given to
neighborhood residents.
NH-63a. Community Use of Pickleweed Park. Continue to encourage neighborhood use
of Pickleweed Community Center.
Responsibility: Community Services
Timeframe: Long Term
Resources: Staff Time, Partnerships
NH-64. Schools.
Support efforts of the School District to provide adequate space for increasing student
enrollments. Encourage continued City/School dialogue on such issues.
NH-64a. Schools. Continue to support School District efforts to provide to expand or
replace the existing Bahia Vista School in the Canal neighborhoods.
Responsibility: City Manager
Timeframe: Long Term
Resources: Staff Time
92 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-65. Librar y Services.
Support expanded library services in the Canal Neighborhood.
See CA-12a (Opportunities for Community-Based Libraries).
NH-66. Childcare.
Provide more affordable, quality, childcare facilities that support the community.
See LU-19a (Zoning for Childcare Programs) and G-15a (Joint Use of Educational
Facilities).
NH-67. Community Classes and Programs.
Provide more programming at Pickleweed, such as College of Marin bilingual classes,
library services, Kids' Club, pre-school and after-school programs.
See PR-27a (Recreational Programs) and PR-28a (Summer Programs).
NH-68. Shoreline Embankments.
Require riprap on the outside face of levees facing the Bay. After large storms, inspect
existing riprap on levee faces. Repair and replace as necessary to provide adequate
wave erosion protection.
NH-68a. Riprap. When the levees are improved, require
riprap of the type and size approved by the Public Works
Department on the outside face of the levee.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
See S-17a (Title 18 Flood Protection Standards).
NH-69. San Quentin Ridge.
Preserve San Quentin Ridge as open space through
the development process due to its visual
significance, importance as a community separator,
slope stability problems and wildlife/endangered
species habitat value. The exact delineation of
"conservation" and "development" portions of the site
on the land use map is schematic, with development
to be limited to the lower, less steep portion of the
site. Provide a public access trail.
See OS-1b (Preservation Opportunities), OS-3a (Management of Private Open Space) and
CON-12a (Hillside Design Guidelines).
NH-70. Access to Open Space.
Provide public access to open space areas when projects are approved, including
access to and along the shoreline, portions of the Canalfront, and San Quentin Ridge.
Minimize public access conflicts with sensitive habitat areas and with nearby
development, including parking conflicts.
See OS-4a (Access Points).
Starkweather
Shoreline Park is a
beautiful setting to
enjoy the bayfront .
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 93
NH-71. Gathering P laces.
Support efforts to provide places where neighbors can meet each other, such as at
Pickleweed Park, the Community Center, or a public plaza.
NH-71a. Development Review Process. Through the development review process,
encourage the provision of neighborhood gathering places.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
Neighborhood Circulation
NH-72. Neighborhood Design.
Improve neighborhood entry roads and landscaping, and retain views.
NH-72a. Medway Improvements. Complete the design phase and construction of
streetscape improvements of the Medway/Canal project funded in part by a grant from the
Metropolitan Transportation Commission.
Responsibility: Public Works
Timeframe: Short Term
Resources: Grants, Fees, Staff Time
See CD-8a (Gateways) and CD-9a (Corridor Design Guidelines).
NH-73. I -580/101/Bellam Blvd. Interchange Improvements.
Pursue improvement of the I-580/101/Bellam Blvd. interchange.
NH-73a. Caltrans. Work with Caltrans on an effective and attractive design for the
Highway 101 and I-580 interchange.
Responsibility: Public Works, Community
Development
Timeframe: Long Term
Resources: State and Federal Fund, Mitigation Fees
CANAL WATERFRONT
The San Rafael Canal, stretching from Albert Park to the
Bay, is an underutilized community asset. Existing uses
transition from single-family homes and apartments east
of Harbor Street, and commercial uses from Harbor
Street to Grand Avenue. Most of these commercial uses
are marine-oriented, including four marinas, yacht
brokerages, boat repair, fishing supplies and commercial
fishing operations. Other commercial uses include
restaurants, the Montecito Shopping Center, the Harbor
Shopping Center, and limited office space. Existing public
access to the Canal is limited. Beach Park was improved
in conjunction with the renovations at the Seafood
Peddler restaurant, and Pickleweed Park has a pathway
along the Canalfront. In addition, Montecito Shopping
Center and the Grand Landing Office building have
walkways along the waterway.
V i s i o n o f t h e
C a n a l W a t e r f r o n t
Improved public access to and along the Canal,
both visual and pedestrian, should be actively
promoted through redevelopment of properties
between Grand Avenue and Harbor Street. A
public promenade on either side of the Canal is a
high priority. Water dependent industry will
continue to be encouraged, but other pedestrian-
oriented services, such as restaurants and retail,
will also be allowed on ground floors, and
housing allowed above. Live-aboard boats will
continue to provide additional affordable housing,
while adding to the marine character of the area.
Improved access to commercial businesses from
the water for boaters will also be encouraged.
Maintenance of the Canal as a navigable
waterway is essential and will require a local
funding source for periodic dredging.
94 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Neighborhood Economy and Culture
NH-74. Community -wide Asset.
Promote and improve the San Rafael Canal as a community-wide asset for public and
marine related uses, where public access, use and views of the water are maximized,
and sensitive wildlife habitat areas are protected. The San Rafael Canal shall be
maintained as a navigable waterway.
NH-74a. Design Plan and Vision for the Canalfront. Implement the Canalfront
Conceptual Design Plan, which was completed in 2010. This vision document includes a
list of recommendations to be studied and pursued. Improve circulation and access,
including widening the Grand Avenue bridge in order to improve pedestrian and bicycle
circulation. Prepare a Canal Waterway Vision to determine the land use needs of the
community, provide solutions to improve the appearance of the Canal and its waterfront
and to increase public access, including possible expansion of Beach Park. The Vision
should continue to have a marine -related focus. Conduct a community-based vision
process with merchants, residents, business people, boaters, and others who live, work
near, and use the waterway.
Responsibility: Community Development, Public Works
Timeframe: Short Term
Resources: Staff Time, State and Federal Grants
See NH-79a (Dredging Program).
NH-75. Canal Waterfront
Uses.
Promote marine-related commercial uses
west of Harbor Street to serve the
recreational and live-aboard boating
community. Other commercial uses that
encourage pedestrian traffic, such as
restaurant and retail uses, will also be
allowed on the ground floor. Residential and
office uses are allowed above the ground
floor. East of Harbor Street, residential uses
are to be retained.
NH-75a. Zoning Ordinance. Amend the
Zoning Ordinance Maintain zoning provisions to
allow non-marine-related and residential uses.
Responsibility: Community
Development
Timeframe: Short TermOngoing
Resources: Staff Time
NH-76. Recreational Boat Facilities.
Existing recreational boat launch facilities along the canal shall not be reduced unless
the demand for those facilities no longer exists or adequate substitute space can be
provided. Encourage the addition of boat launch facilities, boat trailer parking, and
sewage pump-out facilities where appropriate.
NH-76a. Maritime Service Demand. Evaluate the market demand for maritime service
uses in developing the Canal Waterfront Vision.
Responsibility: Community Development, Economic Development, Management Services
Timeframe: ShortLong Term
Resources: Staff Time
Redevelopment along
the Canalfront to
improve public access
is a major goal of the
plan.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 95
NH-76b. Public Boat Launching Facilities. Promote the addition of public boat
launching facilities, for example for kayaks at Beach Park or behind Montecito Shopping
Center.
Responsibility: Community Development, Community Services, Economic Development
Timeframe: Long Term
Resources: State Lands Mitigation Funds, Property Owners, Partnerships,
Concessionaires, Staff Time
NH-77. State Lands Commission Title Claims.
Continue to resolve public trust title claims with individual property owners and the
State Lands Commission in order to assist in the redevelopment of the affected
properties.
NH-77a. State Lands Commission Title Claims. To assist in redevelopment of affected
properties, resolve public trust title claims consistent with State Law Chapter 1742,
Statutes of 1971, which allows the City to convey or exchange, subject to approval of the
State Lands Commission, certain filled lands which are found to be no longer useful or
susceptible to use for the public trust purposes of harbors, commerce, navigation, fisheries,
or appurtenances thereto.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
Neighborhood Design
NH-78. Waterfront Design.
Require low scale buildings that provide public views of the water and which do not
dominate the Canal. Design factors important in reviewing specific development
proposals include pedestrian access, building setbacks from the water, height,
landscaping, Canal view protection and enhancement, wildlife habitat protection and
high quality architectural design. Until a design plan is prepared, new Canalfront
buildings and substantial reconstruction of existing buildings and structures should:
a. Be set back a minimum of 25 feet from the top of the bank or bulkhead along the
Canal for creation of a public promenade,
b. Increase public access and public view opportunities,
c. Improve access from the water for boaters, where appropriate,
d. Locate new structures, or relocate existing structures where feasible, to retain or
open up view corridors to the water and activities along the Canal,
e. Orient uses and buildings towards the Canal waterfront, including building entries
where appropriate, and
f. Improve the appearance of the waterfront through excellent design quality.
NH-78a. Canalfront Design Guidelines. Prepare, as part of the Canal Waterfront Vision,
design guidelines in order to improve the appearance of buildings along the Canal
Waterfront and incorporate opportunities for public access.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time, General Fund
See program N-74a (Design Plan and Vision for the Canalfront).
96 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-79. Canal Maintenance.
Develop a plan for long-term maintenance of the Canal as a navigable waterway,
including regular dredging. Encourage the maintenance of docks and elimination of
refuse along the Canal.
NH-79a. Dredging Program. Work with property owners to develop a funding program
to dredge the Canal. Continue to aggressively pursue a maintenance assessment district,
federal funding and other funding sources as available.
Responsibility: Public Works, Management Services
Timeframe: Long Term
Resources: Assessment District, Grants, Federal Funding
NH-79b. Boating Sanitation and Dock Safety. Implement the new Boating Sanitation
and Dock Safety Ordinance, and encourage reporting of trash issues to Code Enforcement.
Require adequate on-site refuse and recycling facilities.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Fines
See AW-10a (Sanitation Facilities in Boats), AW-10b (Sewage Pump Out Facilities) and
AW-10c (Education of Boaters).
NH-80. Canal Water Quality.
Improve the Canal’s water quality through regulation of boating discharges, improve -
ment in the quality of storm water runoff, and elimination of refuse along the Canal.
NH-80a. Pump-Out Facilities. Support and co-sponsor the provision of marine pump -out
facilities. Consider the need for additional pump-out facilities in conjunction with
remodeling of existing marinas.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time, Partnerships
See also NH-78a (Canalfront Design Guidelines), and AW-7a (Countywide Stormwater
Program), AW-7b (Stormwater Runoff Measures) and AW-7c (Water Quality
Improvements in Canal and Other Waterways).
NH-81. Improvement of Existing Pump Station.
Improve the appearance of or relocate the City’s pump station along West Francisco
Boulevard near the San Rafael Yacht Harbor.
NH-81a. Improved Appearance of Pump Station. Program funds to upgrade the
appearance of the pump station at the yacht harbor on West Francisco Blvd.
Responsibility: Public Work
Timeframe: Long Term
Resources: Staff Time
NH-82. Flood Control Improvements.
Coordinate development and redevelopment of uses along the Canal with needed
flood control improvements, including levee improvements.
NH-82a. Flood Control. Work with the Army Corps of Engineers to prepare a cost-
effective flood control program for the Canalfront area. Through development review
process, require levee improvements as needed to protect existing and new development.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time, Federal Funds
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 97
Neighborhood Circulation
NH-83. Canal Access.
Increase and improve public access to the Canal through creation of a public
promenade on either side of the waterfront between Grand Avenue and Harbor Street.
Provide an improved pedestrian crossing of the Canal at the Grand Avenue bridge.
Pursue a new pedestrian crossing to the east if a cost effective and practical design can
be achieved. Attempt to create pedestrian and bicycle access to the Mahon Creek path
in conjunction with future freeway modifications. Improve water-based access by
recreational boaters to Canalfront businesses.
NH-83a. Circulation Improvements. Continue to seek funding opportunities for
pedestrian and bicycle enhancements, and include in CIP as funding becomes available.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants, Partnerships
NH-83b. Boat docks. Encourage the provision of boat
docks in new commercial development to allow access
by boaters to Canal businesses.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See C-24b (Canal Crossing), C-26 (Bicycle Plan
Implementation), C-27 (Pedestrian Plan
Implementation), NH-78a (Canalfront Design
Guidelines), and CD-5a (Views).
CHINA CAMP
China Camp is in the unincorporated area of the San Rafael Planning Area, located
along the northern edge of Point San Pedro Road. The primary land use in this
neighborhood is the 1,640-acre China Camp State Park. China Camp State Park
features an historic fishing village, picnic facilities, hiking trails, campsites, and shore
fishing. Park rangers reside at the park.
Neighborhood Design
NH-84. Buck's Landing.
Support limited marine and recreational use on this unincorporated site, consistent
with Countywide Plan policy.
See LU-7 (Land Use Planning in Surrounding Jurisdictions).
NH-85. China Camp State Park.
Support efforts to upgrade the recreational facilities at China Camp State Park.
Collaborate with County and State Park agencies to create, maintain, manage and
regulate a system of interconnective trails for pedestrian, equestrian and biking uses
between Barbier Park, county open space and China Camp State Park.
NH-85a. China Camp State Park. Support efforts of the State to maintain and upgrade
China Camp State Park.
V i s i o n o f
C h i n a C a m p S t a t e P a r k
Future plans for the China Camp State Park, which
is located in an unincorporated area of the County,
are consistent with State and local priority needs:
the park plan calls for continued restoration of the
fishing village and an addition of a Chinese Cultural
Center, biking, hiking and equestrian trails, and a
small boat launch facility.
98 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Responsibility: Public Works, Community Services, Community Development
Timeframe: Ongoing
Resources: Staff Time
CIVIC CENTER
Home to the historic Marin County Civic Center complex
designed by Frank Lloyd Wright, the neighborhood is
developed with single-family homes, condominiums,
apartments, offices and commercial uses, a hotel, a dog
park, and a post office. The Civic Center complex
includes county offices, courts, jail, exhibit hall,
auditorium, and a lagoon park. The Marin County
Farmer’s Market and Marin County Fair are also held on
Civic Center grounds.
Traffic congestion near the Civic Center was recently
improved with the construction of a new intersection at
North San Pedro Road and Civic Center Road, featuring
two left-turn lanes onto Civic Center Drive.
Neighborhood Design
NH-86. Design Considerations for
Development in the Vicinity of the Civic
Center.
a. Require urban design analysis to assure compatibility of
materials, color and building masses with Civic Center.
b. Require functional inter-connection with Civic Center.
c. Design to complement Civic Center architecture rather
than compete.
d. Site design should retain vistas where feasible to Mt.
Tamalpais.
e. Encourage retention of existing historic structures.
f. Encourage the County to enhance the Civic Center Drive
area with safe and pleasant walkways.
g. Encourage the County to have proposals go through
Design Review process, and involve North San Rafael
community in evaluation of design, etc.
g.h. Implement the recommendations identified in the Civic Center Station Area Plan
completed in 2011.
NH-86a. Civic Center Design. Monitor, review and comment on County development
related to its properties surrounding and including the Civic Center. Encourage the
County to involve the North San Rafael community in the evaluation and review of
proposed changes at the Civic Center. Request that the County provide sufficient
opportunity for review of major development proposals at the Civic Center by the Design
Review Board, Planning Commission and City Council. Implement the recommendations
prescribed in the Civic Center Station Area Plan completed in 2011.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
V i s i o n o f t h e
C i v i c C e n t e r
The Civic Center Master Plan identifies
additional office space and more cultural and
entertainment facilities, including a museum. A
future transit station with parking is planned on
the vacant property located adjacent to Highway
101, across from McInnis Parkway. The area
also provides an excellent opportunity for the
construction of approximately 200 affordable
units. The salt marsh and riparian corridors
along branches of Gallinas Creek should be
protected, improved, and include public viewing
areas where appropriate.
The Marin Civic Center
is the only public
building designed by
Frank Lloyd Wright to
be built.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 99
Neighborhood Economy and Culture
NH-87. Civic Center Expansion.
Review and comment on plans for future Civic Center expansion projects, including
but not limited to, office space and residential units. Support renovations and additions
to cultural and entertainment facilities at the Civic Center.
See NH-86a (Civic Center Design).
Neighborhood Circulation
NH-88. Sonoma Marin Area Rail Transit (SMART) Station.
If rail service is initiated, sSupport construction of a Civic Center SMART station.
Encourage a plan that provides high density housing, bus transit connections, a
parking lot, and incorporates pedestrian facilities and bicycle access (including bike
storage facilities) consistent with the San Rafael Bike and Pedestrian Master Plan.
NH-88a. Transit-Oriented Development. Work with SMART, Marin County, Golden
Gate Bridge Transit District and other transit providers to prepare a site -specific design for
a transit-oriented development with housing in the vicinity of the rail station.
Responsibility: Community Development
Timeframe: Long Term
Resources: General Fund, Grants
NH-88b. Safe Walkways and Bikeways. Encourage the provision of lighting and
sidewalks to ensure safe and attractive walkways and bikeways from the transit center, on
both sides of Civic Center Drive, to the Northgate area.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
NH-89. Bicycle and Pedestrian Walkway.
Provide a continuous walkway from the Civic Center to McInnis Park along the
railroad, consistent with the San Rafael Bike and Pedestrian Master Plan.
See C-24a (North San Rafael Promenade), C-27a (Implementation) and C-27b
(Prioritizing Pedestrian Improvements).
NH-90. Bus Pads.
Improve the safety for transit riders walking and biking to the bus pads on Highway
101 at Freitas Interchange.
NH-90a. Improved Pedestrian Safety at Bus Pads. Work with Golden Gate Transit to
provide for safer bus pad locations and design.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
NH-91. Bike Path.
Create a bike path between Dominican/Black Canyon and the Civic Center, from Villa
Avenue to San Pablo Avenue, along Highway 101.
See C-26 (Bicycle Plan Implementation), C-27 (Pedestrian Plan Improvements).
100 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-92. North San Rafael Promenade.
Support construction of the terminus of the Promenade to Civic Center Drive as
described in the North San Rafael Vision Promenade Conceptual Plan.
See C-27 (Pedestrian Plan Improvements), C-24a (North San Rafael Promenade).
COUNTRY CLUB
The Country Club Neighborhood is primarily an
unincorporated area of the City featuring large single-family
homes on hillside lots. The incorporated portion of the
neighborhood, located along the San Rafael Creek, is
developed with single-family homes and condominiums.
NH-93. Marin Yacht Club Tennis Courts
Site.
Encourage the retention of needed recreation uses. Any
future reuse of the site should be residential, compatible
with the surrounding neighborhood.
See LU-2a (Development Review).
DOMINICAN/BLACK CANYON
The Dominican-Black Canyon neighborhood is primarily
developed with single-family homes, a number of which are
historic and unique in character, as well as some duplexes
and condominiums. The neighborhood is defined by its
large and abundant trees, landscaped yards, and generally
forested character. Residents of the neighborhood enjoy a
pleasant residential setting and wealth of outdoor beauty.
The Dominican hills and Barbier Park/Gold Hill, which form
the northern and eastern boundary of the neighborhood,
feature native landscape and trails that provide spectacular
views of the City and surrounding area. Creeks also provide
important natural riparian habitats. Highway 101 and its
sound walls form the western boundary of the
neighborhood.
Within the neighborhood, there are two long-standing
community institutions. The Convent of Dominican Sisters
has been located here since 1889, and in 1915 the sisters
opened what was later to become Dominican University.
Recent Master Use Permit approvals for the University have
resulted in upgrades to existing facilities, including
landscape and parking lot improvements, and the
construction of student housing and a recreation center
featuring a gym and a pool. The Marin Ballet, Marin Tennis
Club, and Coleman School are also located within the
neighborhood boundaries.
V i s i o n o f
D o m i n i c a n / B l a c k C a n y o n
Preserve and enhance the residential and
historic character of the neighborhood and its
natural habitats. Little change is expected in
the neighborhood. While the neighborhood is
virtually built-out, new residential development
may occur primarily on the remaining vacant
or subdivided lots. Long-standing priorities for
the residents include developing a
neighborhood park and playground
opportunities; minimizing impacts of University
facilities, activities and events on surrounding
residential areas; and reducing the impact of
the freeway on the neighborhood, including
installation of landscaping and sound
reduction material along the freeway sound
wall.
The Dominican University Master Use Permit
allows for the future construction of a chapel, a
science and technology building, parking
areas and a new soccer field. Additional
student and staff housing may also be needed
in the future.
V i s i o n o f
C o u n t r y C l u b
Country Club, located in an unincorporated
area of the County, is one of San Rafael’s
older neighborhoods, and is not expected to
change much. Annexation of some properties
into the City may occur consistent with LAFCO
policies.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 101
Neighborhood Economy and Culture
NH-94. Dominican University.
Construction of new facilities at Dominican University should be consistent with the
approved Master Use Permit, including the Events Management Plan contained
therein and any subsequent approvals. Require a Use Permit Amendment for any new
housing units. Impacts of University facilities, activities and events on the residential
neighborhood should be minimized. Continue to foster a cooperative relationship
between the University’s students, faculty and visitors and neighborhood residents
through efforts such as the Dominican University Neighborhood Advisory Committee.
NH-94a. Dominican University. Monitor compliance with the Master Use Permit and
Events Management Plan, and amend as necessary. As needed, participate in the
Neighborhood Advisory Committee process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Fees
NH-94b. University Housing. Amend the Zoning
Ordinance to allow residential uses.
Responsibility: Community Development
Timeframe: ShortLong Term
Resources: Staff Time
Neighborhood Design
NH-95. Barbier Park/G old Hill.
(Deleted)
Maintain public access to Barbier Park and State and
County Open Space beyond and along “Gold Hill
Grade,” a fire road that is an important community-wide
resource.
NH-95a. Barbier Park/Gold Hill. (Deleted) Redesignate the zoning of the publicly
owned properties to Open Space.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
NH-96. Dominican University Hillside Area.
The largest undeveloped parcel in the neighborhood is the approximately 24 acres of
hillside land owned by Dominican University (located east of the campus). This area
is mostly very steep, is heavily wooded, contains a significant riparian area and
provides an important and heavily used fire road connection between the Country
Club neighborhood and the Gold Hill/Barbier Park open space. Any future University
use of this area should be planned through an amendment to the University’s Master
Use Permit. The permitted density should reflect the significant site constraints.
NH-96a. Development Review Process. Through the development review process, apply
the Hillside Design Guidelines to design of housing at the site. Involve the neighborhood
in the planning and review process of proposed development.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time, Fees
Dominican
University
opened in 1917.
102 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
NH-97. Park or Recreation Facilities .
Pursue opportunities to provide a neighborhood park
and/or recreation facilities in Dominican/Black Canyon.
See PR-9a (New Parks).
NH-98. Freeway Sound Wall .
Encourage Caltrans to maintain landscapinge along the freeway sound wall and to
incorporate sound-deadening technology.
NH-98a. Freeway Improvements. In reviewing plans for freeway projects, encourage
adequate landscaping and use of sound-deadening materials on the sound wall and/or the
roadway surface.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
See N-6f (Widening of US 101 and 580).
Neighborhood Circulation
NH-99. Dominican University Traffic and Parking.
Minimize traffic and on-street parking impacts of Dominican University activities and
events on surrounding residential areas and assure that appropriate on-campus parking
is provided.
See NH-94a (Dominican University) and C-31 (Residential Area Parking).
FAIRHILLS
The Fairhills neighborhood, located in central San Rafael, is
primarily developed with large, single-family homes on hillside
lots. The Neighborhood 13/14 Plan was adopted for Fairhills
and Sun Valley in 1980 and became the precursor for the
City’s Hillside Design Guidelines that were adopted in 1991.
Other features of the neighborhood include the Red Rock
Quarry, a visually significant topographic feature, and the
Marin Academy, a major and historic feature of the
neighborhood. Boyd Park provides recreational opportunities
for residents of the neighborhood.
Neighborhood Homes
NH-100. New Development.
Retain the existing character of the neighborhood, including both historic homes and
the natural setting, by:
Maintaining the authentic historic value and ambiance of the neighborhood’s older
housing,
Assuring that new development and significant remodeling respect and enhance
the character of surrounding housing, and
Protecting hillside areas by clustering new development where appropriate to
maximize open space preservation and by carefully evaluating the location, size
V i s i o n o f F a i r h i l l s
This neighborhood, essentially built-out,
may see the future development of
single-family homes on the few vacant
hillside lots. Marin Academy will
continue to upgrade its facilities.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 103
and height of new structures, road design and adequacy for safety vehicles,
grading, structural foundations, surface and sub-soil drainage, excavation,
earthfills, and other operations, in order to avoid buildings which are excessively
visible or out of scale, soil erosion, scarring of the natural landscape, obstruction
of scenic vistas from public vantage points, or loss of natural vegetation and
wildlife habitat.
NH-100a. Development Review Process. Through the development review process,
apply the Hillside Design Guidelines to the design of new housing.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
FRANCISCO BOULEVARD WEST
Since the early 1980s, the Francisco Boulevard West
commercial area has benefited from significant large-scale
development such as Toys R Us and Borders Books and
Shamrock (CompUSA) retail centers, and Sonnen Motors.
These specialty retail uses are important because they are
major sources of retail sales tax revenue for the City.
Retention of the existing industrial areas (between
Woodland and the freeway frontage parcels), given the lack
of replacement industrial areas in San Rafael and the
importance of such uses to San Rafael's economy and job
base, has been, and will continue to be, an important
planning issue in this neighborhood. The Francisco
Boulevard West area is predominantly developed with auto,
building related, specialty retail, and
manufacturing/wholesale uses. The area is also the oldest
industrial area in the City.
Completed in 1998, the Andersen Drive Extension
improved the area’s accessibility and provided important
new links between East San Rafael, Francisco Boulevard
West, and Downtown. The Francisco Boulevard West
neighborhood is adjacent to the residential areas of Picnic
Valley, California Park and Bret Harte, along Woodland
Avenue.
Neighborhood Economy and Culture
NH-101. Industrial Uses.
Protect and concentrate building industry and automotive
service industry land uses which are currently located in
this area due to the area's central Marin County location and
lack of alternate locations south of Puerto Suello Hill. The
most appropriate locations for such uses are on both sides
of Andersen Drive south of Mahon Creek. Protect and
maintain availability of sites for existing building industry
land uses important to San Rafael's economy and needed
for the convenience of its residents and businesses.
V i s i o n o f
F r a n c i s c o B l v d . W e s t
Improving the appearance of the area as
an attractive entryway to the City and
from surrounding neighborhoods will
continue to be a City priority in this area.
The Highway 101 widening project has
resulted in acquiring and consolidating
private properties along Francisco
Boulevard, eliminating older buildings,
and will offer opportunities for a sidewalk
and consistent landscape treatment
along Francisco Boulevard.
Encourage preservation of existing
industrial (including light industrial) uses,
except along the Highway 101 frontage,
where redevelopment of sites with high
tax generating, specialty retail uses
need highway visibility. Retention of the
auto and building related services will
continue to be important because they
are found primarily in the City’s
Francisco Boulevard West and the
Canal neighborhoods. This industrial
area is unique because the properties
are medium sized, and are typically
occupied with a single tenant in a
building that cannot be duplicated under
current development standards. Street
tree programs and project design review
address the need to improve the
appearance of industrial uses near
neighborhoods and along major
transportation corridors.
104 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
See LU-9a (Nonresidential Zoning), LU-15a (Land Use Compatibility), LU-17a (Building
and Automotive Services), LU-18a (Retail and Service Uses in Industrial and Office
Areas), EV-2a (Business Retention) and EV-8a (Industrial Zoning).
NH-102. Industrial Area and Design Improvement.
Upgrade building design and landscaping as redevelopment or remodeling occurs.
Evaluate the design of projects considering views from the Bret Harte neighborhood,
the proposed rail transitway, and Andersen Drive, with particular attention paid to
rooftop design and screening of mechanical equipment. New building facades facing
Andersen Drive and the proposed rail transitway should be given design attention
equal to that of any front façade.
NH-102a. Development Review Process. Use the development review process to
encourage design and use consistent with this policy.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
NH-103. Specialty Retail Uses.
Upgrade and redevelop portions of the Francisco Boulevard West area visible from
Highway 101 with specialty retail commercial uses that can capitalize on the Highway
101 frontage and visibility, while minimizing traffic impacts. Specialty retail uses
include automobile sales, bulk retail sales, region-serving retail uses, and hotels.
Encourage relocation of manufacturing and storage uses from highway frontage
locations, and consolidation of parcels for greater design flexibility
NH-103a. Development of Properties along Highway
101. For properties visible from Highway 101 where
significant redevelopment and upgrading is needed, assist
cooperative development efforts among property owners to
assemble individual parcels.
Responsibility: Community Development,
Economic Development
Timeframe: Ongoing
Resources: Fees
See LU-2a. (Development Review).
NH-104. Existing R etail Centers
Upgrade.
Facilitate the upgrade of existing retail centers (Graham
and Rice Centers) at the crossroads of Andersen Drive,
Highway 101 and the future transitway with improved
parking, access, landscaping and building design improvements (including rooftop
screening), in keeping with their key entryway location.
NH-104a. Development Review Process. Use the development review process to
encourage design and use consistent with this policy. Provide assistance in assembling
lots at shopping center sites located at the crossroads of Andersen Drive, Highway 101 and
Francisco Blvd. West where these actions would result in substantial upgrading of the
properties and redevelopment with desired uses.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
See LU-9 (Intensity of Nonresidential Development).
The Andersen Drive
and Francisco Blvd.
area is at the
crossroads of
highways 101 and
580.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 105
NH-105. Unused Portions of the SMART Right -of-Way.
Encourage use, while ensuring protection of any adjacent wetland habitat, of the
unused portions of the SMART right-of-way, including the section between
Downtown and the Larkspur ferry terminal, to facilitate desired redevelopment of
adjacent parcels and an easement for the North-South bikeway.
NH-105a. Development Review Process. Use the development review process to
encourage design and use consistent with this policy. Provide assistance in assembling
lots where these actions would result in substantial upgrading of the properties and
redevelopment with desired uses.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
NH-106. Land Uses Near Residential Areas.
Design new or redeveloped properties facing Woodland Avenue to create a transition
between residential uses west of Woodland and heavier industrial uses in the area.
Encourage light industrial uses that minimize adverse impacts. Give special attention
to landscape screening of buildings and outdoor storage and to screening rooftop
equipment given rooftop visibility from higher elevations.
NH-106a. Development Review Process. Use the development review process to
encourage design and use consistent with this policy.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
NH-107. Office Uses.
Discourage office uses except for existing small office uses and those that are
ancillary to retail or industrial uses. New office complexes shall not be allowed.
See LU-2a (Development Review).
Neighborhood Circulation
NH-108. Entries into Bret Harte Neighborhood.
Encourage better landscaping, pedestrian sidewalks and building façade upgrades on
major streets leading into the Bret Harte neighborhood, including Woodland Avenue,
Irwin Street, Lovell Avenue, Lindaro Avenue and DuBois Street.
See LU-2a (Development Review).
NH-109. Andersen Drive Access.
Continue to minimize vehicular access points to Andersen Drive to maintain
maximum traffic flow.
See LU-2a (Development Review).
NH-110. Highway 101 Widening Project.
Improve the appearance of the area as an entryway from Highway 101. Provide a
consistent landscape treatment along the frontage road, including large street trees and
landscape berms to screen parking areas.
See LU-2a (Development Review).
106 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
GERSTLE PARK
Gerstle Park developed as San Rafael’s first residential
neighborhood in the 1800s. The neighborhood in the 19th
century included summer homes for wealthy San Franciscans
who used these dwellings only a few months of the year. The
early 1900s saw the development of working class bungalows
and Arts and Crafts homes, many of which have survived.
Located south of, and adjacent to, San Rafael’s downtown
business district, the neighborhood’s northern boundary is
formed by the transition of commercial to residential land use. A
mix of housing including single-family, duplex and multifamily
units has been built on the flat portion of the neighborhood. The
residential density and architectural character of the
neighborhood was altered in the 1950s and 1960s when some
of the older, historic homes were replaced by apartment
buildings. However, the area still retains one of San Rafael’s
largest concentrations of Victorian and turn-of-the-century
homes. The Gerstle Park neighborhood has one of the highest
residential housing densities in San Rafael. The neighborhood
includes the six-acre Gerstle Park, Short School Elementary
School and a mixture of residential architectural styles.
Neighborhood issues that need to be addressed are traffic problems such as lack of
parking, excessive speed and protection of neighborhood streets from the impacts of
through-traffic, adequate drainage, maintenance of streets and sidewalks, historic
preservation, and private property maintenance.
Neighborhood Homes
NH-111. New Development.
Preserve and enhance the residential and historic character of the Gerstle Park
neighborhood by:
Protecting the existing mixed residential area, strictly limiting rezoning to
higher densities,
Prohibiting additional nonresidential development in Gerstle Park except as
allowed in zoning regulations,
Protecting hillside ridges and the visual backdrop of the ridges fringing the
neighborhood,
Preserving historic homes by encouraging new development or significant
remodels that enhance the historic architectural character of the neighborhood,
Requiring that adjacent Downtown land use designations and developments are
compatible with and do not negatively affect the neighborhood and that sensitive
transitions occur where Downtown development abuts neighborhood residences.
NH-111a. Development Review Process. Use the development review process to
encourage design and use consistent with this policy.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
See NH-1a (Neighborhood Planning Process), CD-10b (Compatibility of Patterns), CA-13a
(Inventory Update) and CA-13b (Preservation Ordinance).
V i s i o n o f
G e r s t l e P a r k
Gerstle Park is a unique, historic and
walkable neighborhood in close
proximity to Downtown. It is essentially
built-out and will remain a very diverse
and active residential neighborhood with
relatively little change. Opportunities
should be taken to visually upgrade or
replace apartment buildings to be more
compatible with the historic
neighborhood design character,
preserve historic structures and
architectural character, reduce impacts
of through-traffic on neighborhood
streets, and restore adequate parking on
neighborhood streets.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 107
Neighborhood Design
NH-112. Architectural Design.
Preserve and enhance the distinctive design character of the
neighborhood, including historic design features.
See Community Design and Historic Preservation programs.
NH-113. Albert Park.
Improve the street façade and entryway of Albert Park.
Consider the addition of a public pool.
See PR-7a (Community Park Improvements) and PR-11b
(Public Pool).
NH-114. Mahon Creek.
Preserve and enhance Mahon Creek.
See CON-8a (Creek Restoration), CON-8b (Tree Retention)
and LU-2a (Development Review).
Neighborhood Circulation
NH-115. Pedestrian Linkages and
Landscaping.
Improve bicycle and pedestrian linkages and landscape treatment of major entry roads
from the Downtown area, such as B, C, and D Streets.
NH-115a. Pedestrian Improvements. Provide landscaping improvements along B, C
and D Streets.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
See C-26a (Bicycle Plan Implementation).
GLENWOOD
The Glenwood neighborhood, located along the Point
San Pedro Peninsula, is developed with single-family
homes. The open space hills above the housing
developments constitute about 50 percent of the
neighborhood land area and are adjacent to China Camp
State Park. Most of the homes are part of the same
development so they share similar characteristics and
architectural style. Centers within the neighborhood
include Glenwood School and Victor Jones Park.
V i s i o n o f G l e n w o o d
This neighborhood is a built-out community,
which will remain developed with single-family
residences. Very little change is anticipated.
Gerstle Park is
known for its many
well -preserved
older homes .
108 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Lincoln/San Rafael Hill
Lincoln Avenue, a transportation artery for San Rafael, bisects the neighborhood. The
street connects north and central San Rafael via Los Ranchitos Road over Puerto
Suello Hill. The mixed-use neighborhood, one of the oldest neighborhoods in San
Rafael, consists of single-family homes, apartments, condominiums, offices, hotels,
social services, and a neighborhood delicatessen. These uses serve a diverse
population. Many offices along Lincoln Avenue are converted single -family homes
from the 1980s. Buildings in the Lincoln Neighborhood have a variety of architectural
styles. Boyd Park provides recreational opportunities for the residents. Planning
issues in the neighborhood are traffic congestion, traffic speed and safety, parking on
hillside streets, and limited parking along Lincoln Avenue.
Neighborhood Homes
NH-116. L incoln Avenue.
Maintain low-density development in the hillside areas, consistent with the existing
density and environmental constraints. Allow higher density residential development
along Lincoln Avenue between Hammondale Court and Mission Avenue given its
good access to public transit. Promote lot consolidations to achieve higher densities
while providing adequate on-site parking and circulation
and minimizing ingress/egress to Lincoln Avenue;
minimize additional office conversions of residential sites;
maintain 15-foot setbacks and street trees as corridor
amenities to provide a landscaped streetscape. The
following are more specific policies for Lincoln Avenue:
a. Promote high-density residential development along
Lincoln Avenue, consistent with its existing character
and good access to public transit. Encourage
redevelopment of these sites for residential use,
consistent with the surrounding neighborhood.
Encourage lot consolidations to achieve more efficient
redevelopment project designs. Encourage
underground parking for any new or substantial
redevelopment project along Lincoln Avenue.
b. Prohibit additional office conversions of residential
units in residential/office areas except for mixed
office/residential projects where the same or additional
residential units are provided. Prohibit retail uses.
c. Design all new projects and substantial remodels in
accordance with Noise Element policies.
d. Require setbacks and other project design features that
visually reduce the wall effect along Lincoln Avenue.
Encourage underground parking in new development
to reduce building mass and height.
See N-1a (Neighborhood Planning Process).
NH-117. Neighborhood Park. Pursue opportunities to provide a
neighborhood park in the Lincoln/San Rafael Hill neighborhood.
See PR-9 (New Parks).
V i s i o n o f
L i n c o l n / S a n R a f a e l
H i l l
The future vision of the Lincoln-San Rafael
Hill neighborhood is a balanced approach
to addressing the area’s unique issues.
The neighborhood is zoned as a mixed-
use area of single-family homes,
apartments, condominiums, offices,
rehabilitation facilities and businesses. The
area has a variety of architectural styles
and history with a relatively dense and
diverse population. Perspectives reflecting
the future of this Neighborhood have to
include the hillside areas of San Rafael Hill
with those along Lincoln Ave. This
neighborhood may also experience limited
infill development along Lincoln Avenue
with the redevelopment of single-family
home lots, a nursery and existing motels.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 109
LOCH LOMOND
The Loch Lomond neighborhood is primarily developed with single-family homes on
hillside lots or lots along the Bay. The hills above the neighborhood provide hiking
trails and access to Harry A. Barbier Memorial Park.
The neighborhood is home to the Loch Lomond Marina
and Shopping Center. This extraordinary site includes
neighborhood-serving shops and a market, but is
primarily a 550-slip marina. The long breakwater offers
unique pedestrian access along the bay front and striking
views of the San Francisco and San Rafael bays, San
Rafael-Richmond Bridge, Mt. Tamalpais, and the Marin
Islands National Wildlife Refuge – artists are drawn to the
site to capture the Bay vista. To the east and west of the
site are wetlands that support all manner of wildlife. The
marina includes boat slips, a yacht club, a public boat
launching facility, boat storage, and a restaurant.
Neighborhood Design
NH-118. Loch Lomond Marina.
Retain the Loch Lomond Marina uses, and enhance recreational use of the marina
waterfront. Preserve and improve access to the marina and the water’s edge as a
welcoming place for the public to enjoy the boating activities and the waterfront. As the
focal point of the site, the marina shall continue to be a distinct, accessible area. If the
property owner proposes to redevelop the site, create a
beautiful waterfront development that maximizes the
site’s location facing San Francisco Bay, consistent with
the following guidelines and requirements:
a. Land Use. Encourage a mixed-use development that
includes all of the following land uses:
Marina and marina-support facilities, with boat
berths, a public boat launch, day use boat trailer
parking, a yacht club, boat retail and services,
amenities for boaters, restaurant and shops, and
parking. Sufficient dry boat storage to meet the
needs of local residents should be retained.
Waterfront-oriented recreation along the marina,
spits and breakwater. Recreational activities
include picnicking, kite flying, walking, biking,
fishing, bird watching, and enjoying the views. For example, bird-watching and
fishing opportunities should be enhanced. Access for fishing should be provided
in a way that extends a welcome to visitors.
Neighborhood-serving commercial uses that meet the needs of residents and
visitors in the area should be included for their convenience and for trip
reduction.
Residential, with a mix of housing types, that meets design and housing
objectives. To increase the affordability of market-rate units, a majority of the
V i s i o n o f L o c h L o m o n d
The Loch Lomond Shopping Center and
Marina may be redeveloped to feature
neighborhood-serving and marine-related retail
and service uses including a market,
neighborhood serving offices, residential units,
and a restaurant. The marina should continue
to feature boat slips, a yacht club and a public
boat launching facility. Redevelopment of the
site will protect the existing marsh and wetland
areas and will be designed to be compatible
with the surrounding residential uses.
Loch Lomond
Marina could be
improved to
provide better
community
amenities.
110 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
dwelling units on the property shall be attached housing and/or small single-
family homes. The different types of housing should be integrated into one
neighborhood, and should be designed to be compatible with the marina and
recreational uses. Because of the limited area for marine uses on the site,
residential use is not allowed in the Marine Related District. In order to
accommodate the optimal site plan for the marina and housing, the land use
district boundaries on the site shall be considered approximate and may be
adjusted through the master plan for the Planned District zoning.
b. Site Design. Achieve an extraordinary design in an innovative development that
enhances the neighborhood, San Rafael, and the bayfront. New development should
draw inspiration from the marina and waterfront, provide a community gathering
place with neighborhood shopping and recreational opportunities, and include
attractive housing, consistent with the following guidelines:
1. Views of the marina and waterfront should draw people into the site and retain
their value to the surrounding community.
The view to the waterfront down the entryway into the site at the Lochinvar
intersection is the major public view corridor. To enhance this corridor and to
achieve an open, welcoming and inviting entrance to the marina, this corridor
may include street right-of-way, open space and parking. Buildings adjacent
to the view corridor should be lower scale, or incorporate larger setbacks or
stepbacks of upper floors.
The frontage along Pt. San Pedro Road should be warm and welcoming,
encouraging access through the site’s principal entryway.
Buildings should be carefully sited and designed to enhance or minimize
impacts to views of the Bay, the Marin Islands, wetlands and the marina.
2. Improved pedestrian and bicycle access through the site to the marina and
breakwater should be part of the site’s design.
3. A recreational area along the waterfront should be included to differentiate the
marina functions from the new neighborhoods. This public area shall serve as a
community-gathering place, and provide activities accessible to children and
adults both in the immediate neighborhood and in the surrounding area. A play
area with playground equipment suitable for preschool and elementary school
ages, with a water play feature, is recommended, and an active recreational area
such as a sports court (i.e., bocce ball or volleyball) is desired.
4. The streets and alleyways should be designed for slow driving speeds, and there
should be an enhanced transit stop on Pt. San Pedro Road.
NH-118a. Project Design and Review.
a. Require early conceptual design review by the Design Review Board and the Planning
Commission. Encourage applicants to present alternative proposals for conceptual
review in that design review.
b. Prior to submitting a proposal, the property owner must confer with Federal, State and
local agencies (such as Bay Conservation and Development Commission, Association
of Bay Area Government’s Bay Trails Project, U.S. Fish and Wildlife) with
responsibility for the Bay.
c. The neighborhood residents and homeowner associations shall be informed and
consulted on major design issues throughout the process.
d. Require a mixed-use parking analysis to establish adequate parking requirements;
require photomontage analyses as part of the evaluation of view impacts; and, require
a wetlands delineation.
d.e. Carry out the Village at Loch Lomond mixed-use development project approved in
2007, which was designed to address the recommendations of this progr am.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 111
NH-118b. Common Area Maintenance. Continue to maintain publicly-
accessible parks, shoreline areas and marina green through resources
provided by development within the established Mello-Roos (assessment)
district. As part of the development proposal, require a reliable and efficient
means to maintain common areas.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
NH-118c. Bird-watching. Facilitate the implementation of approved
projects that include permanent open space areas and provide viewing areas
and signage for bird-watching. Encourage the developer to provide a
viewing pavilion and interpretive display for birdwatchers, and to consult
with the Tiburon Audubon Center (Lyford House) about the possibility of
establishing a satellite operation at Loch Lomond, as well as
recommendations on needed facilities. \
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
LUCAS VALLEY
This 1,629 acre unincorporated neighborhood is developed with single-
family homes on large lots and incidental retail. With more than 50
percent of the neighborhood located in an open space reserve, the
population density is low at 1.22 persons per acre. The Lucas Valley
Open Space Preserve is located above the developed portions of the
neighborhood.
MARIN ISLANDS
The East and West Marin Islands in the San Rafael Bay both have
land use designations of Hillside Resource Residential but are
uninhabited. The Islands are noted for their visually pleasing appeal,
especially during the bird-breeding season. They are preserved for
wildlife habitat as the Marin Islands National Wildlife Refuge and State
Ecological Reserve.
NH-119. Marin Islands.
Oppose development of either Maintain islands as open space, except
for that activities necessary for monitoring or enhancement of the
wildlife habitat and which does not degrade the habitat may be
allowed. Encourage removal of existing buildings.
NH-119a. Rezone Marin Islands. (Deleted) Rezone the Marin Islands to
Open Space.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
MARINWOOD
The Marinwood neighborhood is located in an unincorporated portion
of the San Rafael Planning Area. The neighborhood is a single-family
V i s i o n o f
M a r i n w o o d
Marinwood is in an
unincorporated area of the
County. The Daphne site,
located west of Highway 101
next to the Lucas Valley off-
ramp, is a property zoned for
residential development.
The City and County have
entered into an agreement
whereby the City will not
seek to annex the property
and proposed development
will occur within the County.
This agreement seeks
dedication of the right-of-way
for completion of the freeway
off-ramp and maintenance of
the City’s traffic standards.
V i s i o n o f
M a r i n I s l a n d s
Preservation of the Marin
Islands is essential to the
community of San Rafael
and therefore will remain
uninhabited.
V i s i o n o f
L u c a s V a l l e y
Apart from the County’s
approval of office space at
the Lucasfilm properties,
this area, located in an
unincorporated area of the
County is not expecting any
major development projects
during the San Rafael 2020
planning period.
112 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
community with incidental retail. The Marinwood Community Center and the adjacent
Marinwood Open Space provide recreational opportunities for residents of the
neighborhood.
Neighborhood Homes
NH-120. Da phne Property.
Development of the property should be at densities consistent with Hillside
Residential. Development shall be clustered to minimize impacts. Proposed
development shall provide noise setbacks consistent with City standards, retention of
community-wide visual resources, including preservation of hillside and ridgeline
views, and creek side setbacks. Consistent with prior agreements with the County,
annexation shall not be required, although development must receive approval of
traffic allocation from the City. Land needed for planned highway interchange
improvements should be acquired, ideally through
the development review process.
See LU-7 (Land Use Planning in Surrounding
Jurisdictions).
MONTECITO/HAPPY VALLEY
The area known as Montecito/Happy Valley is one of
San Rafael’s oldest neighborhoods. Today, most of
the area is built out. There have been numerous
upgrades, including a late 1980s remodel of the
Montecito Shopping Center with a new front facade
and a walkway along the San Rafael Canal.
The area offers a wide variety of housing, business
opportunities and community services. The
residential area contains many large historic homes
(several of architectural significance), cottages,
duplexes and diverse apartments, as well as being
home to San Rafael High School. The
neighborhood’s commercial anchor is Montecito
Shopping Center, one of San Rafael’s larger centers,
complete with a canalfront walkway. There are two
community supermarkets on Third Street. Along Irwin
Street, a gateway to San Rafael, several large office
buildings offer businesses a high profile to
commuters on Highway 101. Fourth Street provides
a commercial link to Downtown with a wide range of
office, service and retail uses. In addition, many
social service agencies make their home in
Montecito because of the easy accessibility to the
rest of San Rafael.
V i s i o n o f M o n t e c i t o /
H a p p y V a l l e y
In the year 2020, our distinct neighborhood
is a beautiful and desirable place with
a diversity of architecture and
a variety of uses
within easy walking distance.
There are central gathering places
where people meet each other to visit
and hold events.
Our pleasant, tree shaded, narrow streets
are safe to walk and drive along
and we see fewer cars.
We are a community which
works together
to keep our neighborhood secure,
clean and attractive,
and to celebrate our diversity
(From Montecito/Happy Valley Neighborhood Plan)
Future land uses should be stabilized to keep the
existing mix of uses, with zoning to protect the existing
uses and to minimize additional development. There is
satisfaction with the mix of retail, service, office and
other uses in the commercial areas. The High School's
bus and maintenance yard site on Union Street may
become housing, also meeting the neighborhood's
goals for a new outdoor gathering place and improving
the appearance of Union Street while minimizing
adverse impacts to the neighborhood. There are
several opportunities for adding and improving
gathering places and for better recreational
opportunities, particularly at the High School.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 113
Neighborhood Homes
NH-121. Mix of Housing.
Preserve the current mix of single family, duplex, medium and high density housing in
the residential areas.
See LU-14a (Land Use Compatibility).
NH-122. San Rafael City School’s Corporation Yard on
Union Street.
Encourage the redevelopment of the School District's bus/maintenance yard with
attractive multifamily housing for seniors and/or school district staff. Neighborhood
childcare should be retained on the site. The project should also include a children’s
playground designed for use by the residents and the neighborhood. Development of this
site should improve and retain views from the end of Fourth Street to the façade of the
San Rafael High School building.
See LU-2a (Development Review).
Neighborhood Economy and Culture
NH-123. Commercial areas.
Retain existing mixed-use land categories and zoning districts in the commercial
areas. Consistent with these districts, encourage active ground floor and retail uses on
Fourth Street.
See LU-2a (Development Review).
NH-124. Improved Recreation.
Create and improve neighborhood recreational opportunities and facilities.
NH-124. Neighborhood Park. Provide a neighborhood park with appropriate play
structures and activities for young children. Potential park site locations include the School
District’s corporation yard and the San Rafael High School site, possibly at the south end
of the football field along Third Street or by the tennis courts along Mission Avenue.
Consistent with City recreation policies, should San Rafael High School ever be closed or
sold, attempt to secure the continued public use of existing high school recreation
facilities, and provide neighborhood park facilities.
Responsibility: Community Services
Timeframe: Long Term
Resources: Park In-Lieu Fees, Grants, Dedications
See PR-9a (New Parks).
Neighborhood Design
NH-125. Design Blend.
Continue to provide a blend of architecture styles in the Montecito/Happy Valley
Neighborhood compatible with and retaining the character of attractive older
buildings. Newer buildings should be well designed, blend well with the existing
homes and provide a “pedestrian friendly” street front.
See LU-2a (Development Review).
114 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Neighborhood Circulation
NH-126. Traffic Control.
Enhance and design streets to provide for appropriate traffic control.
NH-126a. San Rafael High School Access. Work with the school district to improve
safety and effectiveness of drop-off areas at San Rafael High School. Encourage continued
communication and cooperation to address improvements to access.Review the design and
implementation of an improved front entrance off Pt. San Pedro Road at San Rafael High
School, as well as safer and more efficient pick-up and drop-off areas including but not
limited to the area in front of the gym.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
NH-127. Fourth Street.
Ensure that Fourth Street provides a “pedestrian-oriented” walking street connection
to Downtown. The Fourth Street view of the High School should be reestablished and
improved with landscaping and fencing.
NH-127a. Fourth Street Enhancement. Through the development review process,
encourage improvements that extend Fourth Street concrete benches/trash can/ landscape/
elegant sign treatment to east end of Fourth Street.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
NH-128. Sidewalk Improvements.
Provide sidewalks that are safe and attractive to walk along.
NH-128a. Sidewalk Improvements. Prepare a Pedestrian Plan, identifying pedestrian
right-of-ways. Using information from the neighborhood, further develop a list of
sidewalks and paths for parts of Park, Jewell, Belle, one side of Union, and along the
perimeter of the High School. Add safe crosswalks and striping where needed for
pedestrian safety, and posting of speed limits on streets such as Grand, Park and Union.
Responsibility: Public Works
Timeframe: Long Term
Resources: Assessment District, Property Owners
NH-129. Neighborhood Parking.
Provide street parking that is convenient and does not dominate the neighborhood.
Require that all new residential developments provide for attractive and adequate off-
street parking.
NH-129a. Neighborhood Parking. To improve parking in the neighborhood, conduct a
parking survey to further evaluate specific parking problems and identify possible
solutions that allow for street parking that does not dominate the neighborhood, such as:
Working with apartment owners to restore parking spaces being used for storage.
Working with property owners to add on-site parking where feasible.
Adding “no parking” signs where street clearance is too narrow for emergency
vehicles to get through.
Evaluating the benefits and drawbacks of a Permit Parking Program, i.e., to limit cars
per unit or to limit nonresident cars.
Considering time-limited parking areas.
Responsibility: Public Works
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 115
Timeframe: Long Term
Resources: Staff Time, Assessment District
NH-130. Commercial Parking.
Require well-landscaped commercial parking lots that are safe and
convenient for pedestrians.
NH-130a. Commercial Public Parking in Montecito. If funding sources can
be obtained, use the development review process to implement this policy. For
example, encourage better use of the easternmost Montecito parking lot by
designing better access from the lot to the shopping center, or requiring
employees to park in this lot.
Responsibility: Community Development
Timeframe: Short Term
Funding: Fees
See LU-2a (Development Review).
MONT MARIN/SAN RAFAEL PARK
The Mont Marin/San Rafael Park Neighborhood
is a suburban neighborhood located in North San
Rafael. Most of the homes in this neighborhood
are owner-occupied. A significant open space
ridge is located along the eastern boundary of the
neighborhood. Jerry Russom Memorial Park is
located along the western boundary of the
neighborhood, providing access to the Terra
Linda/Sleepy Hollow Divide Open Space
Preserve. The Mont Marin/San Rafael Park
neighborhood experiences Highway 101 bypass
traffic, which has decreased since Las Gallinas
Avenue was narrowed to one lane each way to
accommodate new bike lanes.
NORTH SAN RAFAEL
COMMERCIAL CENTER
The North San Rafael Commercial Center
includes the Northgate “Town Center” area, the
Northgate Business Park, and the offices and
YMCA located on Los Gamos Road. The Town
Center area includes the Northgate One
shopping center, the Northgate Mall, and the
Northgate Three Shopping Center. This area is
developed predominantly with retail and office
uses. The Northgate Business Park, located east
of Highway 101, is developed with a mix of office
and industrial uses, providing spaces suited to
small businesses and startup companies that
comprise an important part of San Rafael’s
economy.
V i s i o n o f
M o n t M a r i n /
S a n R a f a e l P a r k
The Mont Marin/San Rafael
Park Neighborhood is
essentially built-out with little
change expected.
V i s i o n o f
N o r t h S a n R a f a e l
C o m m e r c i a l C e n t e r
One of the key concepts in Vision North San Rafael is the
development of a “town center” in the heart of the
Northgate commercial area.
As described in the Vision:
A “town center” is a focal point where the values and
history of the community are expressed and supported,
where community identity is strengthened and
neighborhood cohesion is fostered. It is a place where
residents and workers can gather—formally and
informally—to share community life. The Town Center will
have public art, a wide variety of unique shops, many
places to eat, and a number of entertainment options.
Our town center will be a major destination point on the
promenade, a place where everyone feels welcome,
something is always happening, and strolling is a
pleasure. It will also include one of North San Rafael’s
principal gathering places—in the form of a town square!
Over time, the Town Center would change, expand and
evolve to become the heart of the North San Rafael
community.
The priority actions for the Town Center are to create a sense of
enclosure, pedestrian-scale and easy accessibility and to
provide high quality retail stores for local residents as well as the
broader community.
116 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
This area also includes a variety of housing including “starter” condominiums,
apartments, medical facilities and senior residential care facilities. The largest vacant
property in this neighborhood is the former Fairchild Semiconductor site, approved for
an industrial/office project. The Merrydale Overcrossing and Freitas Parkway provide
pedestrian, vehicle, and bike connections between the two sections of the
neighborhood. The north fork of Gallinas Creek flows through this area from along
Freitas Parkway to the wetlands bordering McInnis Park.
Neighborhood Economy and Culture
NH-131. North San Rafael Town
Center.
Create an attractive, thriving heart for the North San
Rafael community: a centerpiece of commerce and
activity with a diversity and synergy of activities for
all ages.
See LU-2a (Development Review).
NH-132. Town Center Activities.
Create a Town Center with high quality retail stores
for local residents as well as the broader community.
Broaden the appeal of the Town Center area by
improving pedestrian traffic, increasing the number
of local shoppers, and attracting a mix of high quality
stores, entertainment, and services.
a. Encourage a distinctive commercial niche for the Town Center consistent with the
area’s characteristics.
b. Encourage a variety of stores and services to foster local patronage. Examples
include a library; restaurants; a produce market; and music, book, family clothing,
housewares, and variety stores.
c. Encourage upgrading of anchor stores and specialty stores.
d. Support an additional high quality retail anchor store if necessary for economic
vitality, consistent with traffic circulation.
e. Support nightlife activities, such as a late-night restaurant, diner or coffee shops
that harmonize with existing theaters and cultural activities.
See LU-2a (Development Review).
NH-133. Northgate Mall.
Revitalize the economic health of the Northgate Mall and surrounding business areas.
Encourage efforts to revitalize and expand Northgate Mall, including improving the
mix of activities and the quality of shops, and upgrading the appearance of the
buildings and landscaping, while maintaining a scale consistent with the surrounding
community and not exceeding infrastructure capacity. Allow the addition of
residences, maximize the potential for affordable housing, and incorporate promenade
improvements as described in the North San Rafael Promenade Conceptual Plan in
any substantial rehabilitation or expansion of the mall.
See LU-2a (Development Review) and C-24a (North San Rafael Promenade).
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 117
NH-134. Outdoor Gathering Places.
Encourage outdoor public places that support activities and facilities that will
encourage people to gather (such as outdoor cafes with music, entertainment for
children as families dine and shop, and periodic cultural and arts events), promote a
public plaza, a small music venue, and/or a children’s feature, and provide outdoor
cafes, sidewalk restaurants, or other uses that provide outdoor seating.
See LU-2a (Development Review).
NH-135. Incentives.
Provide planning incentives for uses that will enhance the Town Center, including
retail, office, housing, and community services. Allow a height bonus of two stories
for affordable housing.
NH-135a. Development Review Process. Through the development review process,
encourage improvements consistent with this policy. For example, encourage flexibility in
design of retail to incorporate features, such as plazas, pedestrian walkways,
entertainment, cultural events, and other community services. Foster partnership among
property owners, business owners, community residents, and government agencies to plan
and implement future development and changes.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
See LU-13 (Height Bonuses).
NH-136. Design Excellence.
Assure quality of design by supporting
policies that encourage harmonious and
aesthetically pleasing design for new and
existing development. Upgrade and
coordinate landscaping, signage, and
building design in the Town Center area, as
well as improving building and
landscaping maintenance.
See LU-2a (Development Review).
NH-137. Northgate Business
Park.
Protect and maintain existing industrial
uses and industrial sites that are important
to San Rafael’s economy and needed for
the convenience of its residents and
businesses. Allow uses such as delis and
copy shops that serve businesses and
employees in the area.
See LU-2a (Development Review).
Las Gallinas
Avenue could be
‘main street’ for
North San
Rafael .
118 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Neighborhood Design
NH-138. Indus trial Uses and Design Improvement.
Upgrade building design and landscaping with new construction and remodeling
projects, particularly along Redwood Highway. Evaluate the design of projects
considering the views from Highway 101, with particular attention paid to rooftop
equipment and screening of mechanical equipment.
See also I-4 (Utility Undergrounding) and LU -2a (Development Review).
Neighborhood Circulation
NH-139. Pedestrian and Bicycle Safety and Accessibility.
Improve access and bicycle/pedestrian connections between Northgate One, the Mall
at Northgate and Northgate Three.
NH-139a. Promenade and Other Improvements. Through the development review
process, encourage improvements consistent with this policy. Considerations include:
1. Support routing of the North San Rafael Promenade in the Town Center area to
include safer and more convenient pedestrian and bike crossings from the Civic
Center to Northgate Three, Northgate Mall, Northgate One, and along Freitas
Parkway.
2. Support routing of Marin County north-south bicycle route along Northgate Drive,
and increased availability of bicycle racks at the Town Center.
3. Support increased public transit to and from the Town Center.
4. Align crosswalks with bus stops.
5. Encourage shuttle service within the Town Center area during holiday season.
6. Implement traffic calming as needed on roadways in parking lots and redesign traffic
flow to minimize conflict between vehicles, bicycles, and pedestrians.
7. Encourage design for additional stores and parking structures to maximize pedestrian
access and minimize traffic conflicts.
8. Improve pedestrian safety along Redwood Highway with improved sidewalks and
parking lot landscaping.
Responsibility: Community Development
Timeframe: Long Term
Resources: Donations, Grants, Staff Time
See C-24a (North San Rafael Promenade).
NH-140. Pedestrian Scale.
Create a sense of enclosure, pedestrian-scale and easy accessibility by improving the
pedestrian “feel” of the Town Center area. Examples include welcoming, pedestrian-
friendly entrances to the shopping areas; pleasant, landscaped walkways between the
shopping areas as part of the North San Rafael Promenade; and a focal point at a
public plaza.
See LU-2a (Development Review).
NH-141. Mall Entrance.
Consider ways to improve the entrance into the mall.
NH-140a. Improved Entrance to the Mall. Support redesign of traffic flow and
intersection improvements along Las Gallinas, Northgate Drive, Del Presidio, and
Merrydale to expedite traffic to and from the shopping areas and to impro ve safety for
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 119
pedestrians and bicycles. Support realignment of driveways along Las Gallinas to form
safer intersections and pedestrian crossing.
Responsibility: Public Works
Timeframe: Long Term
Resources: Fees
NH-142. Redwood Highway
Improvements.
Upgrade and unify the architecture, signage and landscaping
along Redwood Highway on the east side of Highway 101.
See LU-2a (Development Review).
PEACOCK GAP
This neighborhood is developed with single-family homes,
condominiums, and the Peacock Gap Golf and Country Club.
The private country club has an 18-hole golf course, driving
range, clubhouse, and pro shop. Architectural styles vary
depending on the age of the single-family home and
condominium developments in the neighborhood. The hills
located above the developed area of the neighborhood
provide an important visual backdrop, as well as trails and access to the adjacent
China Camp State Park. The San Rafael Rock Quarry and McNear Brickworks are
located in the southern portion of the neighborhood, along the Point San Pedro
Peninsula.
Neighborhood Economy and Culture
NH-143. San Rafael Rock Quarry and McNear Brickworks.
The San Rafael Rock Quarry is currently operational, but its future is unclear at this
time. The property owner has expressed an interest in continuing operations, but
approval of an updated Reclamation Plan has not yet been obtained from the County.
If operations cease during the timeframe of this plan, consider annexation and allow
redevelopment of the San Rafael Rock Quarry and McNear Brickworks, taking into
account the following factors:
a. Consider the County’s approved reclamation plan in future land use
considerations. The current reclamation plan indicates a mixture of single-family
and townhouse units, a marina, commercial recreation or hospitality and
neighborhood-serving commercial uses. A revised reclamation plan is anticipated
during the timeframe of this General Plan.
b. Consider redevelopment of the site only if traffic capacity is available and can
meet the City’s level of service standards, including all intersections to and from
the Downtown and freeway on- and off-ramps. Expand Pt. San Pedro Road past
Riviera Drive to four lanes if needed for traffic capacity.
c. Create a public use park band along the shoreline, at least 100 feet in width,
linking McNears Beach Park with the public walkway along Pt. San Pedro Road.
d. Reopen the saltwater marsh to tidal action. Protect the freshwater marsh.
e. Protect freshwater ponds.
f. Preserve the site’s woodland areas and incorporate some of the historic brick
works into the project design.
V i s i o n o f
P e a c o c k G a p
Little change is expected in the residential
portion of the neighborhood. Should
closure of the San Rafael Rock Quarry
occur, the property may be annexed to the
City as part of the land use entitlement
process. A Reclamation Plan is under
review by the County, with opportunities
for involvement by area residents and the
City.
120 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
g. Consider redevelopment of the site at one time to eliminate incompatibilities
between the existing operation and redevelopment uses, except for the
development of a possible high-speed waterway transit stop.
NH-143a. Rock Quarry Plan. Participate in preparation of a new reclamation plan and
environmental impact report through the County of Marin, which should form the basis of
future land uses and possible annexation.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time
NH-144. San Rafael Rock Quarry Impacts.
While recognizing the jurisdiction of Marin County over this property, persist in efforts
to minimize impacts of the existing quarry operations on surrounding residents, such as
noise, air quality, vibrations, street maintenance and truck traffic.
NH-144a. Rock Quarry Impacts. Seek to have input into County code enforcement
activities, land use entitlements or negotiations with the quarry operator that might reduce
impacts on affected properties in the City of San Rafael and on City infrastructure.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time
See LU-2a (Development Review).
Neighborhood Streets
NH-145. Pt. S an Pedro Road Widening.
Develop Pt. San Pedro Road as a four lane arterial from its intersection with Riviera to
the main entrance of the San Rafael Rock Quarry property and as an improved two
lane arterial from there to Biscayne Drive, including bicycle lanes consistent with the
Bicycle/Pedestrian Master Plan.
See LU-2a (Development Review).
Neighborhood Design
NH-146. San Rafael Rock Quarry Shoreline Use.
Develop the San Rafael Rock Quarry shoreline as a public use park band linked to
McNears Beach Park and Pt. San Pedro Road upon eventual redevelopment of the
Quarry to another use. Develop the park band with a 100-foot wide
width, with adjustment to include significant features, such as
beaches, within the park band.
NH-146a. Rock Quarry Park. Through the development review process,
establish a bay frontage park linked to McNear’s Beach and the existing
walkway on Point San Pedro Road.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
PICNIC VALLEY
The Picnic Valley Neighborhood, one of the older neighborhoods in
San Rafael, is located east of Gerstle Park. The neighborhood is
V i s i o n o f
P i c n i c V a l l e y
New residential development
will be limited to a few vacant
hillside lots within the
neighborhood boundary. In -fill
redevelopment projects are
also possible in the area near
Davidson School.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 121
developed with a mix of residential uses, featuring apartments and condominiums in
the area near Davidson School, and single-family homes and some duplex units in the
hillside areas. Access to the hillside homes is provided by very narrow streets,
alleyways or pedestrian-only “walks.” This is a unique feature within this
neighborhood.
The hillside area of the neighborhood, Southern Heights, was
formerly farmland. This area experiences “through” traffic as motorists
use Wolfe Grade to access the adjacent industrial area and
downtown.
NH-147. Residential Use by Davidson Middle
School.
Encourage improvements in the area around Davidson Middle School
through redevelopment that includes live/work uses.
NH-147a. Lindaro Live/Work. Revise the Zoning Regulations to
include a zoning district that allows live/work uses in the Light
Industrial/Office and Industrial area surrounding Davidson Middle
School.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
RAFAEL MEADOWS/LOS RANCHITOS
Rafael Meadows is a residential area located behind and along the
west side of Merrydale Road. This area is developed primarily with smal l older, one-
and two-story single-family homes. Apartments and condominiums are located along
Merrydale Road. Two churches are also located in the neighborhood.
The unincorporated Los Ranchitos area features single-family homes on larger lots.
Most lots are over an acre in size and some residents house horses on their property.
NH-148. Residential Use at the End of Merrydale Road.
Evaluate amending the General Plan and Zoning Ordinance to promote residential
uses at the end of Merrydale Road.
NH-148a. Zoning Change. Consider amending the General Plan and Zoning Ordinance to
allow housing at the end of Merrydale Road.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
SANTA VENETIA
The unincorporated Santa Venetia neighborhood is primarily
developed with single family homes, condominiums and
apartments, which are located near the China Camp neighborhood
boundary. A neighborhood shopping center, Gallinas School, the
Jewish Community Center and three small parks are also located
within the boundary of this neighborhood. It includes Santa
Margarita Island, Santa Venetia Marsh and San Pedro Ridge Open
Space Preserves.
V i s i o n o f
R a f a e l M e a d o w s /
L o s R a n c h i t o s
Rafael Meadow is located in the
City of San Rafael; Los Ranchitos
is a neighborhood in an
unincorporated area of the County.
Some of the properties along
Merrydale Road may redevelop in
the future with more housing. The
newest development is Redwood
Village consisting of 133
townhomes and single-family
residences.
V i s i o n o f
S a n t a V e n e t i a
This unincorporated area of the
County is anticipated to remain
essentially a residential area with a
neighborhood school and other
community institutions.
122 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
SMITH RANCH
This neighborhood, located south of the St. Vincent’s/Silveira
properties, consists of John F. McInnis County Park, the San
Rafael Airport, Contempo Marin Mobile Home Park, the Century
Theatres, Regency Center office buildings, and a mixed-use
area located north of Smith Ranch Road, including the Smith
Ranch Homes senior residential project, a nursing home,
apartment complexes, a deli, dry cleaner, and restaurant. The
San Rafael Airport is privately owned and is limited to based-
aircraft only. Commercial flight activity, flight training and use by
helicopters are prohibited. McInnis Park, 450 acres in size, is
developed with softball fields, soccer fields, tennis courts, a
canoe launch, a golf driving range, restaurant, 9-hole golf
course, miniature golf, batting cages, and nature trails.
Architectural styles in the neighborhood vary due to the mix of
old and new developments.
Neighborhood Economy and Culture
NH-149. San Rafael Airport.
Designate the site as Airport/Recreation consistent with the land
use covenant agreed to by the City, the County, and the
property owner. Recognize the unique and valuable recreational and environmental
characteristics of the airport site. The following uses are allowed on the property:
Uses consistent with the 2002 Master Use Permit, including the airport and
ancillary airport services and light industrial uses.
Private and public recreational uses.
Public utility uses as approved by the appropriate government agencies, including
flood control, sanitary sewer, gas, and electric, and public safety facilities.
Open space including wetlands.
NH-149a. San Rafael Airport. Through the development review process, require, as
needed, improvements consistent with this policy.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
Neighborhood Design
NH-150. Smith Ranch Pond.
Enhance the habitat values of Smith Ranch Pond. Include a public observation station
if possible.
NH-150a. Smith Ranch Pond Maintenance. Initiate pond dredging and removal of
exotic plants, as provided for in the Smith Ranch Pond Maintenance Plan. Through the
development review process, require, as needed, improvements consistent with this policy.
Since 2010, there has been a collaborative effort to study and implement pond restoration
by local environmental organizations in coordination with the City. Efforts include
reviewing restoration options that may require amending the Pond Restoration and
Maintenance Plan adopted in the 1990’s.
V i s i o n o f
S m i t h R a n c h
Properties in this neighborhood are
essentially built-out, including the San
Rafael Airport, which is limited to
additional plane hangar space
construction and landscape
improvements in the future. Plans for a
skate park at John F. McInnis Park
have been approved by the County of
Marin. The habitat value of the
wetlands adjacent to McInnis Park,
Marin Ranch Airport, and the riparian
corridors along branches of Gallinas
Creek will be enhanced and protected,
with public viewing areas located
where feasible and appropriate.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 123
Responsibility: Community Development
Timeframe: ShortLong Term
Resources: Adjacent Property Owners
SUN VALLEY
The primary land use in the neighborhood is single-family
residential. The neighborhood also has some duplexes and small
apartments. Commercial land uses are limited to the neighborhood
shopping center at the corner of Fifth and California, the West End
Nursery, and the monument sales office near the Mt. Tamalpais
Cemetery at the end of Fifth Avenue. Sun Valley Park and Sun
Valley School provide recreational opportunities to residents of the
neighborhood.
The diverse character of neighborhood housing is significant
because homes were developed with the changing architectural
styles over the past century. The oldest area of the neighborhood
was subdivided between 1882 and 1916, the Sun Valley
subdivision was built after World War II, and the hillside homes
were constructed in the 1960s and 1970s. Major topographic
features such as the Sun Valley slope and the upper slopes of the
Red Rock Quarry are significant parts of the neighborhood.
The 1980 Neighborhood Plan was adopted, in part, to establish
development standards for eight undeveloped parcels, totaling 170
acres. The Camgros and Ducca properties are the only vacant
parcels remaining in Sun Valley today for development.
Neighborhood Homes
NH-151. New Development.
New development and significant remodels should retain the existing neighborhood
character, particularly in areas of smaller or historic homes.
See LU-2a (Development Review).
NH-152. Camgros/Ducca Properties.
Develop these properties at densities and a scale consistent with that of the
surrounding neighborhood. Seek annexation of these properties when they are
developed. Development should comply with the City’s Hillside Guidelines and
should include enhancements along the riparian corridor.
See LU-2a (Development Review) and LU -6a (LAFCO).
Neighborhood Circulation
NH-153. Circulation.
Upgrade walkways to sidewalks as a means of safe access to Sun Valley School and
the neighborhood commercial center.
See LU-2a (Development Review).
V i s i o n o f
S u n V a l l e y
The scale, diversity, and residential
character of the neighborhood
need to be maintained, including
the existing affordable housing
stock. Housing shall continue to be
the dominant land use in the
neighborhood. New commercial
uses will only be allowed if they
benefit the neighborhood and will
not impair the dominant residential
character. There is a desire for
infrastructure improvements,
including better storm drainage and
sidewalks.
124 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Neighborhood Design
NH-154. Annexation of Mt. Tamalpais Cemetery.
Consider annexation of the Mt. Tamalpais Cemetery, which constitutes an important
element in the visual backdrop of the neighborhood.
See LU-2a (Development Review) and LU-6a (LAFCO).
Neighborhood Economy and Culture
NH-155. Commercial Uses.
Prohibit commercial uses in Sun Valley unless such uses would be of primary benefit to
the neighborhood and would not disturb or impair its dominant residential character.
Encourage retention of the existing neighborhood commercial services at Fifth and
California Avenues and at West End Nursery, allowing acceptable alternative uses only if
it can be clearly demonstrated that local serving uses are not economically viable.
NH-155a. Sun Valley Commercial Uses. Through the development review process,
encourage improvements consistent with this policy.
Responsibility: Community Development
Timeframe: Long Term
Resources: Fees
TERRA LINDA
Terra Linda, one of the larger neighborhoods in San
Rafael, is developed primarily with single-family
homes. Condominiums and apartments are located at
the end of Freitas Parkway and along Nova Albion
and Los Gamos Road. Architectural styles vary
throughout the neighborhood, primarily developed
with Eichler, Kenny, or “ranch” style homes. There
are three senior housing facilities: Villa Marin, Maria
B. Freitas and the Nazareth House.
The Terra Linda Recreation Center, Santa Margarita
and Freitas Parks, and sports fields and playgrounds
at private and public schools offer recreational
opportunities for residents. Kaiser Hospital and Terra
Linda Shopping Center are also located within the
neighborhood. Traffic in the area is generated by the
hospital, the schools, and by Highway 101 diversions.
The Terra Linda/Sleepy Hollow Open Space
Preserve, located in a semi-circle around the Santa
Margarita Valley, provides a community separator
between San Rafael, San Anselmo and Lucas Valley.
“Pocket” parks are located along Freitas Parkway.
T e r r a L i n d a a n d
V i s i o n N o r t h S a n R a f a e l
In November 1997, the City Council received
Vision North San Rafael. The Vision is the result
of a community-wide effort to describe the future
of the northern half of San Rafael. In addition to
goals and actions, the document includes a list
of implementation strategies to make the vision a
reality. Terra Linda is a neighborhood in north
San Rafael, and covers much of the area of the
Vision.
The Vision identifies needed improvements to
the Terra Linda Shopping Center and
encourages the construction of the North San
Rafael Promenade, both located within the
neighborhood boundary. The Vision establishes
top priorities and goals for residential
neighborhoods in the Design, Beautification and
Maintenance, Homes for a Variety of People,
Community Services, and Gathering Places
sections of the document. Implementation of the
Vision will continue to be a requirement for all
new development projects in the North San
Rafael neighborhoods.
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 125
Neighborhood Homes
NH-156 Eichler Homes.
Preserve the design character of Eichler homes.
NH-156a. Eichler Homes. Consider preparation of design guidelines and/or zoning
regulations to preserve Eichler Homes.
Responsibility: Community Development
Timeframe: ShortLong Term
Resources: Staff Time
NH-157. Hillside Parcels, East of Los Gamos Drive.
These steep, highly visible parcels above the YMCA and office building have limited
access. Development shall be clustered to retain community-wide visible hillside
resources. Access to the northern parcel is very difficult and should be considered
through the adjacent southern parcel.
See LU-2a (Development Review).
NH-158. Santa Margarita Neighborhood Plan.
Prepare a neighborhood plan for Santa Margarita to address neighborhood concerns.
See NH-1a (Neighborhood Planning Process).
Neighborhood Circulation
NH-159. North San Rafael Promenade.
Support implementation of the North San Rafael Promenade.
See C-24a (North San Rafael Promenade).
NH-160. Freitas Parkway Overhead Utilities.
Support and seek funding to underground utilities along Freitas Parkway.
See I-4a (Funding Undergrounding Utilities) and I-4b (Neighborhood Efforts).
Neighborhood Economy and Culture
NH-161. Terra Linda Shopping Center.
Encourage improvements to Terra Linda Shopping Center. Incorporate improvements
for the North San Rafael Promenade into upgrades at the shopping center. Examples
include:
Coordinated design and colors at the Terra Linda Shopping Center.
Tenant identification signs for Terra Linda Shopping Center consistent with the
center’s appearance.
Pedestrian friendly plaza in front of Scotty’s Market and entry signage at Freitas
and Del Ganado.
Housing when possible, thereby adding to the vitality of this area and facilitating
the use of public transit.
See LU-2a (Development Review) and C-24a (North San Rafael Promenade).
126 SAN RAFAEL 2020 / NEIGHBORHOODS Amended 1/13/2016
Neighborhood Economy and Culture
NH-162. Kaiser Permanente Medical Center.
Retain uses at the Kaiser Permanente Medical Center and seek ways to improve traffic
and parking.
See LU-2a (Development Review).
Neighborhood Design
NH-163. Youth Recreati on Facilities in North San Rafael.
Encourage safe places for the young people in the North San Rafael Community to
gather and to explore and pursue their interests.
NH-163a. Youth Facilities. Through the development review
process, require, as needed, improvements consistent with this
policy. Provide and maintain additional recreation facilities in
North San Rafael, including a teen center and skate park.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
NH-164. Sa nta Margarita Creek.
Improve the appearance of the Santa Margarita Creek on Del
Ganado Road while maintaining storm drain capabilities.
See CON-8a (Creek Restoration) and CON-8b (Tree Rentention)
NH-165. San Rafael Library Services.
Encourage library services west of Highway 101.
See CA-12a (Opportunities for Community Based Libraries)
WEST END
The West End neighborhood, located west of Downtown, is a mixed-use area
consisting of single-family homes, apartments, and commercial uses. The
“Miracle Mile,” a commercial corridor extending from the Downtown area,
bisects the community and provides vehicular access to San Anselmo and
beyond to West Marin.
V i s i o n o f
W e s t E n d
Development of mixed-use
projects on underutilized
properties along the “Miracle
Mile” is a possibility during
the planning period of San
Rafael 2020.
The Terra Linda
pool is one of the
most popular
recreation
facilities in S an
Rafael .
Amended 1/13/2016 SAN RAFAEL 2020 / NEIGHBORHOODS 127
Neighborhood Economy and Culture
NH-166. Miracle Mile.
Existing commercial uses along the Miracle Mile (Fourth Street west of the “Y” at
Second and Fourth Streets) shall be retained and improved in terms of visual appearance,
parking, landscaping and vehicular access from side streets where possible. New
development or redevelopment should be of a scale and intensity consistent with existing
development.
See LU-2a (Development Review).
NH-167. Miracle Mile Noise Abatement.
Consider the benefits and practicality of noise abatement techniques when designing
or implementing capital improvements along the Miracle Mile.
NH-167a. Miracle Mile Noise Abatement. Through the capital improvement program,
consider the implementation of noise abatement techniques, including the use of attractive
fencing, trees and landscaping, and noise mitigation pavement.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / COMMUNITY DESIGN 129
Community Design Our Use of Land
Introduction
This element addresses the physical form of the natural environment and the built
form of the City. The major features that give San Rafael its visual character are the
hills and valleys, the Bay, creeks, the San Rafael Canal, the highways and other
transportation corridors, neighborhoods, and the Downtown. The city's historic
structures also add to the uniqueness and identity of San Rafael. These include the
Mission San Rafael Arcangel and St. Raphael's Church, historic homes, buildings in
the Downtown constructed from the late 1800's through the 1920's, the Rafael Film
Center and the Marin Civic Center. Community Design policies address how these
natural and built elements visually create the identity of San Rafael, and how they
contribute to the city's quality of life.
The City Image section of this element addresses the qualities that form the City's
larger visual character. It provides direction regarding the preservation of views of
hillsides and ridgelines, the Bay and Canal, and surrounding areas. It explains how
the major transportation corridors can contribute to the quality of life in the City, and
how the character of neighborhoods can be recognized, maintained and strengthened.
The Design Quality section of this element addresses in greater detail the streets, the
Downtown, and other neighborhoods, and provides design direction to guide future
development in those areas. The Neighborhoods Element describes policies specific
to the Downtown and individual neighborhoods.
132 SAN RAFAEL 2020 / COMMUNITY DESIGN Amended 1/13/2016
GOAL 7: A BEAUTIFUL CITY
It is the goal of the City of San Rafael to have its best natural and built features
preserved and strengthened to enhance the attractiveness and livability of the
City. Community design policies guide the City's built environment to create an
appealing, functional and safe City where people will want to live, work and play. Our
well-designed city will be attractive and interesting, and will meet the living,
economic and social needs of the community. Within the Community Design Element
the valuable qualities of the natural and built environment are identified, and the
policies suggest methods to preserve and enhance those qualities.
City Image
San Rafael's strong visual quality is based on its setting between two dominant
physical features: San Francisco Bay and the hills of Marin County. The City's early
transportation corridors were developed based on ease of movement through the hills,
along the base of the hills, and alongside waterways. The Downtown and
neighborhoods formed along the sections of land that were easier to build upon and
close to transportation. The result is a city with a strong relationship to natural features
and distinct neighborhoods.
CD-1. City Image.
Reinforce the City’s positive and distinctive image by recognizing the natural features
of the City, protecting historic resources, and by
strengthening the positive qualities of the City's focal
points, gateways, corridors and neighborhoods.
CD-1a. Gateway Enhancements. Fund gateway enhancements.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time, Growth Allocation Program
CD-1b. Finer Grain Design Qualities. (Deleted) Develop
neighborhood or corridor plans to identify more detailed design
qualities and elements.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CD-1c. Way-Finding Signage. Prepare and implement an
attractive citywide way-finding sign program to direct people to the City's cultural
resources, public facilities, parks and other important destinations.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
CD-1d. Landscape Improvement. Recognize that landscaping is a critical design
component. Encourage maximum use of available landscape area to create visual interest
and foster sense of the natural environment in new and existing developments. Encourage
the use of a variety of site appropriate plant materials.
See CA-13b (Preservation Ordinance) and LU-2a (Development Review).
The cupola of St.
Raphael’s Church
is a local
landmark.
Amended 1/13/2016 SAN RAFAEL 2020 / COMMUNITY DESIGN 133
Neighborhoods
Neighborhoods are the building blocks of San Rafael's character, with the most
important neighborhood being the Downtown. In addition to being the urban heart of
Marin County, Downtown is a livable and walkable place where people gather to enjoy
life or conduct business. San Rafael's residential neighborhoods are unique areas
defined by their street trees, architecture, or in some areas, a mix of residential and
commercial uses. Many of San Rafael’s neighborhoods have a mix of uses, such as
Dominican University in the Dominican neighborhood, or the industrial and retail areas
in north San Rafael. Neighborhood polices encourage enhancing the qualities that
define and make each neighborhood unique, and strengthening the o verall visual and
functional quality of each neighborhood. Policies that control the defining elements of
neighborhoods should also allow for innovative architecture that is in context with the
surrounding neighborhoods. (See also the Neighborhoods Element for design policies
pertaining to specific neighborhoods.)
CD-2. Neighborhood Identity.
Recognize and promote the unique character and integrity of the city's residential
neighborhoods and Downtown. Strengthen the "hometown" image of San Rafael by:
Maintaining the urban, historic, and pedestrian character of the Downtown;
Preserving and enhancing the scale and landscaped character of the City's
residential neighborhoods;
Improving the appearance and function of commercial areas; and
Allowing limited commercial uses in residential neighborhoods that serve local
residents and create neighborhood-gathering places.
See LU-2a (Development Review).
CD-3. Neighborhoods.
Recognize, preserve and enhance the positive qualities that give neighborhoods their
unique identities, while also allowing flexibility for innovative design. Develop
programs to encourage and respect the context and scale of existing neighborhoods.
CD-3a. Design Review Process. Consider ways to perform limited design review for
major ground floor additions and renovations to assure compatibility with surroundings.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CD-3b. Development Standards. Reexamine residential development standards to
address building size, setbacks, height, location of parking, landscaping and design
impact.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
CD-3c. Revisions to Design Guidelines. Consider revisions to residential design
guidelines to further identify design elements and unique neighborhood qualities.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
See LU-2a (Development Review), CD-10b (Compatibility of Patterns), CD -11a
(Compatibility of Building Patterns) and H-2b3b (Compatibility of Building Patterns).
134 SAN RAFAEL 2020 / COMMUNITY DESIGN Amended 1/13/2016
Historic Resources
San Rafael is home to many valuable historic treasures. These features aid in defining
San Rafael's character and make the City unique. Policies in the Community Design
and the Culture and the Arts elements encourage preservation of these identifiable
features so that San Rafael can maintain its heritage and identity.
CD-4. Historic Resources.
Protect San Rafael’s positive and distinctive image by recognizing, preserving and
enhancing the City's historic resources.
CD-4a. Historic Resources Information. Help residents understand and enjoy their
City’s heritage by providing information about historic resources.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
CD-4b. Adaptive Reuse. Consider revisions to design guidelines and to zoning
regulations to provide development incentives for appropriate adaptive re-use. Since the
2004 adoption of the San Rafael General Plan 2020, some of the commercial and light
industrial/office zoning districts have been amended to expand the types of allowable uses,
some with reduced permit review.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
CD-4c. Sign Ordinance. Revise sign ordinance to allow appropriate signage and plaques
identifying historic structures.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
CD-4d. Design Guidelines. As part of the Community Design programs to prepare design
guidelines, include guidance to assist property owners of historic properties in defining
appropriate changes and alterations and to illustrate outstanding examples of how new
developments can fit into an historic neighborhood.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time, Grants
See also CD-3a (Design Review Process), CD-1c
(Way-Finding Signage), CA-13a (Inventory
Update), CA-13d (Public Education), CA-14b
(Zoning), and CA-14c (Incentives).
The Boyd
Gatehouse was
built in 1879 and
now hosts the
Marin History
Museum.
Amended 1/13/2016 SAN RAFAEL 2020 / COMMUNITY DESIGN 135
Focal Points
Focal points provide orientation by serving as landmarks and designating important
places. The Downtown is a focal point because of its taller buildings, the church, and
its density, history and lively walkable enviro nment. The hills are focal points because
of their size and natural beauty, as are the San Rafael and San Pablo Bays. The
Marin County Civic Center is a focal point because of its architecture and important
public use.
Views to focal points and entrances into focal points should be recognized and
enhanced where desirable. The land uses in the Downtown and Marin Civic Center
should continue to be concentrated within their defined areas to further strengthen the
character of these areas. Downtown should continue to be characterized by
pedestrian oriented uses and its historic buildings, in order to retain its notable
character.
CD-5. Views.
Respect and enhance to the greatest extent possible, views of the Bay and its islands,
Bay wetlands, St. Raphael’s church bell tower, Canalfront, marinas, Mt. Tamalpais,
Marin Civic Center and hills and ridgelines from public streets, parks and publicly
accessible pathways.
CD-5a. Views. Improve access to and enhance views of the Canalfront. Develop a
Canalfront design plan to address public access, view corridors and appropriate
development standards for adjacent buildings.Implement the Canalfront Conceptual
Design Plan.
Responsibility: Community Development
Timeframe: Short Term
Resources: Grants, Staff Time
See LU-2a (Development Review) and NH-74a (Design Plan and Vision for the
Canalfront).
CD-6. Hillsides and Bay.
Protect the visual identity of the hillsides and Bay by controlling development within
hillside areas, providing setbacks from the Bay, and providing public access along the
Bay edge.
CD-6a. Hillside Design Guidelines. Continue to implement hillside design guidelines
through the design review process. Update the guidelines as needed.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CD-6b. Wetland Setbacks. Continue to implement the wetland setbacks addressed in
Policy CON-4 and in the zoning ordinance.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CD-6c. Public Access Opportunities. Continue to evaluate public access opportunities
through the development review process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
136 SAN RAFAEL 2020 / COMMUNITY DESIGN Amended 1/13/2016
See also C-27c (Bay Trail).
CD-7. Downtown and Marin Civic Center.
Build upon the character of these areas by controlling land uses to clearly distinguish
their boundaries; by recognizing Mission San Rafael Arcangel and St. Raphael
Church, Marin Civic Center, and other buildings that help define the City’s character,
and requiring that these and other architectural characteristics and land uses that give
these areas their identity are strengthened.
See LU-2a (Development Review).
Gateways
Gateways are the entry points to the city or a specific area. A gateway could be a
subtle change in the landscaping or a natural feature such as a hill which provides a
vantage point. A gateway could also be a noticeable change in land use or a boundary
marker. San Rafael's gateways are identified on maps.
CD-8.Gateways.
Provide and maintain distinctive gateways to identify City entryways.
CD-8a. Gateways. Evaluate each of the gateways defined on the design element maps to
determine what natural, architectural, signage or landscape treatments should further
establish these locations as identifiable gateways within t he City, and implement the
desired improvements as part of the City’s Capital Improvement program.
Responsibility: Public Works
Timeframe: Long Term
Resources: Redevelopment, Economic Development, Grants, Staff Time, Capital
Improvement Program
See also NH-37a (Freeway Ramps).
Transportation Corridors
San Rafael's transportation corridors are where most people develop their impression
of the City. A well-designed corridor should be inviting, attractive and appear visually
organized. A corridor's character should be of native landscaping, a prosperous
commercial street, or a groomed neighborhood passageway. Some of San Rafael's
major corridors are the freeways, Second and Third Streets in the Downtown, Lincoln
Avenue and Redwood Highway, Pt. San Pedro Road, Miracle Mile and the roadways
that connect San Rafael to neighboring communities.
Corridors could be visually improved through streetscape programs that include trees,
streetlights, and other furnishings. The visual quality of corridors can also be
enhanced by requiring consistent building setbacks, controlling the mass and height of
buildings, architectural guidelines, landscaping and signage. Each corridor should be
evaluated to determine the unique set of controls and features that may enhance its
visual appearance.
CD-9. Transportation Corridors.
To improve the function and appearance of corridors, recognize those shown on
Exhibits 17 and 18 and define each corridor's contribution to the City based upon its
land use and transportation function and how it is experienced by the public.
Amended 1/13/2016 SAN RAFAEL 2020 / COMMUNITY DESIGN 137
CD-9a. Corridor Design Guidelines. Develop specific design guidelines for each
corridor that address building massing, articulation of building facades, detailing, lighting,
landscaping, street trees and other desired infrastructure and characteristics. Include
appropriate zoning code provisions.
Responsibility: Community Development, Public Works
Timeframe: Long Term
Resources: Staff Time
CD-9b. Right-of-Way Landscaping. Encourage Caltrans to install and maintain
landscaping along its right-of-ways.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: State and Federal Funds
See also CON-16a. (Distribution of Information) and C-22a (Native Plants Along Roadway).
Design Quality
As modifications are made to San Rafael, whether through public improvements to
streets, parks or other public infrastructure, or as private development affects
neighborhoods or the Downtown, the design quality of these changes can determine
whether they improve or detract from the quality of life in San Rafael. This section of
the Community Design Element recognizes the important qualities of streets, the
Downtown, and other neighborhoods, and provides design direction for future
development. In many instances implementation of the policies will require the
preparation of detailed guidelines or other programs. Design Guidelines should
provide a framework of design principles without mandating any one style or genre.
See the Neighborhoods Element for design policies related to specific neighborhoods.
CD-10. Nonresidential Design Guidelines.
Recognize, preserve and enhance the design elements that contribute to the economic
vitality of commercial areas. Develop design guidelines to ensure that new
nonresidential and mixed-use development fits within and improves the
immediate neighborhood and the community as a whole.
CD-10a. Visual Compatibility. Ensure that new structures are visually compatible
with the neighborhood and encourage neighborhood gathering places. Guidelines may
address screening of service functions, materials and detailing, screening of roof
equipment, lighting, landscaping, outdoor café seating and pedestrian amenities.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
CD-10b. Compatibility of Patterns. Adopt design guidelines to ensure compatibility
of nonresidential building patterns. Guidelines may address setback patterns, parking
and driveway patterns, building scale, height and building stepbacks, transition
between commercial and residential districts, signage and landscaping.
Responsibility: Community Development
Timeframe: Long-TermShort Term
Resources: Staff Time
CD-10c. Successful Design Portfolio. Establish a portfolio of desirable projects
illustrating successful design.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
For Downtown
Design, see NH -29
(Downtown Design)
for policies an d
programs related to
recognizing,
preserving and
enhancing
Downtown’s design
elements.
138 SAN RAFAEL 2020 / COMMUNITY DESIGN Amended 1/13/2016
CD-11. Multifamily Design Guidelines.
Recognize, preserve and enhance the design elements that ensure multifamily housing
is visually and functionally compatible with other buildings in the neighborhood.
Develop design guidelines to ensure that new development fits within and improves
the character defining elements of neighborhoods.
CD-11a. Compatibility of Building Patterns. Adopt design guidelines to ensure
compatibility of neighborhood building patterns. Guidelines should address setback
patterns, parking and driveway patterns, building scale, transitions between land use
districts, height and building stepbacks, as well as entries, roof design, roof equipment,
windows, architectural style, materials and detailing, lighting and landscaping.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
See CD-10c. (Successful Design Portfolio).
CD-12. Industrial Areas.
Recognize the economic importance of industrial areas to the community. Require
building and landscape improvements to create a visually comfortable and welcome
appearance of the streetscape along roadways in industrial areas adjacent to residential
neighborhoods.
CD-12a. Landscaping. Adopt design guidelines to address and modify zoning code
landscape requirements to ensure compatibility with adjacent residential neighborhoods.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time
CD-12b. Sidewalk and Street Trees. Install or improve sidewalks and street trees in
existing industrial areas as redevelopment occurs, through the development review
process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Private
CD-12c. Unlawful Storage. Use code enforcement to eliminate unlawful storage and to
assure property maintenance.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Fines
See EV-8a (Industrial Zoning).
CD-13. Single -Family Residential Design Guidelines.
Recognize, preserve and enhance the design elements that contribute to the livability
of neighborhoods and their visual appearance. Recognize that each neighborhood is
unique, and that design review must consider the distinct characteristics of individual
neighborhoods. Develop design guidelines to ensure that new development fits within
and improves the character-defining elements of neighborhoods.
See CD-10c (Successful Design Portfolio), H-2a3a (Design Concerns of Single-Family
Homes) and H-2b3b (Compatibility of Building Patterns).
Amended 1/13/2016 SAN RAFAEL 2020 / COMMUNITY DESIGN 139
CD-14. Recreational Areas.
In multifamily development, require private outdoor areas and on-site common spaces
for low and medium densities. In high density and mixed-use development, private
and/or common outdoor spaces are encouraged. Common spaces may include recreation
facilities, gathering spaces, and site amenities such as picnicking and play areas.
CD-14a. On-Site Recreational Areas. Continue requirements for on-site recreational
areas as specified in the zoning ordinance.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CD-15. Participation in Project Review.
Provide for public involvement in the review of new development, renovations, and
public projects with the following:
Design guidelines and other information relevant to the project as described in the
Community Design Element that would be used by residents, designers, project
developers, City staff, and City decision makers;
Distribution of the procedures of the development process that include the
following: submittal information, timelines for public review, and public notice
requirements;
Standardized thresholds that state when design review of projects is required (e.g.
residential conversions, second-story additions); and
Effective public participation in the review process.
CD-15a. Notification and Information about Development Projects . Continue to
enhance San Rafael’s public notification and neighborhood meeting process to encourage
early participation in the review of projects. Create succinct and understandable written
handouts to guide property owners, designers, residents and business owners through the
City submittal, review and approval processes. Continue notifying neighborhood and
homeowner associations about proposed projects in nearby nonresidential areas. Evaluate
the adequacy of notification procedures and enhance as needed. For example, consider
requiring notification of non-owner occupants and requiring large on-site visible notice of
projects under review.
Responsibility: Community Development
Timeframe: Ongoing; Short Term (evaluation of notification process)
Resources: Staff Time, Fees
CD-15bd. Thresholds for Design Review. Since 2004, some thresholds have been
adjusted for projects. Reevaluate thresholds for design review to ensure sufficient public
involvement in the evaluation of design review permits.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
See EV-17a (Pre-Submittal Process), G-7a (Review of Facilities Proposed by Other
Agencies), I-5a (Design Review), and H-3a4a (Neighborhood Meetings).
CD-16. Property Maintenance.
Provide incentives and enforcement to achieve desirable property maintenance.
CD-16a. Code Enforcement. Continue code enforcement efforts for trash and litter
removal and other maintenance issues in all types of property.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Fines
140 SAN RAFAEL 2020 / COMMUNITY DESIGN Amended 1/13/2016
CD-16b. Educational Materials. Continue to provide programs and educational materials
to inform property owners about property maintenance requirements in accordance with
zoning regulations and design guidelines.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
CD-16c. Loan Program. Encourage lower income property owners to use the Housing
Authority’s loan program.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See NH-4a (Code Enforcement), NH-4b (Design Review Conditions of Approval) and
NH-4c (Property Maintenance Standards Ordinance).
CD-17. Street Furnishings.
Encourage appropriate benches, trash containers, street lighting, public art, and other
street furnishings. Select styles compatible with individual neighborhoods and the
Downtown to strengthen their identities.
CD-17a. Street Furnishings. Provide street furnishings that are consistent with applicable
design style. Work with neighbors and businesses to fund program.
Responsibility: Public Works, Community Services
Timeframe: Long Term
Resources: Capital Improvements
See LU-2a (Development Review).
CD-18. Landscaping.
Recognize the unique contribution provided by landscaping, and make it a significant
component of all site design.
CD-18a. Zoning Regulations for Landscaping. Evaluate and amend as necessary, the
Zoning Ordinance’s landscaping provisions to promote development with a strongly
landscaped character. The intent is that individual neighborhood character be developed
and maintained, architecture be softened by plant materials where appropriate, conflicting
uses be buffered, parking areas be screened, comfortable outdoor living and walking
spaces be created, air pollution be mitigated and developments be made water efficient
through the use of a variety of site-appropriate plant material.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CD-19. Lighting.
Allow adequate site lighting for safety purposes while controlling excessive light
spillover and glare.
CD-19a. Site Lighting. Through the design review process, evaluate site lighting for
safety and glare on proposed projects.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Planning application fees, Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / COMMUNITY DESIGN 141
CD-19b. Lighting Plan. Require new development and projects making significant
parking lot improvements or proposing new lighting to prepare a lighting plan consistent
with the Design Guidelines for review by City planning staff.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
See also I-6d (Street Lighting Program).
CD-20. Commercial Signage.
Provide sign regulations and guidelines that allow adequate visual identification
necessary for successful commercial uses, while also taking into consideration the
visual impact along any given roadway.
CD-20a. Sign Ordinance. Update the Sign Ordinance and, when developing regulations,
take into account the cumulative effects of possible signage along a roadway or corridor.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CD-21. Parking Lot Landscaping.
Provide parking lot landscaping to control heat build-up from pavement, reduce air
pollution, provide shade cover for vehicles and soften the appearance of the parking
lot. Emphasize the use of trees, and limit the height of shrub plantings so as to avoid
creating security problems.
CD-21a. Parking Lot Landscaping Requirements. Update parking lot landscape
requirements to increase the screening of parking lots from the street and nearby
properties. Requirements would address appropriate size and location of landscaping,
necessary screening consistent with security considerations, tree protection measures, and
appropriate percent of shade coverage required of parking lot trees. Include maintenance
requirements in all approvals.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CD-21b. Parking Lot Landscape Enforcement. Require that newly installed parking lot
landscaping be maintained and replaced as needed. Assure that landscaping is thriving
prior to expiration of the required 2-year maintenance bond.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / ECONOMIC VITALITY 143
Economic Vitality Our Foundation
Introduction
San Rafael’s outstanding quality of life and economy are linked – each supports and
benefits the other. Business is drawn to San Rafael by such amenities as the natural
setting, quality schools, and public services. In turn, the economy contributes to those
qualities – it generates local goods and services for residents, jobs for community
members and revenues for City services such as parks, libraries, schools, police and
fire protection. Municipal revenue from the business community, through sales and
hotel taxes and business license fees, exceeds the cost of City services, thereby
contributing to City programs and infrastructure that are enjoyed by all residents.
San Rafael is the business center of Marin County. Over 10,000 businesses exist in
Marin County, half of which are in San Rafael. The commercial base is broad and
diverse, with many small and medium sized businesses. Approximately Less than 50
of the almost 6,0005,400 businesses in San Rafael have 100 or more employees.
Over the past decade, high technology businesses have increased in importance and
number, resulting in one of the highest concentrations of game software production in
the world. The number of home-based businesses has also increased by over 17
percent in the past five years.
Overall, San Rafael’s robust and stable economy is due to three factors. First, San
Rafael is viewed as a desirable place to do business with good transportation access,
high income residents and a good reputation. Second, the City’s economic base is
diverse and buffers impacts from economic downturns. Third, San Rafael responds to
change and accommodates new opportunities.
144 SAN RAFAEL 2020 / ECONOMIC VITALITY Amended 1/13/2016
E c o n o m i c V i s i o n
The City of San Rafael envisions a future that continues to exhibit a healthy, vibrant economy,
driven by the community’s commitment to the vitality of our individual business enterprises and
key industries, to the recognition of the importance of our cultural diversity and its significant
contribution to our prosperity, and to the preservation of our unique environment. Attaining the
economic vision will be the result of productive partnerships among businesses, schools,
neighborhood groups, government and environmental interests that have balanced compe ting
concerns.
San Rafael’s businesses continue to be diverse: ranging from small to large; from local-serving to
global; from traditional to high technology and from specialty to consumer goods. The city is a
supportive environment for entrepreneurs starting and growing their businesses, and for mature
businesses adapting to a dynamic marketplace. Our businesses are successful in attracting and
retaining skilled workers, who are eager to live and work in Marin’s transportation and cultural
center. The business community is active in local affairs and embraces environmentally friendly
business practices. In addition to being home to several prominent companies, San Rafael is
known as a key North Bay center for automotive, building trades and home improvements, and
technology-oriented industries.
San Rafael’s downtown continues to be ‘alive after five’ with entertainment and cultural
attractions, excellent restaurants offering a wide range of cuisines, and intriguing galleries and
boutiques. The Canal waterway draws people to an appealing promenade that successfully links
vibrant retail and maritime uses. Stores in a revitalized Northgate Town Center benefit from an
efficient transportation network, drawing customers from beyond surrounding neighborhoods and
nearby offices. Commercial properties are renewed in response to changing market conditions
and opportunities. Throughout the City can be found appropriately scaled and sensitively
designed mixed use projects that support the economy by providing, for exam ple, both
commercial square footage, and affordable and market rate housing, without compromising the
integrity of our neighborhoods or worsening traffic congestion.
City government is positioned to provide efficient, cost-effective services and has been particularly
adept in securing funding from many sources. While respectful of the free market’s effectiveness,
the City is willing to assert its authority to stimulate changes that are consistent with the City’s
goals.
The strength of San Rafael’s economy benefits the businesses and workforce as well as its
residents. Workers have opportunities to secure affordable housing and competitively priced
goods and services. This in turn has enabled household income to enhance the quality of life of
San Rafael’s families, linking economic vitality to individual and collective prosperity.
Synopsis from San Rafael’s Economic Vision (1997)
Amended 1/13/2016 SAN RAFAEL 2020 / ECONOMIC VITALITY 145
GOAL 8: A SOUND ECON OMY
It is the goal for San Rafael to have a vital, forward-looking citywide
economy developed with appropriate respect for our environment. San
Rafael has an economy that readily adapts to and takes advantage of changes
in the way business is conducted. City government helps shape the existing
economy and provide for its growth in a way that ensures sufficient municipal
revenue without adversely impacting our quality of life. Policy and land use
decisions promote San Rafael’s economy with an emphasis on balance and
infrastructure limits, while maintaining a commitment to the environment.
EV-1. Economic Health and Quality of Life.
Understand and appreciate the contributions essential to our quality of life made by a
healthy economy, especially to public safety, our schools, recreation, and government
services.
EV-1a. Education about the local economy. Continue to promote a business-friendly
climate by educating decision makers and the public about interrelationships of
community life and economic vitality. Disseminate information through the City
newsletter, City website, staff reports, the State of the City dinner, and other means.
Responsibility: City Manager, Economic Development
Timeframe: Ongoing
Resources: Staff Time
EV-1b. Economic database. Maintain databases, generally available to the public, of
economic and demographic information to support attainment of economic goals. Protect
confidential economic data.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
EV-2. Seek, Retain, and Promot e
Businesses that Enhance
San Rafael.
Recruit and retain businesses that contribute to our
economic vitality, thus helping to provide needed local
goods, services and employment, and enhance the City’s
physical environment.
EV-2a. Business Retention. Continue the business
retention program in partnership with the Chamber of
Commerce to keep existing businesses thriving in San
Rafael.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time, Partnership
The City partners
with the San Rafael
Chamber of
Commerce to
support new
businesses.
146 SAN RAFAEL 2020 / ECONOMIC VITALITY Amended 1/13/2016
EV-2b. Infill and Reuse Opportunities. Identify redevelopment opportunities and
expansion potential and make this information available for the real estate community.
Prepare an inventory of vacant and underutilized sites that could be redeveloped for more
beneficial use. Address the type of infill appropriate, intensity of use, fiscal impacts, other
likely impacts, and timing/phasing issues.
Responsibility: Economic Development, Community Development
Timeframe: Ongoing (Inventory: Long Term)
Resources: Staff Time
See EV-16a (Public/Private Partnerships).
EV-2c. Partnership with the Chamber. Continue to support the Chamber of
Commerce’s business promotion and recruitment efforts.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
EV-2d. Promoting Revenue-Generating Businesses. Enhance San Rafael’s fiscal
climate by promoting high revenue-generating industries, such as automotive sales,
building trades and home furnishings.
Responsibility: City Manager, Economic Development, Community Development
Timeframe: Ongoing
Resources: Staff Time
EV-2e. Street Vendors. Continue to implement regulations and permit procedures for
mobile vendors.Consider adopting an ordinance regulating activities of street vendors.
Responsibility: Community Development, City Attorney
Timeframe: Short TermOngoing
Resources: Staff Time
EV-3. Tourism.
Recognize and support tourism as a significant contributor to San Rafael’s economy.
EV-3a. Tourism Strategies. Explore strategies to take advantage of tourism opportunities
in the County, to improve hotel and conference facilities in San Rafael, and to support the
City’s, Chamber’s and Business Improvement District’s tourism enhancement programs.
Responsibility: Economic Development, Community Development
Timeframe: Ongoing
Resources: Staff Time
EV-4. Local Economic and Community Impacts.
In addition to review of environmental, traffic and community design impacts, take
the following into account when major projects, policies and land use decisions are
under review:
Fiscal impacts on the City’s ability to provide and maintain infrastructure and
services.
Impacts on the community such as the provision of jobs which match the local
workforce, commute reduction proposals, and affordable housing.
Additional or unique economic, fiscal and job-related impacts.
Fiscal and community impacts of not approving a project, plan or policy.
EV-4a. Economic impacts. Continue and expand identification and evaluation of relevant
economic impacts in staff reports to Planning Commission and City Council.
Responsibility: Community Development, Economic Development, City Manager
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / ECONOMIC VITALITY 147
EV-5. Strengthen Positive Relationships.
Strengthen the positive working relationships among the business community,
neighborhoods, surrounding communities and City government.
EV-5a. Marin County Economic Commission. Work with the Marin County Economic
Commission on shared approaches to the economic health of the region and on ways to
encourage businesses to remain in and move to San Rafael.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
EV-5b. Communications with Residents. Regularly communicate with residents
regarding relevant economic issues. Maintain consistent and accessible contact with
residents through, for example, monthly meetings with neighborhood associations, and the
City newsletter and website.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
EV-5c. Chamber of Commerce and Business Improvement District. Continue regular
meetings to coordinate with and support the Chamber of Commerce and Downtown
Business Improvement District.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
See G-8a (Information about Communi ty Issues)
EV-6. Shop Locally.
Encourage local purchase of goods and services by residents, workers, businesses and
City government so as to cycle dollars back into our local economy and generate
revenue for the City.
EV-6a. Event Promotion. Continue to promote events that bring people to Downtown,
Northgate and other community commercial centers to
support local businesses.
Responsibility: City Manager, Economic
Development, Community Development
Timeframe: Ongoing
Resources: Staff Time
EV-6b. Education about ‘Shop Locally.’ Support
the Chamber of Commerce and the Business
Improvement District in their efforts to educate people
about the benefits of shopping locally.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
Double Rainbow is
a popular local
business.
148 SAN RAFAEL 2020 / ECONOMIC VITALITY Amended 1/13/2016
EV-6c. Local Preference. Where other factors, such as price, are equal, the City should
give preference to purchasing goods and services from local vendors.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
EV-7. Environmen tally -Friendly Business Practices.
Promote environmentally friendly business practices that reduce the need for non-
renewable resources.
EV-7a. Green Business Practices. Coordinate with Marin County, environmental
organizations and the Chamber of Commerce to promote green business practices
(alternate transportation modes, energy conservation, water conservation, packaging
reduction, etc.) and the County’s Green Business Certification Program. Previous
accomplishments have included promotion of environmentally-friendly business practices
through the City’s sustainability web pages, obtaining a green business certification for the
City Hall, and City staff’s participation with the Chamber of Commerce Green Business
Committee and help in promoting green businesses.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / ECONOMIC VITALITY 149
GOAL 9: A RANGE OF GOODS AND
SERVICES
The goal of San Rafael is to have an economy that provides a full range of goods
and services, business, employment, educational and training opportunities, and
ample work force housing. San Rafael’s economy is balanced. The City enjoys a
broad diversity in its local business communities, which include industrial concerns,
knowledge-based companies, professional and financial services, retail, cultural and
entertainment providers, and restaurateurs.
EV-8. Diversity of our Economic Base.
Keep San Rafael a full-service city by retaining and supporting a broad and healthy
range of businesses.
EV-8a. Industrial Zoning. Maintain zoning for industrial areas to the extent feasible to
prevent a loss of industrial businesses.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
EV-8b. Day Laborers. (Deleted) Assist in identifying an appropriate and convenient
location for a center for the employment for day laborers who provide a ready and
accessible source of labor for construction, landscaping and maintenance.
Responsibility: City Manager, Community Development
Timeframe: Short Term
Resources: Staff Time
See EV-2d (Local goods and services).
EV-9. Business Assistance Programs.
Support the creation and retention of programs that assist small businesses.
EV-9a. Business Education. Work with the Chamber of Commerce and other public and
private organizations to strengthen business education programs.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Staff Time
EV-9b. Business Incubation. Evaluate the feasibility for business mentoring and
incubation programs that could be undertaken in cooperation with public, institutional
and/or private sector partners.
Responsibility: Economic Development
Timeframe: Long Term
Resources: Staff Time
150 SAN RAFAEL 2020 / ECONOMIC VITALITY Amended 1/13/2016
EV-10.Cooperation with Local Training and Education Efforts.
Assist and support the efforts of business associations, labor organizations, businesses,
non-profit organizations, cities, county, state, and schools in providing job and
language skills training programs and business education.
EV-10a. City Internships and Mentoring. Continue to participate in mentoring and
internship programs, including cooperation with other agencies and organizations.
Responsibility: All Departments
Timeframe: Ongoing
Resources: Staff Time
EV-10b. English as a Second Language. Continue to support community wide efforts to
provide English as a Second Language (ESL) training, citizenship, and other educational
priorities as expressed by neighborhoods.
Responsibility: Community Services, Library
Timeframe: Ongoing
Resources: Fees, Grants
EV-10c. Workforce Education. Support the education of the workforce in order to
strengthen skills needed to fill jobs in the community.
Responsibility: All Departments
Timeframe: Ongoing
Resources: Staff Time
See EV-9a (Business Education) and EV-9b (Business Incubation).
EV-11. Promotion of Workplace Alternatives.
Promote the establishment of workplace alternatives, including home -based
businesses, telecommuting and satellite work centers.
EV-11a. Home Occupations. Work with neighborhood organizations and business
owners to reexamine and update home occupation zoning regulations to reflect changing
trends. Continue to enforce compliance of unlicensed home businesses.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
EV-11b. Telecommute Policy. Consider establishing a
telecommute policy for City employees.
Responsibility: City Manager
Timeframe: Long Term
Resources: Staff Time
EV-11c. Workplace Alternatives. Encourage
employers to offer workplace alternatives and promote
the formation of satellite business centers.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
EV-12. Workforce Housing.
Aggressively encourage creation and retention of
workforce housing, both owner and renter-occupied
especially for public safety and community service personnel.
Autodesk is a
leading employer in
promoting workplace
alternatives.
Amended 1/13/2016 SAN RAFAEL 2020 / ECONOMIC VITALITY 151
EV-12a. Benefits of Workforce Housing Educate residents regarding the benefits to the
community of workforce housing.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
EV-12b. Housing Opportunities for Local Public Service Workers. Aggressively
support efforts to build and retain workforce housing opportunities for local public service
workers such as, but not limited to, public safety employees and community service
personnel.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
See H-4b (Community Collaboration)H-24 (Contributions Towards Employee Housing).
152 SAN RAFAEL 2020 / ECONOMIC VITALITY Amended 1/13/2016
GOAL 10: DISTINCTIVE BU SINESS
AREAS
It is the goal for San Rafael to have vital and attractive business areas, each with
a distinctive character and emphasis. San Rafael has a broad spectrum of
businesses. The business areas within Downtown, North San Rafael, East San Rafael,
West Francisco Boulevard and the Miracle Mile maintain the community’s position as
a full service city. In addition to these districts, there are distinct, attractive and
convenient neighborhood-serving retail centers.
Each of these areas has a unique economic role that contributes to and helps
maintain San Rafael’s position as a full service city:
Downtown and the surrounding core area set the tone of the city.
North San Rafael offers the City’s largest employers, Kaiser Hospital, li ght
industry and offices areas and the City’s only regional mall.
East San Rafael houses the building industry, auto retail and repair businesses,
and offices.
West Francisco Boulevard includes retail with convenient freeway access, auto
sales and services, and the building trades.
The Miracle Mile (Fourth Street between Second Street and San Anselmo)
comprises a linear commercial corridor oriented towards a major thoroughfare
with retail, restaurant and personal service uses.
EV-13. Business Areas.
Promote San Rafael’s economy and the strengths and benefits of all of its business
areas.
Pursue actions that revitalize and sustain San Rafael’s business areas such as:
Planning and managing the supply and operations of parking.
Beautification efforts along City public areas, such as installation and
maintenance of planters, street trees, and lighting.
Housing and economic development.
Multi-modal circulation improvements for residents, workers, suppliers and
customers.
EV-13a. Zoning Regulations. Review zoning and development regulations for each
business area and make sure that they are consistent, with the objective of strengthening
the unique economic role of each area.
Responsibility: Community Development, Economic Development
Timeframe: Short TermOngoing
Resources: Staff Time
See C-14a (Transit Network), C-30 (Downtown Parking), I-8a (Street Tree Program), LU-
2a (Development Review), H-14c23b (Continue to Implement Zoning
ProvisionsStandards to Encourage Mixed Use), NH-10 (Neighborhood Centers), NH-11
(Needed Neighborhood Serving Uses) and Neighborhood Element policies related to the
specific commercial areas.
Amended 1/13/2016 SAN RAFAEL 2020 / ECONOMIC VITALITY 153
EV-14. Support for Business Areas.
Support and encourage public and private redevelopment and upgrading of both
existing and underdeveloped commercial and industrial properties, while retaining
economic and architectural diversity.
See LU-2a (Development Review) and NH-54a (Expansion of the NC District).
EV-15. Mutual Support Between Business Areas and
Adjacent Neighborhoods.
Promote productive relationships between residential neighborhoods and adjoining
business areas to foster positive interaction.
EV-15a. Business/Neighbor Collaboration. Seek innovative ways for businesses and
their residential neighbors to collaboratively solve mutual concerns. Encourage conflict
resolution between businesses and neighbors.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Partnerships
EV-15b. Neighborhood Upgrades. Through development review, encourage
neighborhood-friendly improvements, such as pedestrian and bicycle facilities and
gathering places where appropriate that can be used by workers and residents.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
See NH-14 (Gathering Places and Events).
154 SAN RAFAEL 2020 / ECONOMIC VITALITY Amended 1/13/2016
GOAL 11: CREATIVE INFILL
The goal of San Rafael is to have creative infill development and redevelopment
that takes maximum advantage of our existing resources. Little vacant land
remains in San Rafael. Further development will have to be extremely creative,
utilizing infill wherever possible, together with redevelopment designed to obtain the
highest and best use of our limited space, and the preservation of open space and
ecologically-sensitive areas. In some areas, reinvestment is needed to upgrade or
replace buildings and make other improvements so that these commercial areas are
more competitive and better serve the community.
EV-16. Partnerships for Infill Development .
Encourage public/private partnerships as one means of redeveloping and revitalizing
deteriorated and underdeveloped areas.
EV-16a. Public/Private Partnerships. Identify and pursue promising public/private
opportunities for partnerships in infill development.
Responsibility: Community Development, Economic Development
Timeframe: Ongoing
Resources: Staff Time
See EV-13a (Zoning Regulations), EV-2b (Infill and Reuse Opportunities).
EV-17. Development Review.
Expedite the development review process by encouraging design excellence, and
effective community involvement.
EV-17a. Pre-submittal Process. Review the pre-submittal process to identify ways to
foster quality project submittals. Refine the neighborhood notification and meeting
procedures to ensure productive involvement in the development review process.
Periodically update the pre-application process and public notice requirements for
streamlining and consistency.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time, Fees
See LU-2a (Development Review), CD-10a (Visual Compatibility), CD-11a
(Compatibility of Building Patterns), CD -12a (Landscaping), and CD-15a (Notification
and Information about Development Projects).
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 155
Circulation Our Foundation
Introduction
San Rafael is situated in the heart of Marin County, at the crossroads of Highway
101and Interstate 580. Given its central location, geographic constraints and vital
economy, San Rafael experiences significant traffic and congestion. Concern about
congestion is consistently ranked high among residents polled.
While traffic congestion is a sign of an active and vital local economy and community,
as congestion increases it can frustrate drivers, waste fuel, contribute to pollution and
reduce potential productivity and recreational time. Through careful circ ulation
planning, San Rafael has maximized the traffic capacity of its older network of streets.
Examples include one-way streets in Downtown, the Loop in East San Rafael, new
connections such as Andersen Drive and Lincoln/Los Ranchitos, and improved sign al
timing. While the City has little control over regional traffic that passes through San
Rafael on Highways 101and 580, and Second and Third Streets, it can continue to
monitor local roadway congestion, construct roadway improvements, encourage
walking and biking, and support regional initiatives and projects that will provide a
greater range of transportation options.
Overview of Key Recommendations
San Rafael’s key circulation improvement strategy is to create as safe and well-
managed transportation network that provides greater choice for the traveler and
limits, or even reduces, congestion on our roads. Various roadway improvements,
improved regional and local transit, expanded bicycle and pedestrian networks, and
improved connections between the different modes will help to lessen reliance on the
single occupancy vehicle and reduce emissions. Additionally, Land Use and Housing
policies supporting mixed-use development, higher densities around transit hubs, and
retention of neighborhood retail and services will further promote transit use and help
reduce new trips.
Proposals in this Element that will help accomplish the above include the following:
A greater City leadership role in the pursuit of regional transportation funding,
planning and improvement strategies, with strong advocacy for passage of a
transportation tax to help fund local transit, and roadway and highway projects.
Continued City monitoring and management of San Rafael congestion through
level of service standards, signal timing, and other means.
Local roadway and regional highway interchange improvements to increase
safety, improve flow and reduce congestion.
Completion of a continuous High Occupancy Vehicle lane on Highway 101.
Improved and expanded local bus service, and increased express bus service.
Increased regional ferry service.
New commuter rail service between Sonoma and Marin Counties.
Inter-modal transit hubs Downtown and in North San Rafael to support transit use.
156 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
Implementation of the San Rafael Bicycle and Pedestrian Master Plan to provide
an expanded bikeway and sidewalk network and greater overall support for biking
and walking.
Support of implementation of the North San Rafael Promenade.
Support of transportation demand management programs and techniques to
encourage less driving.
Support of local school districts’ efforts to increase school bus and crossing guard
services and to expand participation in the Countywide Safe Routes to Schools
program.
Background
A number of key changes over the past decade have contributed to higher traffic
volumes in San Rafael and Marin County as whole:
County residents are making more trips per day. The average number of trips
per household has increased by more than 10% since 1990. This is due in part to
lifestyle changes such as two-worker families, flextime, more scheduled youth
activities, and a larger retired senior population, all of which contribute to the
greater number of household trips and also to greater off-peak hour traffic.
Peak period trips are being made for many purposes.
School trips alone account for 21% of morning commute
traffic in the County, as more parents drive their children to
school in response to the absence of safe conditions for
biking and walking, and lack of school bus service. San
Rafael’s worst traffic congestion tends to occur during the
a.m. peak period.
More trips are being made inside Marin County. Marin
County is now more of a job center and less of a bedroom
community. This is especially true in San Rafael. The majority
of trips generated by Marin County residents stay within the
county.
Marin attracts workers from surrounding counties. As a job center, Marin
County attracts workers from outlying areas, such as Sonoma County, that
provide more affordable housing. More than half of southbound a.m. peak period
trips at the Sonoma-Marin border are bound for Marin.
New development has generated more traffic. Over the past decade San
Rafael, surrounding communities and surrounding counties have experienced
growth, creating more regional traffic during peak and non-peak periods. In San
Rafael, new nonresidential development over the past decade has generated
needed sales tax and services, and business diversity; however, this development
has resulted in more traffic.
During the same period, San Rafael’s highway infrastructure has experienced only
minor improvements, and capacity has not been substantially increased. The 101/580
interchange is inadequate and due for reconfiguration. A continuous High Occupancy
Vehicle (HOV) lane through Marin County along Highway 101 is not yet complete in
San Rafael, contributing to bottlenecks and backups. Because there are too few east -
west crossings, San Rafael experiences back ups on and near the 101 and 580
ramps. Additionally, there are limited direct north-south alternative routes parallel to
T r a n s i t a n d
P a r a t r a n s i t
Transit services include bus, rail, shuttle,
airporter, private bus, and taxi services.
Paratransit services are specifically
targeted to individuals who have difficulty
using regular transit services, including
older adults and persons with disabilities.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 157
101, which places more pressure on 101 as drivers use it for local trips throughout the
day. This also puts more pressure on local streets as drivers seek indirect alternative
routes when 101 is backed up. It is largely because of these factors that, according to
the Metropolitan Transportation Commission, in 2001, southbound traffic on 101
through San Rafael during the a.m. peak hour ranked fourth among Bay Area highway
congestion spots. In addition to congestion along 101 and 580, Second and Third
Streets provide a major east/west route for San Anselmo and West Marin County
residents.
Between 2000 and 2020, Marin County is expected to grow by 11 percent while
Sonoma County, Napa County and the Bay Area region are expected to grow by 20
percent.
It is clear that some of San Rafael’s congestion is due to regional traffic over which the
City has little control. Even if the City limited further development entirely, congestion
would continue to grow in San Rafael as a result of growth in surrounding
communities.
At the same time, there are limited alternatives to the automobile for travel within San
Rafael and Marin. While percentage of those who drove alone decreased, the single
occupant vehicle remains the dominant form of travel. The table below compares the
modes of travels, illustrating that some alternatives to driving alone have increased
over time but driving alone continues to be the most common way to commute for San
Rafael residents.As the table below shows, there have been few changes in overall
mode of travel during commute hoursover the past decade. The figures are for
workers 16 and older. When commuters 18 and older are surveyed, the “drive alone”
mode share climbs to approximately 79 percent in other surveys. The single
occupancy vehicle is clearly the dominant form of travel.
Repeatedly, traffic congestion has been identified as a top issue of concern for San
Rafael residents. It was identified as a top concern during development of General
Plan 2020 in both the Trends and Issues Reports, in which participants ranked
congestion as one of the top three issues facing San Rafael. The County, in a series
of recent reports culminating in its 25-Year Transportation Vision for Marin County
concludes that expanding transportation choice is the only realistic way to manage
congestion and improve mobility.
E x h i b i t 1 9 : S a n R a f a e l C o m m u t e r * M o d e
S p l i t
Commute Mode 1990 2000 2013
Work at home 1,280 5.0% 1,854 6.5% 2,318 8.1%
Drive alone 17,120 65.5% 18,166 64.0% 17,512 61.2%
Carpool 3,274 12.5% 3,353 12.0% 3,176 11.1%
Transit and Paratransit 2,993 11.5% 3,519 12.5% 3,262 11.4%
Walk 948 3.5% 903 3.0% 1,374 4.8%
Other (including bicycle) 324 2.0% 664 2.0% 944 3.3%
*Workers 16 years and over.
SOURCE: U.S. Census, 1990, 2000; American Community Survey 2013.
158 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
The Circulation Element of the General Plan is closely tied to the Land Use Element.
The Circulation element ensures that the transportation network – including roads,
transit, and bicycle and pedestrian facilities are designed to accommodate the City
into the future. The focus of this element is on managing the City’s infr astructure,
expanding transportation options for San Rafael citizens, and allowing patterns of
development that support walking, bicycling and transit use as alternatives to driving.
Transportation Successes Since the 1980s
Since adoption of General Plan 2000 in 1988, the City has been successful in helping
improve the local circulation system on several fronts. Key accomplishments include:
Making land use changes in the Downtown area that support transit over the long
run, including more housing and development that includes a variety of uses
(mixed-use development).
Establishing and monitoring Level of Service (LOS) standards for signalized
intersections throughout San Rafael.
Developing the Priority Projects Procedure (PPP) to allocate growth based on
limited traffic capacity.
Improving traffic flow and connections by making major roadway improvements
including the Lincoln/Los Ranchitos connector, the Merrydale Overcrossing,
Andersen Drive, reconfiguration of the Civic Center Drive intersection, “T he Loop”
in East San Rafael, Downtown signal timing, and a new lane on Second Street
between Lindaro and Hetherton.
Supporting regional efforts to create a continuous High Occupancy Vehicle lane
through Marin County. (The San Rafael portion is scheduled to begin construction
in 2004).
Introducing traffic calming techniques to reduce speeds and increase safety on
residential streets.
Adopting and beginning implementation of the San Rafael Bicycle and Pedestrian
Master Plan in 2002. The plan was updated in 2004 and implementation has been
underway.
Completing the North San Rafael Promenade Conceptual Plan in 2002, outlining
pedestrian and bicycle connections between neighborhoods in Terra Linda and
commercial and cultural areas in Northgate and the Marin County. Civic Center.
Constructing the Downtown Transportation Center, serving regional transit users.
BeginningComplete construction of a 400-car parking garage Downtown in 2003.
Participating in various regional transportation planning efforts through the County
Congestion Management Agency (CMA), the Water Transportation Agency
(WTA), the Golden Gate Bridge and Highway and Transportation District
(GGBHTD) and the new Sonoma Marin Area Rapid Transit (SMART) Authority.
Supporting the countywide Safe Routes to School program that has reduced
single occupancy vehicle trips in participating San Rafael schools by up to 15
percent.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 159
City Council accepted the Downtown Station Area Plan and Civic Center
Station Area Plan passed in 2012. The City will continue to collaborate with
transit agencies and make infrastructure improvements.
City Council adopted a Complete Streets Policy by Resolution 14088 (March
21, 2016), that supersedes the “Complete Streets Directive” issued by the
Department of Public Works on February 24, 2011. The Complete Streets
Policy was adopted to comply with the California Complete Streets Act of
2008 (AB 1358) as well as the California Global Warming Solution Act of 2006
(AB 32). This policy provides procedures and criteria for establishing a
comprehensive, integrated transportation network with infrastructure and
design solutions that allow for safe and convenient travel along and across
streets for all users. Further, the Resolution directs that the City shall
incorporate Complete Street policies and principals, consistent with AB 1358,
as part of the next substantial revision of the City of San Rafael General Plan
circulation element.
Circulation Needs in San Rafael
A brief overview of circulation needs is presented below, and discussed in more detail
under the relevant Circulation Goals that follow. Roadway conditions for Baseline
(existing conditions with approved projects) and 2020 are in Appendix C.
Road way Improvements
Because San Rafael is impacted by regional traffic, reducing congestion and
decreasing the frequency of incidents on Highways 101 and 580 are important to
improving traffic flow and reducing congestion in San Rafael. More connections
between neighborhoods for pedestrian, bicycle and automobiles are also needed.
Some residential streets impacted by traffic generated outside the neighborhood could
also benefit from traffic calming techniques to improve safety. Roadway conditions are
closely monitored in order to identify other circulation improvements needed to
improve flow or increase safety.
School Transportation
City studies have estimated that 21 percent of a.m. peak traffic is caused by school -
related traffic. Studies also show that 10 percent of students use a school bus for
transport to school, while 75 percent arrive by car. Many parents feel it is unsafe for
students to ride the bus or bike or walk to school. The countywide Safe Routes to
School program is addressing these issues.
Transit Users
The Marin Transit Futures Report presents the following relevant findings regarding
local transit needs. Though based on countywide needs, these findings also apply to
San Rafael.
Over two-thirds of all transit riders in Marin are transit dependent.
Approximately 60 percent of all local transit trips are considered by users to be the
primary way they get to work.
The heaviest concentration of ridership occurs in the Downtown and Canal
neighborhoods, which together account for 41 percent of all transit trips in the
county.
160 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
Transit users in the San Rafael Basin share the following characteristics: 70
percent of riders are 19-45 years of age; 70percent are transit dependent; 70
percent ride transit at least five days a week; and 65percent earn less than
$20,000/year. The heaviest used routes in the County are in the Canal
Neighborhood, served primarily by routes 20 and 35.
Users in Las Gallinas Valley are older, with riders 65 and older comprising 18.2
percent of total ridership compared with a countywide average of 5.4 percent.
There are fewer riders aged 19-29 than elsewhere in the county. Additionally,
most riders use transit less regularly than elsewhere in the county.
Transit Services
The Marin County Transit District Transit Authority of Marin and Golden Gate Bridge,
Highway and Transportation District provide local and regional bus service, with
connection to surrounding neighborhoods, communities and counties. Transit within
San Rafael primarily consists of bus service, however with the completion of the
Sonoma Marin Area Rail Transit (SMART) system, residents of San Rafael will also
be able to make rail trips within the North Bay.On November 2, 2003, the Golden Gate
Transit (GGT) bus system cut back services due to a severe financial shortfall of $13
million, resulting in a 22 percent reduction of service overall. In San Rafael, ferry
connector service was eliminated as well as other local service. A month later, due to
peak hour overcrowding, some services were restored for Route 35 in the Canal
Neighborhood, and between San Rafael and San Anselmo. Cuts systemwide were
primarily to low ridership routes. The results were that, for weekday, 1.7 percent of
passenger trips had no service alternative, and 26.1 percent of passenger trips had a
route segment eliminated, but had alternative and comparable service available. For
15.8 percent of weekday passenger trips, headways (amount of time between buses)
increased 30 minutes to one hour. Also systemwide, cuts were more severe on the
weekends, with 2.1 percent of passenger trips having no service alternative, and 36.6
percent of passenger trips having a route segment eliminated, but with alternative and
comparable service available. For 14.0 percent of weekend passenger trips,
headways increased 30 minutes to one hour.
Bus. Marin County Transit District and Golden Gate Bridge, Highway and
Transportation District provide local and regional bus service, with connections to
surrounding neighborhoods, communities, and counties.
Shuttles. Several City-sponsored and private shuttles were previously operated in
the 1980s and 1990s in San Rafael but were discontinued due to low ridership. A
2002 study to consider the feasibility of City shuttle with connections between
Downtown and major employers concluded shuttle service is not currently a viable
option. In 2015, the Golden Gate Bridge, Highway and Transportation District
instituted a pilot program for a shuttle service between the San Rafael transit
center and the Larkspur ferry terminal.
Commuter Rail. The Sonoma Marin Area Rail Transit (SMART) Commission was
formed in 1995 to study possible rail service between Cloverdale and San Rafael
using the former Northwestern Pacific Railroad Authority right-of-way. In 2003, the
Commission became the SMART Authority. Construction began in May 2012. The
SMART rail corridor parallels Highway 101.An environmental impact report is
being prepared to evaluate the proposed service, and a ballot measure is under
consideration for November 2006 to provide funding for the commuter line. The
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 161
two SMART stations in San Rafael are planned for the Civic Center area and the
downtown area. Phase 1 passenger service of SMART , a connection between
Airport Boulevard in Santa Rosa and downtown San Rafael, is expected to begin
in late 2016. Phase 2 extends the rail service; the system would connect Larkspur
to Cloverdale.
Other Transit. Sonoma and Marin Airporter services connect riders with the
Oakland and San Francisco airports; Greyhound Bus service provides national
bus service, and private taxi companies provide taxi service.
Paratransit Services
Paratransit services are small-scale transit services catering to special needs
populations such as the elderly or disabled. Under contract from Marin County Transit
District, Whistlestop Wheels provides demand-responsive service for elderly and
disabled citizens that qualify for Americans with Disabilities Act (ADA) paratransit
service. Marin County Transit District estimates that the growing senior population
countywide will create a growth in annual paratransit ridership from approximately
125,000 to 180,000, between 2014 and 2024. Local paratransit service operated by
Whistlestop Wheels will continue to serve an important role in providing mobility and
access for a portion of that need located in San Rafael. Local ADA paratransit
increased 28 percent between 1995 and 2000, and is expected to increase 23% more
by 2020. In 2000, approximately 38% of Whistlestop Wheels’ weekly Marin County
trips had an origin or destination in the San Rafael Basin or Las Gallinas Valley. The
service is funded through a property tax-based grant from the Marin County Transit
District.
Bicycling and Pedestrian Facilities
In 2002, the City adopted the San Rafael Bicycle and Pedestrian Master Plan. The
Plan outlines the need for an expanded network or bikeways and pedestrian pathways
and sidewalks, as well as end-of-trip facilities and public education about the merits of
bicycling and safety. Furthermore, in 2016 the City adopted the “Complete Streets
Policy”, which provides procedures and criteria for cerating and maintaining complete
street systems that provide safe, comfortable and convenient travel along and across
City streets for all users.
Parking Facilities
Parking supply throughout the City is lim ited and must be managed based on the
adjacent land uses it serves. Downtown requires a flexible, urban parking strategy.
Some other commercial areas require additional parking. Some residential areas are
impacted by on-street parking shortages due to older apartment buildings with
inadequate on-site parking, spillover parking from nearby commercial areas, and other
factors, and require City assistance in balancing the needs of different parking users.
Bicycle parking should be secure, visible and convenient. There is inadequate More
bike parking is required on busy commercial roads such as Fourth Street, at the
Transportation Center, at shopping and employment centers, and at public parks and
recreation centers.
Airport Facilities
162 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
San Rafael is served by two international airports at San Francisco and Oakland.
Sonoma and Marin Airporters serve these airports. The San Rafael Airport is a
privately owned and operated local airport. Marin County operates a small airport for
business and pleasure at Gnoss Field, located in Novato.
Funding Needs
San Rafael’s circulation funding comes from Federal, State and local sources,
including traffic mitigation fees. Transportation Measure A, a local half-cent sales tax,
was passed in November 2004. To support the implementation of much needed
transportation improvements, the City will seek additional funding and work with the
County to secure grants and resources that can be utilized by local jurisdictions.
Nearly all Bay Area counties have a transportation sales tax that provides funding for
transit and related improvements, but efforts to establish one in Marin County have
twice failed. W ithout such a tax, it is difficult to attract the Federal and State funds
needed for local improvements.
Relationship of the Circulation Element to State Law and
Other General Plan Elements
Consistent with State law, this Circulation Element establishes policies affecting the
movement of people, goods, and vehicles within and through the City, and meets
other requirements as outlined by the Governor’s Office of Planning and Research.
Specifically, the State requires the Circulation Element to identify th e extent and
location of existing and proposed major thoroughfares, transportation routes,
terminals, any military airports and ports, and other local utilities and facilities, all
correlated with the land use element of the plan. The Infrastructure Element
addresses other local utilities and facilities.
The Circulation Element is related to other elements of the General Plan as follows:
Land Use Element. See policies concerning timing development with
circulation improvements and growth allocation. See also policies concerning
mixed use, infill and transit-oriented approaches to higher density
development.
Community Design Element. See policies concerning transportation corridor
improvement programs, street trees and parking lot landscaping.
Infrastructure Element. See policies concerning the Capital Improvement
Program and street maintenance, including street pavement, sweeping,
lighting and sidewalk maintenance.
Safety Element. See policies concerning access for emergency vehicles and
emergency roadway connectors.
Air and Water Quality Element. See policies concerning promotion of
circulation alternatives, including low-emission vehicles.
Neighborhoods Element. See policies concerning safe streets, street
appearance, creating pedestrian friendly environments, bicycle and pedestrian
paths, parking, open space access, San Rafael Airport, and specific road
improvement and access projects.
GOAL 12: A LEADERSHI P ROLE IN
TRANSPORTATION
It is the goal of San Rafael to take a leadership role in developing regional
transportation solutions. San Rafael is proud of the leadership role it has taken in
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 163
M a r i n C o u n t y ’ s
T r a n s p o r t a t i o n V i s i o n
The City of San Rafael’s policies are
compatible with efforts by Marin County to
improve transportation choices as outlined in
Moving Forward - A 25 -Year Transportation
Vision for Marin County (2003), which
advocates the following:
Improved and expanded local bus service.
Countywide school bus service and support
of the Safe Routes to School program.
Local roadway and highway interchange
improveme nts.
Completion of a continuous High
Occupancy Vehicle lane on Highway 101.
Transit Centers to serve as inter -modal
hubs.
New commuter rail service.
Increased express bus service.
Increased ferry service.
planning and securing funding for regional transportation projects that expand travel
choices for local citizens. Through working closely with regional transportation
planning agencies, funding sources and service providers, the City continues to play a
pivotal role in making highway connections more efficient, improving bus service,
establishing commuter rail service, expanding ferry service, and creating an extensive
Countywide bikeway network.
Transportation is a regional issue that must be addressed on a regional level. The
Transportation Authority of Marin (TAM) is the County’s Congestion Management
Agency (CMA) was formed in
the early 1990s to address
regional transportation
planning and funding needs.
San Rafael, located centrally in
the county and the largest city
in Marin, can play a major role
in shaping the future of
transportation in Marin.
Through the City’s participation
on the boards of the CMA, the
Golden Gate Bridge and
Highway Transportation District
(GGBHTD), and the new
Sonoma-Marin Area Rail
Transit (SMART) Authority, the
City of San Rafael has a
significant voice in matters of
regional significance. On a
wider regional scale, the City
also participates in Water
Transit Authority (WTA)
planning efforts affecting Bay
Area ferry service, and
monitors Metropolitan Transportation Commission (MTC) planning activities that affect
Bay Area-wide transportation decisions.
The key issue affecting Marin County’s regional transportation future is lack of
funding. Unlike most Bay Area counties, Marin County is not a “self-help” county, as it
does not have a transportation sales tax to fund roadway and transit improvements.
This severely limits the ability of Marin County transportation agencies to attract State
and Federal matching funds for local transportation projects. The City supports future
efforts to pass the tax because it is essential to provide needed funding for
improvements to roadways and transit.
C -1. Regional Transportation Planning.
Actively coordinate with other jurisdictions, regional transportation planning agencies,
and transit providers to expand and improve local and regional transportation choice.
Work cooperatively to improve transit and paratransit services, achieve needed
highway corridor improvements, and improve the regional bicycling network. As part
of this effort, support implementation of Marin County’s 25-Year Transportation
Vision.
164 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
C-1a. Participation in CMA, MTC and Other Regional Transportation Planning
Efforts. Continue to participate in and monitor activities of regional transportation
planning agencies, including but not limited to the Transportation Authority of Marinthe
Marin County Congestion Management Agency and the Metropolitan Transportation
Commission, and actively support implementation of Marin County’s 25-Year
Transportation Vision.
Responsibility: City Council, Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
C-1b. Public Information About Transportation. Through public workshops,
neighborhood meetings, staff reports and other means, provide public information and
education on local transportation conditions, behavior, issues and improvement options.
Hold at least one traffic and transportation workshop annually to update the public on
conditions and proposed improvements.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C -2. Regional Transportation Funding.
Support a regional funding approach to pay for transportation improvements to transit,
highway corridors, and bicycle routes and facilities by seeking a broad range of
federal, state and local funds to help pay for these improvements. Use locally
generated funds to leverage/match outside funding sources.
C-2a. Local Transportation Tax. (Deleted) To provide a dedicated funding source for
needed local transportation improvements, work effectively for the passage of a Marin
County transportation tax through public education, City endorsement and other means.
Responsibility: City Manager, Public Works
Timeframe: Short Term
Resources: Staff Time
C-2b. Transportation Project Grants. Work with governmental agencies, non-profits
and community groups to secure grants for appropriate transportation projects.
Responsibility: Public Works,
Timeframe: Ongoing
Resources: Staff Time
C -3. Seeking Transportation Innovation.
Take a leadership role in looking for opportunities to be innovative and experiment
with transportation improvements and services.
C-3a. Transportation Technology. Use the most effective technologies in managing the
City’s roadways and congestion. For example, support timed connections at transit hubs,
and promote the use of transportation information systems.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Mitigation Fees
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 165
GOAL 13: MOBILITY FO R ALL
USERS
It is the goal of San Rafael to have a diversified, cost-effective and resource-
efficient transportation network that provides mobility for all users. Our
transportation system is safe and responsive to the needs of San Rafael residents,
workers and visitors. It provides a range of travel options that include improved
highway and roadway connections, expanded bus service, new commuter rail, smaller
scale transit options responsive to special populations, and an excellent network of
bikeways and pedestrian paths. Our transit and paratransit systems effectively serve a
broad spectrum of users, including commuters, youth, seniors and people with
disabilities. Our roadways and parking resources are efficiently managed and
accommodate automobiles as well as alternative modes of transportation. San Rafael
continues to monitor and limit its local congestion levels using traffic standards.
San Rafael and Marin County residents largely rely on the single occupancy vehicle
for their transportation needs. While San Rafael continues to be responsive to the
needs of automobile drivers, there needs to be a greater set of alternative
transportation options, or congestion will continue to grow and the quality of life will
degrade as residents and workers spend more time stuck in traffic in their cars . Even
if San Rafael were to stop growing entirely, surrounding communities in the region
would continue to grow, and congestion will increase. As promoted by the County’s
25-Year Transportation Vision for Marin County and presented in this Element, a more
diversified and resource-efficient transportation network offering expanded travel
options is needed. Such a system would have less of an impact on the environment
as a whole and improve residents’ quality of life. The City and community should
continue to work together to reduce trips, promote use of alternatives to the single
occupancy automobile, reduce school commute trips, encourage employers to
implement transportation demand management strategies, and to improve our transit
and paratransit services.
Effectively Managing San Rafael’s Roadways and
Congestion
Since 1988, San Rafael has used level of service (LOS) standards applied to all
signalized intersections. Standards first applied in the P.M. Peak Hours (4 - 6 p.m.)
but were later also applied in the A.M. Peak Hours (7 - 9 a.m.) as part of the City’s
environmental review procedure. Much of the City is approaching the LOS standards
limit for many intersections. In order to encourage development that would meet San
Rafael’s housing and economic vitality goals, even in congested areas, City policy
allows for evaluation of projects that exceed LOS standards.
Also, in 1988, the City adopted a program called the Priorities Projects Procedure
(PPP) that allocated development in portions of North and East San Rafael based on
traffic capacity.
In 2004, the PPP was replaced with the Project Selection Process (PSP), which
implemented the same allocation process citywide. However, by 2011, the purpose
and importance of the PSP diminished because: a) the community is now largely built-
out and there are very few remaining land development opportunities; and b) the
166 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
limited traffic capacity has been used up or needed transportation improvements have
been implemented.
In addition, City policy requires that roadway improvements be planned and funded
consistent with approved development. The City administers a Traffic Mitigation Fee
program, adopted in 1988, that requires development to help fund needed roadway
improvements.
In designing and maintaining
roadways, the City must
ensure that they are safe for
all users. As alternative
modes of transportation
become more viable, their
accommodation in roadway
design will grow in
importance. The City must
also ensure that emergency
vehicles can access all
portions of the City. This is
particularly challenging during periods when high levels of congestion tend to occur.
The City therefore has a responsibility to identify alternative routes for emergency
vehicles.
C -4. Safe Roadway Design.
Design of roadways should be safe and convenient for motor vehicles, transit, bicycles
and pedestrians. Place highest priority on safety. In order to maximize safety and
multimodal mobility, the City Council may determine that an intersection is exempt
from the applicable intersection level of service standard where it is determined that a
circulation improvement is needed for public safety considerations, including bicycle
and pedestrian safety, and/or transit use improvements.
C-4a. Street Pattern and Traffic Flow. Support efforts by the City Traffic Engineer to
configure or re-configure street patterns so as to improve traffic flow and turning
movements in balance with safety considerations and the desire not to widen roads.
Responsibility: Public Works
Timeframe: Ongoing
Resources: General Fund
C-4b. Street Design Criteria to Support Alternative Modes. Establish street design
criteria to the extent permitted by State law to support alternative transportation modes to
better meet user needs and minimize conflicts between competing modes.
Responsibility: Public Works, Fire
Timeframe: Long Term
Resources: Staff Time, Grants
C-4c. Appropriate LOS Standards. At the time City Council approves a roadway
improvement and safety exemption from the applicable LOS standard, the appropriate
LOS will be established for the intersection.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
R o a d w a y D e s i g n
San Rafael uses American
Association of State Highway and
Transpiration Officials (AASHTO)
geometric designs and State and
Federal standards to design
roadways.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 167
C -5. Traffic Level of Service Standards.
A. Intersection LOS. In order to ensure an effective roadway network,
maintain adequate traffic levels of service (LOS) consistent with standards for
signalized intersections in the A.M. and P.M. peak hours as shown below, except
as provided for under (B) Arterial LOS.
Intersection Level of Service Standards, A.M. and P.M. Peak Hours
Location LOS
Citywide, except as noted below D
a. Downtown except as noted below E
1. Mission Ave. and Irwin F
b. Irwin Street and Grand Avenue between
Second Street and Mission Avenue
E
c. Third and Union Streets E*
d. Andersen and West Francisco E
e. Andersen and Bellam E
f. Freitas at Civic Center/Redwood Highway E
g. Merrydale at Civic Center Drive E
h. Merrydale at Las Gallinas E
*Maximum 70 seconds of delay during peak hours.
B. Arterial LOS. The City Traffic Engineer may
apply arterial level of service analysis as the primary
method of analysis for any proposed development
project. The City Traffic Engineer will make this
determination based on intersection spacing and other
characteristics of the roadway system where conditions
are better predicted by arterial analysis. Where arterial
LOS analysis is warranted, a proposed development must
be consistent with the following arterial LOS standards.
If an intersection LOS is above or below the standard, the
project shall be considered consistent with this policy if
the arterial LOS is within the standard. The project will
not be deemed consistent with this policy if the arterial
LOS fails to meet the standard.
When arterial level of service is applied as the primary
method of analysis for a proposed project, the project
shall be deemed to be consistent with this policy if it is demonstrated that the
arterial LOS standards described below are met regardless of the intersection
LOS, or the project shall be deemed to be inconsistent with this policy if the
Transportation Authority
of Marin (TAM)
The Transportation
Authority of Marin (TAM)
has been designated as the
Marin Congestion
Management Agency
(CMA), which is a Joint
Powers Agency established
between the County and
cities to address Marin's
unique transportation
issues and to fulfill the
legislative requirements of
Propositions 111 and 116,
approved in June 1990.
168 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
arterial LOS standards are not met regardless of the intersection LOS.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 169
170 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
Arterial Level of Service Standards, A.M. and P.M. Peak Hours
Location LOS
Citywide, except as noted below D
a. Downtown except as noted below E
Congestion Management Segments
(Second, Third and Fourth Streets) (as
established by the Marin County
Congestion Management Agency)
D
b. Arterials operating at LOS E outside
Downtown, and F (1)
F
(1) For arterials operating at LOS E outside Downtown, and F as of the date of adoption of General
Plan 2020, see Appendix C.
Intersection Level of Service (LOS) Arterial LOS
Signalized Unsignalized Speed
(mph)
Delay
(Sec)
F
Delay
(Sec)
F
F
E
E
D
C
D
E
B
C
B A
W h a t i s L e v e l
o f S e r v i c e ?
Level of service (LOS)
is a tool to measure
operation conditions
and congestion levels
The LOS criteria and
thresholds are
different between
unsignalized and
signalized
intersections, and
arterials
For unsignalized and
signalized
intersections, LOS is
an indication of
seconds of delay
For arterial segments,
LOS is an indication of
travel speed and delay
at intersections
The methodology used
to prepare General
Plan 2020 identified
LOS levels from A to
F, based on the
amount of vehicle
delay at a signalized
intersection. The LOS
levels are subject to
change based on
accepted traffic
engineering standards.
B
A
25+
19
7
80+
55
35
20
10
50+
35
25
10
15
9
13
D
C
A
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 171
C. Exemptions. Signalized intersections at Highway 101 and Interstate 580 onramps
and offramps are exempt from LOS standards because delay at these locations is
affected by regional traffic and not significantly impacted by local measures.
D. Evaluation of Project Merits. In order to balance the City’s objectives to provide
affordable housing, maintain a vital economy and provide desired community
services with the need to manage traffic congestion, projects that would exceed
the level of service standards set forth above may be approved if the City Council
finds that the benefits of the project to the community outweigh the resulting
traffic impacts.
C-5a. LOS Methodology. Use appropriate methodologies for calculating traffic Levels of
Service, as determined by the City Traffic Engineer.
Responsibility: Public Works
Time Frame: Ongoing
Funding: General Fund
C-5b. Monitoring Traffic. To assure acceptable traffic operating standards over time,
monitor traffic conditions throughout San Rafael on an ongoing basis. Based on such
evaluation, the City Traffic Engineer shall identify traffic mitigations to reduce congestion
and address safety concerns.
Responsibility: Public Works
Timeframe: Ongoing
Funding: General Fund
C-5c. Exception Review. When the City Council finds that a project provides significant
community benefits yet would result in a deviation from the LOS standards, the City
Council may approve such a project through adoption of findings, based on substantial
evidence, that the specific economic, social, technological and/or other benefits of the
project to the community substantially outweigh the project’s impacts on circulation, and
that all feasible mitigation measures have been required of the project.
Responsibility: Community Development
Timeframe: Ongoing
Funding: Fees
See also LU-2a (Development Review).
C -5.1 . Vehicle Miles Trav eled (VMT) Methodology for
Environmental Review of Traffic Impact
Pursuant to Public Resources Code § 21099 and 21083 (provided under Senate Bill
743, effective January 2016,) an alternative method for measuring transportation
impacts of projects will replace the Level of Service (LOS) methodology. For
environmental review, the use of the vehicle miles traveled (VMT) metric will be
applied in assessing development projects.
C-5.1a. Develop a VMT Model. Use VMT in the assessment of traffic impacts for the
purposes of environmental review, provided that each project meets the criteria for use of
VMT measurements identified under the California Environmental Quality Act (CEQA)
and that the City Traffic Engineer determines the appropriateness of using VMT for a
project.
a. Develop and adopt a VMT model. Incorporate the model into the General Plan
Environmental Impact Report
b. Implement VMT for CEQA review of projects
Responsibility: Public Works
Timeframe: Ongoing
Funding: Fees
172 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
C -6. Proposed Improvements.
The proposed circulation improvements in Exhibit 21 have been identified as potentially
needed to improve safety and relieve congestion in San Rafael over the next 20 years.
Major Proposed Circulation Improvements include those improvements deemed
necessary to maintain City LOS standards. Other recommended roadway improvements,
include additional improvements that may become necessary in the long-term and are
desirable to enhance San Rafael’s circulation system, but are not necessary to maintain
LOS standards. Specific improvements will be implemented as conditions require, and
will be refined during the design phase. Recognize that other feasible design solutions
may become available and be more effective in achieving the same goals as the
improvements listed in Exhibit 19, and allow for their implementation, consistent with
the most recent engineering standards. As conditions change, planned roadway
improvements may be amended, through the annual General Plan Review. Roadway
improvements are implemented through the Capital Improvements Program, and are
typically funded through a variety of sources, including Traffic Mitigation Fees.
Environmental review is required.
C-6a. Update Proposed Circulation Improvements. On a regular basis, monitor and
update the list of Proposed Circulation Improvements.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016
Exhibit 21
Major Planned Circulation Improvements a
Funding Source
Proposed Roadway Improvements Projected
Cost
Mitigation
Fee
State &
Federal
Redevelopme
ntOther
Grants &
Sources
Projected Project Timing (b)
1 Smith Ranch Road/Lucas Valley Road
Widen roadway to provide two westbound and two eastbound lanes
between Redwood Highway and Los Gamos and provide pedestrian
and bicycle facilities.
Widen northbound 101 off ramp and southbound 101 off ramp for
additional right and left turn lanes.
$4,000,000 $4,000,000 Depends On Development Timing
2 Lucas Valley/Los Gamos
Widen Lucas Valley Road to provide two through lanes for
eastbound and westbound, and provide two westbound left turn
lanes.reconfigure Highway 101 ramps and provide pedestrian and
bicycle facilities.
Widen southbound Los Gamos to provide 2 lanes for 300 feet and
merge back to one lane.
Signalize intersection and coordinate with adjacent intersections.
$2,000,000 $2,000,000 Depends On Development Timing
3 Las Gallinas Avenue (Merrydale to Del Presidio)
Remove parking and widen street to provide four lanes (one
southbound, two northbound and one two -way left turn).
$300,000 $300,000 Depends On Development Timing
4 Freitas/Las Gallinas
Upgrade the traffic signal system and operation. Improve intersection
geometry, cover portions of drainage ditch and provide pedestrian
and bicycle facilities.
$650,000 $650,000 5-7 yearsUnder design
5 Freitas/Del Presidio
Explore feasibility of double northbound right turn and southbound
101 on ramp widening
$900,000 $900,000 Depends On Development Timing
6 Freitas/ Northbound 101 Ramps- Redwood- Civic Center
widening and signalization.
Right of Way Required.Interim interchange improvement and
signalization
$7,500,000 $7,500,000 Depends On Development Timing
Amended 1/13/2016
Funding Source
Proposed Roadway Improvements Projected
Cost
Mitigation
Fee
State &
Federal
Redevelopme
ntOther
Grants &
Sources
Projected Project Timing (b)
7 Grand Avenue (south of Grand Avenue bridge to Fourth Street)
Widen north/south, add one lane as required, and upgrade traffic
signal system. Requires right of way and major bridge widening.
$6,500,000 $3,250,000 $3,250,000 Depends On Development Timing
Signalize Grand/ Fifth, and restrict parking to provide turn lanes. $200,000 $200,000 5-7 yearsDepends On Operations
Signalize Grand/ Mission, and restrict parking to provide turn lanes. $200,000 $200,000 5-7 yearsDepends On Operations
8 Francisco Blvd. East (Bellam to Grand Avenue Bridge)
Four lanes required. One southbound, one two -way left turn and two
northbound lanes. Major right of way required.
$10,000,000 $5,000,000 $5,000,000 Depends On Development Timing
Signalize Francisco Blvd. East/Harbor. $200,000 $200,000 5-7 yearsDepends On Operations
9 Lincoln Avenue (Second Street to southbound 101 ramps -
Hammondale or as required)
Extend the existing PM peak northbound Tow-Away zone for AM
peak as well (four lanes may be required). This parking restriction is
likely to be extended north toward the southbound 101 ramps.
$400,000 $400,000 3-5 yearsDepends On Operations
Signalize Lincoln/ Grand, and restrict parking to provide turn lanes. $200,000 $200,000 3-5 yearsDepends On Operations
10 Mission/Lincoln
Provide additional lanes for northbound, and westbound; upgrade
traffic signal system, requires right of way.
$4,000,000 $4,000,000 Depends On Development Timing
11 Fourth Street (Miracle Mile)
Re-align Ross Valley and Santa Margarita and re-design intersection
operation. LOS may deteriorate but community access will be
provided.
$450,000 $450,000 5-7yearsDepends On Operations
Additional Signalization
12 Signalize Fifth & H Street, and restrict parking to provide turn lanes. $100,000 $100,000 3 yearsDepends On Operations
13 Signalize First/C Street, and restrict parking to provide turn lanes.1 $150,000 $150,000 3 yearsDepends On Operations
14 Signalize First/ D Street, and restrict parking to provide turn lanes.
Roadway configuration changed on D Street between First and
Second.
$150,000 $150,000 3 yearsDepends On Operations
1 On watch due to other improvement.
Amended 1/13/2016
Funding Source
Proposed Roadway Improvements Projected
Cost
Mitigation
Fee
State &
Federal
Redevelopme
ntOther
Grants &
Sources
Projected Project Timing (b)
15 Signalize Fourth/Union Street, and restrict parking to provide turn
lanes.
$200,000 $200,000 Depends On Development Timing
16 Signalize or Roundabout Mission/Court Street. $200,000 $100,000 $100,000 Depends On Development Timing
17 Signalize Merrydale/Southbound 101 Ramps, and provide turn lanes.
(Intersection under monitor)
$250,000 $250,000 5-7yearsDepends On Operations
18 Signalize Lincoln/DuBois/Irwin and re-align intersection. Right of
way required.
$2,500,000 $2,500,000 Depends On Development Timing
19 Third/Union Street
Widen Union Street to provide 4 lanes between Third and Fourth.
Fire Station 4 modification required.
Reconfigure Third/Union eastbound left turn pocket.
Provide westbound right turn pocket.
Upgrade the traffic signal system and operation.
$900,000 $900,000 2 yearsCompleted in 2009
20 Kerner Blvd or Francisco Blvd. East. To Andersen Drive
Undercrossing
Provide a minimum 3-lane connector near Shoreline Parkway.
Signalize at both ends.
$8,000,000 $4,000,000 $4,000,000 Depends On Development Timing
21 Andersen /East Sir Francis Drake-eastbound 580 Ramps
Major widening and signalization.
$2,000,000 $500,000 $1,000,000 $500,000 5-7 yearsActively monitoring.
Depends On Operations.
22 Upgrade traffic signal system. $3,000,000 $1,500,000 $1,500,000 7 years Actively monitoring.
Improvements underway.
23 Install traffic monitoring sensors and camera system. $1,000,000 $500,000 $500,000 7 years Actively monitoring.
Improvements underway.
24 Install Fiber Optic network throughout the traffic system. $2,000,000 $1,000,000 $1,000,000 7 years Actively monitoring.
Improvements underway.
Sub Total $57,950,000 $38,600,000 $4,000,000 $15,350,000
Amended 1/13/2016
Other Projects Funding Source
Other Projects Projected
Cost
City Funds
Mitigation
Fee
State &
Federal
Redevelopme
nt TAM and
Other Grants
and Sources
Projected Project Timing (b)
25 Implement Bicycle and Pedestrian Master Plan $5,300,000 $2,650,000 $2,650,000 7-20 years
26 Pedestrian bridge at Third/Hetherton – GGT Transportation
Center
$2,000,000 $500,000 $1,000,000 $500,000 Depends On OperationsSMART, 10-
20 years
27 Pedestrian and bicycle bridge to connect Canal Neighborhood
to Andersen Drive/Downtown.
$4,500,000 $1,125,000 $2,250,000 $1,125,000 10-20 years
28 Pedestrian and bicycle bridge to connect Canal Neighborhood
to Montecito Shopping Center.
$4,000,000 $1,000,000 $2,000,000 $1,000,000 10-20 years
29 Freitas / Northbound 101 Ramps - Redwood-Civic Center or a
new flyover from Civic Center Dr. to Freitas. Long Term
Improvement
$16,000,0001
2,000,000
$7,000,0006,
000,000
$7,000,0006,0
00,000
$2,000,000 Depends On Development Timing
[funding source incorporates all
amounts from previous program 31]
30 Second Street (from E Street to east side of A Street).
The projected volume requires right turn lanes or through/right
lanes be added in the long term. Right of way required.
$6,000,000 $1,500,000 $1,500,000 $3,000,000 10-20 years
31
32
North San Rafael Promenade $2,000,000 $1,000,000 $1,000,000 10-20 years
Sub Total Other Projects $39,800,000 $14,775,000 $17,400,000 $7,625,000
Grand Total Project Cost $97,750,000
(a) Priorities for circulation improvements are set in the Capital Improvements Program. This list may be amended as part of the five-year General Plan update.
(b) The timing for the improvements depends on the size, type and phasing of additional development. Policies LU -2 (Development Timing) requires findings when project-
related traffic will not cause the LOS to be exceeded.
Source: San Rafael Public Works Department
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 177
C -7. Circulation Improvements Funding.
Take a strong advocacy role in securing funding for planned circulation
improvements. Continue to seek comprehensive funding that includes Federal, State,
and County, and Redevelopment funding, among other funding sources;, Local Traffic
Mitigation Fees;, and Assessment Districts. The local development projects’ share of
responsibility to fund improvements is based on: (1) the generation of additional
traffic that creates the need for the improvement; (2) the improvement’s role in the
overall traffic network; (3) the probability of securing funding from alternative
sources; and (4) the timing of the improvement.
C-7a. Traffic Mitigation Fees. Continue to implement and periodically update the City’s
Traffic Mitigation Program.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
C-7b. Circulation Improvements. Seek funding for and construct circulation
improvements needed for safety, to improve circulation, or to maintain traffic level of
service.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Capital Improvements, Grants, CMA, MTC, State and Federal funding
See LU-2a (Development Review).
C -8. Eliminating and Shifting Peak Hour Trips.
Support efforts to limit traffic congestion through eliminating low occupancy auto
trips or shifting peak hour trips to off-peak hours. Possible means include
telecommuting, walking and bicycling, flexible work schedules, car and vanpooling
and other Transportation Demand Management approaches.
See Programs C-13a (School Transportation) C-11a (Car and Vanpooling), C-12a
(Regional Support for TDM), C-12b (City Support for TDM) and C-12c (City TDM
Program).
C -9. Access for Emergency Services.
Provide safe routes for emergency vehicle access so that that emergency services can
be delivered when Highway 101 or 580 are closed or congested with traffic.
C-9a. Highway Closures. Develop, and update as necessary, an emergency contingency
plan that addresses highway closure events.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C-9b. Roadway Monitoring. Support local traffic monitoring and control approaches,
such as closed-circuit cameras and high-tech traffic signal systems that can be used to
relieve congestion around incident sites or support emergency vehicle access.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See S-32a (Safe Buildings) and S-36a (Emergency Connectors).
178 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
Expanding Alternatives to the Single Occupant
Automobile for Local and Regional Mobility
The single occupant vehicle is the dominant form of travel in San Rafael and Marin
County as a whole, accounting for 65-75 percent of the average commuter mode
share. If congestion levels are to be kept at current or lower levels, the City, County
and community as a whole need to do what they can to reduce trips and encourage
use of alternatives to the single occupancy automobile. The County concludes in its
25-Year Transportation Vision for Marin County that expanding transportation choice
is the only realistic way to manage congestion and improve mobility.
How can San Rafael’s residents be inspired to reduce automobile trips and make
more trips by alternative modes?
Land use changes that allow people to live closer to shops and places of work to
promote walking, rather than driving, for daily needs.
Transportation Demand Management (TDM) programs create incentives for
changing travel behavior, and can be administered on a mandatory or voluntary
basis by employers. The box below provides a range of tools that could be used.
Carpooling is already relatively successful in San Rafael (with a 12 percent
commute mode share in 2000). Some tools may not seem appropriate in 2003 in
San Rafael but could become effective tools in the future.
The Safe Routes to School program and related efforts are beginning to change
school commute behavior in participating schools and should be actively
supported. County and City studies have found that 21 percent of a.m. peak hour
trips are due to school commute trips, and that 75 percent of students arrive at
school by car.
C -10. Alternative Transportation Mode Projects.
Encourage and support projects, such as the Highway 101 High Occupancy Vehicle
Gap Closure Project, that benefit alternatives to the single occupant automobile.
C-10a. Advocating Alternative Mode Projects. Through the City’s participation in the
CMA and other regional transportation agencies, advocate for innovative and alternative
transportation projects that will reduce single occupancy vehicle use.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
C -11. Alternative Transportation Mode Users.
Encourage and promote individuals to use alternative modes of transportation, such as
regional and local transit, carpooling, bicycling, walking and use of low-impact
alternative vehicles. Support development of programs that provide incentives for
individuals to choose alternative modes.
C-11a. Car and Vanpooling. Support car and vanpooling in San Rafael through local and
regional programs that such as the regional “RIDES for Bay Area Commuters” program,
which matches riders interested in carpooling or vanpooling.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 179
C-11b. Car Sharing. Support efforts to organize and run car-sharing programs in San
Rafael.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
C-11c. Low-Impact Alternative Vehicles.
Encourage the use of street-legal alternative
vehicles that minimize impacts on the environment.
Investigate new technology regarding electric
vehicles and cleaner burning combustion vehicles.
To support this program, encourage the
development of alternative fuel infrastructure (for
instance, electric plug-ins) in parking facilities and
other key locations around the City as well as, when
cost-effective, include electric, hybrid, or alternative
fuel vehicles in the City fleet.
Responsibility: Public Works, Community
Development
Timeframe: Ongoing
Resources: Staff Time
C-11d. Bike to Work Day. Encourage City
employees, other San Rafael workers and residents
to participate in Bike to Work Days and similar
programs and provide support services for the
program.
Responsibility: Public Works, Community
Development
Timeframe: Ongoing
Resources: Staff Time
C-11e. Reduction of Single Occupancy Vehicles.
Encourage developers of new projects in San
Rafael, including City projects, to provide
improvements that reduce the use of single
occupancy vehicles. These improvements could
include preferential parking spaces for car pools,
bicycle storage and parking facilities, and bus stop
shelters.
Responsibility: Community Development,
Public Works
Timeframe: Short Term
Resources: Fees
See H-1522a (Higher Density Infill Housing Near
Transit) and C-17a (SMART).
C -12. Transportation Demand Management.
Work cooperatively with governmental agencies, non-profits, businesses, institutions
and residential neighborhoods to create new and effective Transportation Demand
Management (TDM) programs to minimize single occupancy automobile use and
peak period traffic demand.
C-12a. Regional Support for TDM. Support regional efforts to work with employers to
provide TDM programs.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
T r a n s p o r t a t i o n D e m a n d
M a n a g e m e n t T o o l s
TDM programs are generally administered by large
employers, both public and private. Groups of
smaller employers can combine forces to offer
program benefits. The following tools are designed
to create incentives for using modes other than the
single occupancy auto. Benefits include reduced
congestion, parking needs, and emissions, and,
potentially, healthier workers:
Examples of TDM tools include:
Bicycling incentive programs, such as free
bikes, secure parking, restrooms and showers.
Projects to improve the comfort and safety of
pedestrians.
Telecommuting and flexible work hours.
Carpool/vanpool use incentives, such as ride-
matching services, at-cost fuel, and priority
parking.
Bus/rail use incentives, such as subsidies.
Express shuttles to connect workers with other
commute modes and provide lunchtime
service to activity centers.
Guaranteed Ride Home programs.
On-site cafeterias, child-care facilities, and
concierge services for employees.
Promotion of pedal cab and bicycle delivery
systems.
Low emission vehicle fleets with fueling or
charging stations and preferential parking.
Public education, ridesharing and promotion
information.
On-site employee housing to encourage
walking to work.
180 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
Resources: Staff Time
C-12b. City Support for TDM. Serve as a resource to employers wishing to implement
TDM by providing information through printed materials, workshops and other means.
Encourage smaller employers to “pool” resources to create effective TDM progra ms.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
C-12c. City TDM Program. Identify cost-effective City of San Rafael TDM programs for
City employees. Consider approaches taken by the County in its Employee Commute
Alternative Program.
Responsibility: Public Works, Community Development
Timeframe: Long Term
Resources: Staff Time, Grants
C -13. School -Related Automobile T raffic.
Actively encourage public and private schools to implement trip reduction programs
and reduce congestion caused by commuting students and staff.
C-13a. School Transportation. Actively support efforts to improve transportation options
for students and reduce school-related traffic congestion. Examples include advocating for
funding for the Safe Routes to Schools program, encouraging transit providers to offer free
passes or awards to students to use transit, supporting increased funding of school b uses
and crossing guards, and staggering school hours.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants
C-13b. TDM for Schools. Require TDM programs for new or expanded private schools.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Exhibit 23 Exhibit 23
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 183
W h o P r o v i d e s
T r a n s i t a n d P a r a t r a n s i t
L o c a l l y a n d R e g i o n a l l y ?
Golden Gate Bridge, Highway and
Transportation District (GGBHTD)
provides regional and local bus
service, as well as ferry service from
Larkspur to San Francisco.
Marin County Transit District
(MCTD) provides local bus service
through a contract with GGBHTD.
Water Transit Authority (WTA) was
formed to plan exp anded ferry service
in the Bay Area.
Sonoma Marin Area Rail Transit
Authority (SMART) was formed in
2003 to plan and provide north/south
commute rail service.
Greyhound Bus provides national bus
service.
Marin and Sonoma Airporter provide
bus and shuttl e service to the Oakland
and San Francisco Airports.
Whistlestop Wheels provides demand
response services to the elderly and
disabled qualified under ADA.
Improving Transit and Related Services
Of all the alternative travel options, transit holds perhaps the greatest potential for
expanding transportation options and increasing mobility in San Rafael and the
county. San Rafael’s low-density suburban development and dispersed travel pattern,
however, provide significant challenges to transit planners. In addition, a lack of
regional transportation funding further restricts the
potential of transit until a reliable and significant source of
transportation revenue is secured. The local transit
system is not currently competitive with the automobile in
terms of convenience and accessibility.
Land use policies that support transit use are essential in
supporting and planning for transit use. Locating higher
density mixed use development with housing along
transit lines reduces the need for automobiles and
encourages transit use. Working with surrounding
communities and regional transportation planning and
transit providers to plan for responsive transit services is
also essential. Key transit service improvements needed
include:
Ongoing dissemination of transit services information.
Improved regional transit service to include expanded
express bus and transbay basic bus service, new
commuter rail service, and expanded ferry service
and ferry feeder bus service.
Improved local transit service to include expanded
local bus service and new shuttle service to connect
with rail service, local employers and other
destinations as feasible.
Two intermodal commuter hubs, centering on rail and
bus service in Downtown and in North San Rafael.
Transit hubs should provide a high level of passenger
amenities, such as real-time transit information, safe
and convenient pedestrian and bicycle access and
secure bike parking.
C -14. Transit Network.
Encourage the continued development of a safe, efficient, and reliable regional and
local transit network to provide convenient alternatives to driving.
C-14a. Transit Network. Support Countywide efforts to sustain and expand Marin
County’s transit network. Work with neighborhoods, employers, transit providers,
transportation planning agencies and funding agencies to improve and expand regional
transit to and from adjacent counties, increase local transit services, and provide
responsive paratransit services.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See also H-1522a (Higher Density Infill Housing Near Transit).
184 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
C -15. Transit Needs.
Support efforts to track, understand and respond to changing transit and paratransit
needs in order to meet the requirements of specific population groups including, but
not limited to, elders, youth, persons with disabilities, persons with limited economic
means, residents of specific neighborhoods, employers and visitors to the region.
Advocate for meaningful public participation in meetings and discussions with transit
providers, and ensure that the needs of those in the community who are transit-
dependent are well represented.
C-15a. Transit Needs. Work with transit providers to identify underserved
neighborhoods and population groups and advocate for expanded service
in those areas and populations.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C-15b. City Survey of Transit Needs. In City-sponsored surveys of
residents, seek transit satisfaction levels when appropriate and feasible.
Responsibility: Management Services, Public Works
Timeframe: Ongoing
Resources: Staff Time
C-15c. Transit for Tourism. Support efforts to provide and promote
effective transit options for visitors to West Marin and other County tourist
destinations, in order to reduce regional traffic flow through San Rafael.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C -16. Transit Information.
Encourage the development and dissemination of local and regional
transit information to facilitate greater use of transit systems. This
includes service, educational and promotional information. Support
efforts to provide transit information in languages other than
English as needed.
C-16a. Transit Information Dissemination. Encourage development and
distribution of transit information through printed materials, kiosks, web sites,
radio and television broadcasts, and other means. Provide transit information
on the City’s website, at City offices open to the public and through other
dissemination means. Include transit access information on City meeting
notices and in notices for City-permitted events, and encourage merchants to
provide transit information in their advertisements and in their places of
business.
Responsibility: Public Works, Community Development, City
Manager, Library
Timeframe: Ongoing
Resources: Staff Time
C -17. Regional Transit Options.
Encourage expansion of existing regional transit connecting Marin with adjacent
counties, including basic service, express bus service, new commuter rail service, and
ferry service.
Regional Bus Service. Encourage expansion of regional bus service to and from
Sonoma, San Francisco, Contra Costa and Alameda Counties. Support efforts to
The Bettini
Transportation
Center is a
multimodal transit
hub with services
connecting San
Rafael to San
Francisco, the
East Bay, and the
North Bay .
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 185
increase the frequency of service, and expand express bus service along the 101
corridor to connect with major employers.
Commuter Rail: Encourage development and use of a viable commuter rail service
through San Rafael operating on the Sonoma Marin Area Rail Transit (SMART) right-
of-way. Though SMART service will initially have its southern termination point
Downtown, encourage efforts to ultimately connect it with ferry service to San
Francisco.
Ferry Service: Support efforts to improve and expand ferry service, and provide
efficient connections to the ferry via other transportation modes.
Airporter Service: Support continued regional dedicated bus and shuttle service to
and from the San Francisco and Oakland International Airports.
Other Regional Transit: Support continued Greyhound Bus service and other similar
services that may develop.
C-17a. SMART. Should voters approve funding of SMART
commuter service, supportSupport the following design
features for SMART commuter service within San Rafael:
1. Establish stations in Downtown and in the Civic Center
that will serve as multi-modal commuter transit hubs.
2. Design stations and rail crossings safe for pedestrians and
with minimal impacts on roadway traffic.
3. Support crossings at-grade through Downtown and
strongly advocate for trains that are of a length that they
avoid blocking traffic at an intersection.
4. Ensure that new development adjacent to the rail line is set
back a safe distance and adequately attenuates noise.
5. Encourage high-density transit-oriented development in
the vicinity of the rail stations.
6. Include noise mitigation as described in policy N -9
(Sonoma Marin Area Rail Transit).
7. Provide a north/south bike/pedestrian path on or adjacent
to the railroad right-of-way.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
C-17b. SMART Right-of-Way. Maintain the SMART right-
of-way for rail service. Encourage identification of alternative
and interim uses of the SMART right-of-way pending
development of rail service. Should voters not approve funding
for rail service, actively pursue alternative uses including,
potentially, pedestrian, bicycle and express bus use.
Responsibility: Public Works, Community Development
Timeframe: Long Term
Resources: Staff Time
C-17c. Ferry Terminals. Support creation of a ferry terminal at an environmentally
appropriate location north of San Rafael, near Highway 37 and Petaluma River, offering
service to San Francisco, in order to reduce regional commute traffic passing through
Marin on Highway 101. In addition, support efforts to re-locate the Larkspur Landing
Ferry Terminal to San Quentin in order to shorten the Ferry commute distance to San
Francisco.
Responsibility: Public Works, Community Development
Timeframe: Long Term
Resources: Staff Time
The SMART rail
line will run from
San Rafael to
Cloverdale, with
plans for a
connection to
Larkspur Ferry
Terminal as
well .
186 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
See N-8 (Sonoma Marin Area Rail Transit).
C -18. Local Transit Options.
Support improvement and expansion of local transit options including local bus,
shuttle and taxi services.
a. Local Bus Service. Support efforts to improve bus routing, frequency and stop
amenities to meet local needs.
b. Local Shuttles. Support efforts to create shuttle services as they become feasible
to serve specialized populations and areas of San Rafael. If rail service is
developed, support shuttle service connections between rail stations and major
employers.
c. Other Local Transit. Support Dial-A-Ride and taxi services serving San Rafael.
C-18a. Improved Bus Stops. Continue to support efforts to improve bus stops to provide
a safe and convenient experience for riders. Allow commercial advertising to fund bus
stop upgrades and maintenance.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C-18b. Local Shuttle Program. Should there be an increase in density in a potential
service area or implementation of the SMART rail line, and if funding becomes available,
investigate the feasibility of a local shuttle program to serve San Rafael.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C -19. Paratransit Options.
Encourage expansion of paratransit services as needed to serve specialized
populations including seniors and persons with disabilities.
C-19a. Paratransit Service. Support continued Whistlestop Wheels service, and support
expanded regional paratransit services where needed.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
C -20. Intermodal Transit Hubs.
Support efforts to develop intermodal transit hubs in Downtown and at the Civic
Center to provide convenient and safe connections and support for bus, rail, shuttle,
bicycle, and pedestrian users, as well as automobile drivers using transit services.
Hubs should include secure bicycle parking and efficient drop-off and pick-up areas
without adversely affecting surrounding traffic flow. Reference the Downtown Station
Area Plan and the Civic Center Station Area Plan, which address and present
recommendations for transportation and access improvements to transit within a half
mile radius of the two SMART stations.
C-20a. Transit Hubs. Work with Marin County, the Marin County Transit District,
SMART Commission, the Golden Gate Bridge Transportation District, and other regional
agencies to ensure that intermodal transit hubs are designed to be convenient and safe for
San Rafael users. Work with SMART on the design of the new rail stations and the transit
center interaction with the rail service.
Responsibility: Public Works, Community Development
Timeframe: Short Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 187
See Exhibit 23 for information about transit routes and transit hubs.
188 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
GOAL 14: A SAFE AND EFFICIENT
STREET SYSTEM
It is the goal of San Rafael to have a safe and efficient street system that
minimizes impacts on residential neighborhoods. Our local streets are safe and
attractive, and our neighborhoods are protected from outside traffic impacts, such as
commuter speeding, through our use of innovative traffic calming techniques.
One key factor in protecting residential neighborhood quality of life is ensuring street
safety. As congestion increases on our regional roadways, some commuters seek
alternative routes through adjacent neighborhoo ds. In response, neighborhoods seek
City assistance in reducing the impacts of increased traffic and speeds. Neighborhood
traffic calming techniques seek to improve vehicular flow and safety by installing traffic
control devices, increasing enforcement and promoting public awareness of traffic
safety problems and potential solutions. Traffic control devices, such as revised speed
limits, stop signs, speed humps, curb bulbs and roundabouts, have been used
effectively in communities to reduce speeds and incre ase safety. The City Council has
adopted a “Speed Hump Installation Policy” establishing specific criteria for street
conditions warranting speed hump installation. The Council also has adopted a “Multi-
Way Stop Installation Policy” establishing criteria for intersections warranting a multi-
way stop. These policies provide guidance to the City Traffic Engineer in determining
whether these control devices should be recommended. The City’s Traffic
Coordinating Committee evaluates community requests for such devices.
Another key factor contributing to the quality of life of San Rafael’s neighborhoods is
street design. Street trees and other landscaping, small public spaces and public art
can create attractive design themes unifying the appearance of a street.
The Neighborhoods Element includes other neighborhood-specific policies pertaining
to the safety and appearance of residential streets that supplement those presented
below.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 189
C -21. Residential Traffic Calming.
Protect residential areas from the effects of traffic from outside the neighborhood by
continuing to evaluate and construct neighborhood traffic calming solutions as
appropriate such as speed humps, bulb outs, speed limits, stop signs and roundabouts.
Ensure that traffic calming approaches do not conflict with emergency response.
C-21a. Traffic Calming Program. Maintain a neighborhood traffic calming program
under the direction of the City Traffic Engineer, and seek funding for its implementation.
Ensure neighborhood participation in the development and evaluation of potential traffic
calming solutions.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Contributions, Staff Time
See also CD-9a (Corridor Design Guidelines).
C -22. Attractive Roadway Design.
Design roadway projects to be attractive and, where possible, to include trees,
landscape buffer areas, public art,
integration of public spaces and other
visual enhancements. Emphasize tree
planting and landscaping along all
streets.
C-22a. Native Plants Along
Roadways. Continue to regularly remove
non-native invasive plants along
roadways, and to encourage attractive
native plantings.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See LU-2a (Development Review), CD-
9a (Corridor Design Guidelines), CD-9b
(Right-of-Way Landscaping), I-8b (Street
Trees for New Development).
A Public Works
crew installs a
speed hump to
slow neighborhood
traffic.
190 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
GOAL 15: CONNECTIONS BETWEEN
NEIGHBORHOODS
It is the goal of San Rafael to have convenient connections between
neighborhoods. Our neighborhoods are conveniently and directly connected to one
another and to activity centers. The daily life of our residents is enhanced because
they are more easily able to reach workplaces, schools, shopping, and recreation
areas by foot, bike or transit.
San Rafael’s topography, highways, and street layout have worked together over time
to isolate some neighborhoods from others. Highway 101 contributes to this
significantly by bisecting the city, east from west. Improved connections within and
between neighborhoods are needed to increase mobility on foot, by bicycle and by
transit.
Examples of neighborhoods with poor connections between them that would benefit
from future projects include the Canal Neighborhood with Montecito, Terra Linda with
the Civic Center and Terra Linda with Downtown. In the recent past, better
connections have been achieved in some areas through projects such as the
Merrydale Overcrossing, the Lincoln/Los Ranchitos connector and the Andersen
extension. A key opportunity for improving east-west connections within the city
occurs when highway interchanges are improved. In addition, the 2002 Bicycle and
Pedestrian Master Plan, briefly summarized in the next section, outlines specific
routes that will contribute to better connecting neighborhoods within San Rafael an d
routes that will improve connections to surrounding communities.
C -23. Connections Between Neighborhoods and with Adjoining
Communities.
Identify opportunities to improve pedestrian, bicycle and transit connections between
San Rafael neighborhoods and between San Rafael and adjacent communities.
C-23a. Better Signage. As opportunities arise, provide better signage, consistent with the
Bicycle and Pedestrian Master Plan for bicycle, pedestrian and transit routes to identify
pathways between neighborhoods and other communities.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Capital Improvement Program
See also LU-2a (Development Review) and S-36a (Emergency Connectors).
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 191
C -24. Connections Between Neighborhoods and Activity
Centers.
Seek opportunities to increase connectivity between San Rafael neighborhoods and
activity centers.
C-24a. North San Rafael Promenade. Support the creation of a promenade that connects
the Terra Linda Shopping Center and Community Center to the Marin Civic Cen ter as
described in the North San Rafael Vision Promenade Conceptual Plan. Require sections
to be built in conjunction with new development along the Promenade route. Work with
community groups to seek funding for improvements in the public right-of-way, and for
recreational facilities consistent with the Capital Improvements program.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants, Donations
C-24b. Canal Crossing. Seek a pedestrian and bicycle crossing over the Canal to better
link the Canal neighborhood with schools, shopping and other services.
Responsibility: Public Works, Community Development
Timeframe: Long Term
Resources: Capital Improvement Program, Grants
C-24c. Access between Downtown and Canal/Montecito Neighborhoods. Seek
improved pedestrian and bicycle access from Downtown, under Highway 101, to the
Montecito and Canal neighborhoods, particularly from the Transit Center to the Montecito
Shopping Center and Grand Avenue.
Responsibility: Public Works, Community Development
Timeframe: Long Term
Resources: Capital Improvement Program, Grants
See N-83 (Canal Access), NH-92 (North San Rafael Promenade), NH-139 (Pedestrian and
Bicycle Safety and Accessibility), NH-133 (Northgate Mall) and NH-161 (Terra Linda
Shopping Center).
C -25. Meeting Local Circulation Needs Around Highway
Interchanges.
Work with appropriate agencies to address local circulation needs for all modes when
freeway improvements are planned and constructed.
C-25a. Highway Bus Stops. As interchange improvement projects along Highway 101
and Interstate 580 are in the planning and construction stages, work closely with
appropriate agencies and the community to identify ways to improve drop -off parking at
bus stops and bicycle and pedestrian access over or under 101 and 580.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Staff Time
192 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
GOAL 16: BIKEWAYS
It is the goal of San Rafael to have safe, convenient and attractive bikeways and
amenities. Bicycling has become an integral part of daily life for many San Rafael
citizens. The city features an extensive bikeway system, nested within the larger
countywide system, which connects riders with neighborhoods, activity centers, transit
stops and surrounding communities. Bicycling is well supported by visible route
signage, extensive bike parking, convenient transit connections, and public education
programs promoting biking and bike safety.
The City Council adopted the San Rafael Bicycle and Pedestrian Master Plan in 2002.
As one of its primary goals, the Plan strives to make San Rafael a model community
for alternative transportation, aiming for a 20 percent mode share of all utilitarian trips
to be made by bike or on foot in the year 2020. The Plan strives to mak e the bicycle
an integral part of daily life in San Rafael, particularly for trips of less than five miles,
by implementing and maintaining a bikeway network, providing end-of-trip facilities,
improving bicycle/transit integration,
encouraging bicycle use, and making
bicycling safer.
The Plan proposes a number of new
bicycle connections, including both
north-south and east-west routes and
including routes that connect San
Rafael with other communities. It also
promotes safe biking to schools,
educational programs, considering
bikeway improvements when planning
all transportation projects, routine
maintenance of bikeway facilities,
upgraded and expanded bicycle
parking facilities and other support
facilities such as showers and
restrooms. Finally, it recommends
seeking funding through regional,
State, and Federal programs, and
coordinating with other jurisdictions
when seeking funding.
The County adopted the Marin County Unincorporated Area Bicycle and Pedestrian
Master Plan in 2000. The County’s Plan also promotes increasing the mode share of
bicycle and pedestrian trips to 20 percent by 2020.
C -26. Bicycle Plan Implementation.
Make bicycling and walking an integral part of daily life in San Rafael by
implementing the San Rafael’s Bicycle and Pedestrian Master Plan.
C-26a Implementation. Implement provisions of the Bicycle and Pedestrian Master Plan
in conjunction with planned roadway improvements or through development or
redevelopment of properties fronting on the proposed routes.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
S a n R a f a e l B i c y c l e a n d
P e d e s t r i a n M a s t e r P l a n
The “Bike/Ped Plan” identifies short -
term priority projects (1 – 5 years),
medium -term projects (1 – 10 years),
and long -term projects (1 – 20 years).
Example projects include a
north/south connect or along the
SMART rail line (as feasible), a
north/south connector to Larkspur
through the Larkspur tunnel, sidewalk
gaps and the Bay Trail, an
overcrossing from the Canal to the
west side of Highway 101 and a
bridge from the Canal to Montecito.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 193
Funding: Staff time, Capital Improvement Program
C-26b. Funding. Seek grant funding for implementation of segments of the Bicycle and
Pedestrian Master Plan.
Responsibility: Public Works
Timeframe: Ongoing
Funding: Staff time
C-26c. Bicycle Parking. Update Zoning Ordinance
requirements for bicycle parking.
Responsibility: Community Development
Timeframe: Short term
Funding: Staff time
See LU-2a (Development Review).
Downtown
bicycle patrols
are an effective
part of San
Rafael’s police
services .
194 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
GOAL 17: PEDESTRIAN PATHS
It is the goal of San Rafael to have safe, convenient and pleasurable pedestrian
paths and amenities. Walking to reach local shopping, transit stops and other
nearby destinations has become a part of daily life for many San Rafael residents and
workers. Pedestrians are well served by an extensive network of convenient and well-
maintained sidewalks and other pathways throughout the city. Walking is also a
popular form of recreation, as users enjoy the Bay Trail and other urban trails
through open spaces and neighborhoods.
One of the top goals of the San Rafael Bicycle and Pedestrian Master Plan is to
encourage walking as a daily form of transportation in San Rafael by completing a
pedestrian network that accommodates short trips and transit, improves the quality of
the pedestrian environment, and increases pedestrian safety and convenience. An
additional goal, as noted in the previous section, is to increase the mod e share to 20
percent for utilitarian trips made via walking and biking by 2020.
Expanding and improving the pedestrian network will help better connect
neighborhoods with the larger community. The Plan proposes and prioritizes a set of
projects to make sidewalks and pathways safer and to expand the existing pedestrian
network. The Plan also proposes completing missing connections to establish direct
routes for walking, making walking to schools safer, ensuring improved accessibility to
pedestrian facilities for the elderly and disabled, routine maintenance, and supporting
installation of appropriate pedestrian facilities in new transportation improvements,
development projects and transit facilities. In addition, the Plan recommends seeking
funding for ongoing maintenance of sidewalks and pathways and ADA curb cuts.
C -27. Pedestrian Plan Implementation.
Promote walking as the transportation mode of choice for short trips by implementing
the pedestrian element of the City’s Bicycle and Pedestrian Master Plan. In addition
to policies and programs outlined in the Bicycle and Pedestrian Plan, provide support
for the following programs:
C-27a. Implementation. Monitor progress in implementing the pedestrian-related goals
and objectives of the Bicycle and Pedestrian Master Plan on an annual basis.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Grants
C-27b. Prioritizing Pedestrian Improvements. Develop a program for prioritizing the
maintenance of existing pedestrian facilities based on pedestrian use and connectivity as
well as maintenance need, and secure funding sources for its implementation.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
C-27c. Bay Trail. Support efforts and seek funding to complete the Bay Trail System.
Responsibility: Public Works, Community Services
Timeframe: Ongoing
Resources: Grants, Staff Time, Capital Improvement Program
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 195
C-27d. Pedestrian Safety Enforcement. Continue enforcement of traffic and parking
laws that protect the pedestrian right of way on local streets (e.g., no parking on sidewalks
or pathways, and crosswalk violations).
Responsibility: Police, Management Services
Timeframe: Ongoing
Resources: Staff Time
C-27e. Pedestrian Safety. Consider new projects and programs to increase pedestrian
safety.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Capital Improvements, Grants
C-27f. Disabled Access. Continue efforts to improve access for those with disabilities by
complying with Federal and State requirements of the Americans with Disabilities Act
(ADA). Seek to incorporate ADA improvements into street and sidewalk projects.
Develop a program identifying street barriers to pedestrian access, and prioritize curb cut
and ramp improvements.
Responsibility: Public Works, City Manager
Timeframe: Ongoing
Resources: Capital Improvement Program, Grants
See also LU-2a (Development Review) and I-6c (Sidewalk Repair).
C -28. Urban Trail Network.
Encourage identification, renovation and maintenance of an urban trails network
throughout San Rafael to encourage walking and appreciation of historical and new
pathways.
C-28a. Urban Trail Network Project. Prepare a plan to include a map and descriptions
of existing and potential urban trails in San Rafael. Urban trails to be identified include,
but are not limited to, historic neighborhood stairways and walkways, Downtown
alleyways, park pathways, and creekside paths. The document should identify a network
of connecting pathways that can be promoted for walking enjoyment, and means to
preserve and maintain these paths.
Responsibility: Public Works, Community Development
Timeframe: Long Term
Resources: Grants
196 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
GOAL 18: ADEQUATE PA RKING
It is the goal of San Rafael to provide parking that is adequate and accessible,
with attention to good design. San Rafael uses innovative approaches to providing
adequate parking. Our mix of accessible on and off-street parking is responsive to the
unique needs of commercial areas, such as Downtown. In residential neighborhoods
where there is a high demand for parking, the City works cooperatively to minimize
impacts on residents and resolve conflicts between users. In some areas, preferential
parking spaces are provided to carpool vehicles, low-impact electric vehicles, bicycles
and other alternative modes of transportation to encourage their use.
San Rafael’s parking needs vary by area. The highest demand for parking occurs in
the Downtown area, where development is most dense. A Downtown Parking
Assessment District was formed in 1958 to better provide parking for the area. The
current Parking District configuration roughly encompasses the area between Lincoln
Avenue, D Street, Second Street, and Fifth Avenue. Other commercial areas
experiencing high parking demand, such as the Montecito shopping area, may have
parking shortages during peak shopping hours. Downtown in particular requires
innovative parking strategies and calls
for an urban parking strategy based
on multi-purpose trips, availability of
transit and shared parking, while
other areas call for a required on-site
parking approach.
Several residential areas of San
Rafael experience high parking
demand and resulting conflicts. The
City’s Traffic Coordinating Committee
meets regularly to discuss and
resolve residential parking issues as
well as other circulation issues.
The Neighborhoods Element includes
other specific policies pertaining to
parking in residential areas that
supplement those presented below.
Parking to serve transit users of local and express buses, as well as future rail service
may be provided through park and ride lots and shared parking. This need must be
balanced with the desire to discourage parking in some areas in order to encourage
greater transit use.
Parking should be provided not only for automobiles but also for bicycles and other
low-impact vehicles. Providing preferential parking for alternative modes encourages
their use.
C -29. Better Use of Parking Resources.
Improve use of existing parking and create new parking opportunities through
innovative programs, public/private partnerships and cooperation, and land use policies.
I n n o v a t i v e P a r k i n g
M a n a g e m e n t S t r a t e g i e s
Shared Parking: Parking spaces for more
than one use.
Tandem Parking: Two or more parking
spaces, sharing the same access.
Stacked Parking: Vertical parking, where
car(s) are stored above the ground floor
with a mechanical system.
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 197
C-29a. Shared Parking. Promote shared off-street parking arrangements to serve private
and public users. For example, consider shared parking in mixed -use developments or
encourage private office parking lots to make spaces available for nighttime public use.
Responsibility: Management Services, Public Works, Community Development
Timeframe: Ongoing
Resources: Parking Services Fund, Fees
C-29c. Innovative Off-Street Parking. Where feasible, allow off-street parking through
stackable and automated parking systems.
Responsibility: Management Services, Public Works, Community Development
Timeframe: Ongoing
Resources: Parking Services Fund, Fees
C-29d. Parking Districts. Consider formation of new parking districts where warranted
and feasible.
Responsibility: Management Services, Public Works, Economic Development
Timeframe: Long Term
Resources: Staff Time, Parking Services Fund
C-29e. Parking Meters. Evaluate the feasibility of expanding parking metering in
business areas throughout the City.
Responsibility: Management Services, Public Works, Economic Development.
Timeframe: Ongoing
Resources: Parking Services Fund
See also H-1518g (Infill Near TransitRevisions to Parking Standards).
C -30. Downtown
Parking.
Optimize the use of
parking spaces
Downtown.
C-30a. Downtown
Parking District.
Conduct periodic
evaluations and,
consistent with State
Law, modify the
Downtown parking
regulations to meet
changing needs and to optimize parking Downtown.
Responsibility: Economic Development, Management Services, Public
Works
Timeframe: Ongoing
Resources: Parking Services Fund, Assessment District
C -31. Residential Area Parking.
Evaluate effective means to manage residential parking to minimize the impacts of
excess demand.
See NH-8a (Restore Parking Spaces), NH-8b (Additional On-Site Parking), NH-8c
(Permit Parking) and NH-8d (Zoning Ordinance Review).
A 400 -car parking
garage at Third and
C Streets opened in
2005.
198 SAN RAFAEL 2020 / CIRCULATION Amended 1/13/2016
C -32. Parking for Alternative Modes of Transportation.
Use preferential parking as an incentive to encourage alternative modes of
transportation.
C-32a. Preferential Parking. Consider zoning amendments to encourage the use of
preferential parking for alternative vehicles such as carpools, low-emission vehicles, and
bicycles in parking-impacted business areas.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
C -33. Park and Ride Lots.
Support regional efforts to fund and construct commuter parking along transit routes,
near commuter bus pads, and possibly near inter-modal commuter hubs in order to
support use of transit. Parking areas should include secure parking for carpools,
bicycles and other alternative modes and minimize neighborhood impacts.
C-33b. Commuter Parking. Further evaluate provision of additional commuter parking
near intermodal transit hubs in Downtown and in the Civic Center area to determine the
effects of the additional parking on increasing transit ridership.
Responsibility: Public Works, Management Services
Timeframe: Short Term
Resources: Staff Time
See also C-29a (Shared Parking).
Amended 1/13/2016 SAN RAFAEL 2020 / CIRCULATION 199
Amended 1/13/2016 SAN RAFAEL 2020 / INFRASTRUCTURE 197
Infrastructure Our Foundation
Introduction
The Infrastructure Element addresses the planning, provision and maintenance of
public buildings, landscaping, roads, drainage, telecommunications, water and power
systems, and other facilities in the City of San Rafael. The prosperity of San Rafael is
in part founded upon an adequately sized and well-maintained infrastructure.
The City of San Rafael is committed to maintaining and modernizing the City’s
facilities through ongoing planning and investment. The City will also continue to
address issues such as functional and technological adequacy, accessibility for the
disabled, and changing needs of San Rafael residents. An adequate and well -planned
system of infrastructure facilities is one of the primary prerequisites for a city's
development. The planning, construction and management of complex infrastructure
facilities and networks is essential to the well-being of the City.
San Rafael owns and maintains many buildings that house its public safety and
administrative activities. The City also owns and operates a variety of facilities and
buildings to meet the recreational and cultural needs of its residents. In addition, San
Rafael is responsible for maintaining and managing facilities located in the public
right-of-way, including street surfaces, signals, curbs, gutters, sidewalks, street trees,
landscape medians and entryways, signs, and streetlights.
Construction of new facilities and maintenance of existing facilities are managed
through the City’s Capital Improvements Program (CIP). The CIP is a major element
of the City’s budget, and includes projects that have been evaluated and prioritized
through the City’s interdepartmental review process. The CIP lists expected new
facilities as well as facility improvements and repairs: the list includes fully funded
projects as well as projects where funding is not yet available. As part of the City’s
budget, the CIP is updated on a bi-annual basis. The list of CIP projects identifies
funding priorities. These priorities change in response to the amount of funds
available. Sources of funding include the City’s General Fund, Gas Tax Fund, Storm
Water Fund, Redevelopment Agency, State and regional grants, and private
donations. For fiscal year 2000-01, San Rafael had expenditures of $52 million for 63
Capital improvement projects.
Through evaluation of facilities, regular maintenance, and planning for additional
facilities to meet community needs, San Rafael is committed to having the best
infrastructure the community can afford. For example, the City’s building condition
surveys identify seismic-safety and maintenance needs for public safety-related
facilities. While periodic State budget issues affected the City’s ability to adequately
fund facility maintenance, the long-term goal of the City is to have an infrastructure to
match the community’s needs, and to establish a disciplined funding program for
regular maintenance of these public facilities.
198 SAN RAFAEL 2020 / INFRASTRUCTURE Amended 1/13/2016
C a p i t a l I m p r o v e m e n t
P r o g r a m ( C I P )
The multiyear scheduling of public physical
improvements. The scheduling is based on
studies of fiscal resources available and the
choice of specific improvements to be
constructed for a period of five to six y ears
into the future. The purposes of the CIP are:
Identify present and future needs for
physical improvements in the City.
Identify the potential costs of requested
improvements.
Identify possible sources of revenue to
pay for the requested improvements.
Provide the City Council a procedure for
setting priorities among requested
improvements.
Promote coordination of construction
programs among public agencies and
private interests.
Provide an effective tool for implementing
the General Plan.
The CIP is inc luded in the City of San Rafael
Program Budget , available in the Public
Library and the City Clerk’s Office.
GOAL 19: SOUND INFRA STRUCTURE
It is the goal of San Rafael to have well planned, well–maintained and
adequate infrastructure, public buildings, and landscaping. In order to
ensure the quality of infrastructure expected by the San Rafael community,
public buildings, streets and sidewalks, landscape medians, and storm drains
receive rehabilitation or replacement as needed, as well as continued
maintenance. Prudent management and planning of resources is designed to
allocate sufficient money to fund the construction and maintenance required.
I -1. Capital Improvemen ts Maintenance and Replacement.
Provide for ongoing, preventative maintenance of infrastructure facilities and timely
replacement of City equipment.
I-1a. Capital Improvement Programming. Plan for the improvement of public facilities
and infrastructure through maintenance of a multi-year capital improvement program.
Responsibility: Public Works, Management Services,
Economic Development, Community Services
Timeframe: Ongoing
Resources: Capital Improvement Program
I-1b. Public Input. Continue to improve public input
into the City’s CIP process. Consider ways to utilize
the City’s website to list funded or proposed capital
improvements.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
I-1c. “Sinking Fund.” Establish a ‘sinking’ fund to
finance maintenance of the City’s infrastructure.
Responsibility: Management Services, Public
Works
Timeframe: Long Term
Resources: Staff Time, (charges to
departments),
Tax, General Fund, Assessment District
I -2. Adequacy of City
Infra structure and Services.
Assure that development can be adequately
served by the City’s infrastructure and that new
facilities are well planned and well designed.
I-2a. Long-term needs. Continue to use the CIP as a
tool to conduct comprehensive analyses of long-term
infrastructure needs, including new facilities and
maintenance.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / INFRASTRUCTURE 199
S i n k i n g F u n d
A sinking fund is a fund set up to put money
aside for a future project. It is used to
accumulate resources (annual additions and
e arnings) needed to retire the long -term
bond issues at maturity.
I-2b. Diversified Funding. Seek diversified funding sources in addition to the City’s
various funds.
Responsibility: All Departments
Timeframe: Ongoing
Resources: State and Federal Funds, Grants,
Partnerships, Mitigation Fees, Partnerships.
See also LU-2a (Development Review
I -3. Availability of Utilities.
Promote the availability of reliable and reasonably
priced utilities necessary for businesses and
residences to prosper.
I-3a. Capacity Management. Work with the Central Marin Sanitation Agency and San
Rafael Sanitation District to ensure completion of a Capacity Management Alternative
Study to determine the scope of needed improvements, costs, and expected benefits to
avoid excess of water treatment capacity.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
I-3b. Water Supply Impacts. Work with Marin Municipal Water District to meet the
projected water demand and to ensure reduction of existing and projected water supply
impacts.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See LU-2a (Development Review).
I -4. Utility Undergrounding.
Continue to pursue the undergrounding of overhead utility lines.
I-4a. Funding Undergrounding Utilities. Seek funding opportunities to underground
utilities. Sources include PG&E’s dedicated underground funding (“Rule 20A/20B”),
private funding, and assessment districts.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Assessment District
I-4b. Prioritizing Undergrounding Utilities. Consider prioritization of utility
undergrounding along corridor or gateways identified in Exhibits 17 (San Rafael
Community Design) and Exhibit 18 (Central San Rafael Community Design).
Responsibility: Public Works
Timeframe: Ongoing
Resources: Utility Funds, Redevelopment
I-4c. Neighborhood Efforts. Provide information about funding options for
undergrounding utilities. Assist neighborhoods with self-help efforts to fund
undergrounding of utility lines.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Assessment District
200 SAN RAFAEL 2020 / INFRASTRUCTURE Amended 1/13/2016
I -5. Public Involvement.
To the extent appropriate, continue to encourage public participation in the conceptual
design and funding of major City building projects, such as public buildings and
landscaping.
I-5a. Design Review. Involve the community in the planning and design of major public
facilities. As public improvements, City projects are subject to the appropriate level of
design review.
Responsibility: Public Works, Community Development, Community Services
Timeframe: Ongoing
Resources: Staff Time, Capital Improvements Program
Street Maintenance and Landscaping
The City is responsible for maintaining 331 lane miles of street surfaces, 42 miles of
landscaped street medians, and 50,000 street trees. These responsibilities include
repairs, right-of-way, and streetlights. In order to prioritize and schedule street
maintenance, the City uses a Pavement Management System for a more cost-efficient
way of maximizing resources. In addition to the ‘hardscape’, San Rafael maintains
landscaping, including, for example, the medians along Andersen Drive and Freitas
Parkway, and the entryways in Downtown and in North San Rafael The City’s street
trees are a valuable resource that add character to neighborhoods and commercial
areas, control temperatures and reduce air pollution.
I -6. Street Maintenance.
Maintain and modify where appropriate existing levels of street and sidewalk repair,
street sweeping, and street lighting.
I-6a. Pavement Management. Continue the Pavement Management Program to allocate
funds and prioritize street resurfacing projects.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Gas Tax
I-6b. Street Sweeping. Continue to maintain a program for adequate street sweeping.
Work with neighborhoods on ways to improve the efficiency of street sweeping, and to
publicize street sweeping programs. Investigate alternative funding sources for street
sweeping.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
I-6c. Sidewalk Repair. Develop a sidewalk repair program consistent with applicable
State law and as local conditions warrant.
Responsibility: Public Works, City Attorney
Timeframe: Short Term
Funding: Staff Time
I-6d. Street Lighting Program. Continue the Street Lighting Program to allocate funds
and plan for needed street lights and repairs.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Joint Powers Agreement, Staff Time
See C-27b (Prioritizing Pedestrian Improvements).
Amended 1/13/2016 SAN RAFAEL 2020 / INFRASTRUCTURE 201
I -7. Landscape Maintenance.
Provide for low maintenance entryway landscaping. Give priority to maintenance of
landscaping along the City’s most heavily traveled roadways and gateways as shown
on Exhibits 17 (San Rafael Community Design) and Exhibit 18 (Central San Rafael
Community Design).
I-7a. City Landscaping. Encourage partnerships with neighborhood and civic
organizations to maintain and improve the City’s landscaped areas.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Donations, Volunteers
See CD-8a (Gateways) and I-8c (Street Tree Maintenance).
I -8. Street Trees.
Create street tree planting and maintenance programs and encourage the use of large
canopy trees where appropriate in order to control temperature, improve air quality,
control wind, define neighborhoods, and improve street appearance.
I-8a Street Tree Program. Develop a comprehensive citywide street tree planting,
maintenance, replacement, diversification, wood utilization and tree waste-recycling
program. The citywide street tree program should consider the use of large canopy trees
where the planting areas and locations make such trees feasible a nd appropriate. Include
coordination and communication with PG&E regarding tree maintenance in relation to
power lines. Utilize volunteers to the extent feasible in creating a street tree inventory.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time, Partnerships, Grants, Volunteers
I-8b. Street Trees for New Development. Require street trees at frequent spacing in all
new developments and property upgrades, and consider mitigation for tree removal by
planting street trees in locations other than the project site. Continue replacing trees that
have aggressive root systems affecting vehicular and pedestrian travel.
Responsibility: Public Works
Timeframe: Short Term
Resources: Contributions
I-8c. Street Tree Maintenance. Seek diversified funding
sources for street tree maintenance and replacement.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
I-8d. Landscape Maintenance Next to Sidewalks.
Revise City ordinances to require maintenance of private
landscaping which encroaches onto the City right -of-way
and sidewalks.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
See I-6c (Sidewalk Repair).
Street trees add
to the beauty
and character of
neighborhoods.
202 SAN RAFAEL 2020 / INFRASTRUCTURE Amended 1/13/2016
Water and Wastewater Infrastructure
Marin Municipal Water District, a public utility governed by an elected Board, provides
water service generally to all eastern Marin cities south of Novato. District facilities
include six area reservoirs, two water treatment plants, storage tanks, pumps and
lines.
The primary source of water for the District is rainfall stored in area reservoirs. The
District also maintains a line inter-tie with the North Marin Water District for Russian
River water. Area rainfall water sources are limited by water reservoir storage
capacity. The total current capacity of the Water District is approximately 80,000 acre-
feet. Seventy-twofive percent of the water used within the District is from local
reservoirs, while the other twenty-sixfive percent comes from the Russian River in
Sonoma County. Two percent is from recycled water.
Usage of potable and recycled water within the MMWD was an average of 27,560 in
2001-02 totaled 31,338 acre-feet annualy for the years 2004 to 2014. The watershed
is currently managed for an operational yield of 28,50029,500 acre-feet per year,
resulting in a current water supply deficit of 1,650 acre-feet. This deficit is projected to
increase to 7,900 acre-feet per year by 2020. The growth projected within the San
Rafael planning area through 2020 is less than that utilized by MMWD in making its
projections. MMWD has two contracts for water from the Russian River which could
provide up to 14,300 acre-feet of water per yearto meet shortfalls in supply. However,
use of additional Russian River water is limited by pipeline capacity and environmental
concerns. To respond to the anticipated supply deficits, MMWD is continuing its
efforts to increase water conservation, is exploring additional opportunities to partner
on water recycling with the Las Gallinas Valley Sanitary District and is designing and
evaluating a possible desalination plant to increase supply.
Wastewater treatment in the part of San Rafael south of Puerto Suello is handled by
two entities: Central Marin Sanitation Agency and the San Rafael Sanitation District.
The Central Marin Sanitation Agency serves the southern half of San Rafael and the
Ross Valley, which includes essentially all of Corte Madera, Larkspur, Greenbrae, San
Anselmo and Fairfax. The Agency owns and operates the sewage treatment plant,
which provides modified secondary treatment, a deep-water sewer outfall line, and
three transport lines from San Rafael, Larkspur and San Quentin.
The San Rafael Sanitation District covers the portion of San Rafael south of Puerto
Suello hill to the southerly city limit and adjacent unincorporated neighborhoods. The
District owns and operates 32 pump stations and nine miles of force mains. Of the
pump stations, 12 are considered to be major with sizeable tributary service areas,
and 20 are minor. The District owns and maintains all of the 124 miles of gravity flow
sewer mains in the District, although there are also some private sewer mains. Sewer
laterals (lines between the sewer main and individual homes) are the responsibility of
property owners.
The Las Gallinas Valley Sanitary District provides sewage collection and treatment in
San Rafael north of Puerto Suello Hill and in adjacent unincorporated areas. The
District serves all northern City areas, and the unincorporated neighborhoods of Lucas
Valley, Marinwood, and Santa Venetia. The District provides all treatment and
transport facilities, which include the treatment plant, about 300 acres of ponds and
Amended 1/13/2016 SAN RAFAEL 2020 / INFRASTRUCTURE 203
land irrigation areas, pump stations, force mains and gravity flow sewer mains. Sewer
laterals are privately owned.
Wastewater from the Las Gallinas Valley Sanitary District is given additional treatment
by Marin Municipal Water District (MMWD) and piped through a circulation system
separate from that of potable water to irrigate parks and landscaping throughout North
San Rafael.
The CMSD has a dry weather treatment capacity of 10 million gallons per day (mgd),
and current flows of 8 mgd. The plant’s wet weather capacity is between 90 and 125
mgd, depending on tidal conditions. Current wet weather flows vary with storm
events, with a maximum flow reaching 107 mgd in recent years. Projected
development through 2020 would increase wastewater flows by about 12 percent, or
by 1 mgd during dry weather and 13 mgd during wet weather. Both increases are
within the plant’s current capacity, but the CMSA is currently studying ways to reduce
wet weather flows and/or increase treatment capacity.
The LGVSD has a dry weather capacity of 2.92 mgd and flows currently are measured
at 2.2 mgd. The district has capacity for the equivalent of 4,500 additional dwelling
units, which is well within projected growth. In addition, the LGVSD Board is
developing an improvement program to increase capacity to 3.5 mgd.
See the Air and Water Quality Element for policies and programs related to the City’s
stormwater infrastructure.
I -9. Water Supplies.
Encourage Marin Municipal Water District to develop cost effective strategies for
adequate long-term water supplies.
1-9a. Water Supplies. Monitor efforts by the MMWD to expand the local water supply to
meet long-term needs. In addition to environmental review, request adequate review of
economic impacts. Ensure adequate review of environmental, design and economic issues
related to a potential desalination plant.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
I -10. Sewer Facilities.
Existing and future development needs should be coordinated with responsible
districts and agencies to assure that facility expansion and/or improvement meets
Federal and State standards and occurs in a timely fashion.
I-10a. Coordination of Services. Participate in coordination efforts between responsible
agencies providing sewer facilities.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See also LU-2a (Development Review).
204 SAN RAFAEL 2020 / INFRASTRUCTURE Amended 1/13/2016
I -11. Improvements to Drainage Facilities.
Continue to monitor and pursue as appropriate improvements to areas with insufficient
drainage.
I-11a. Pipe Replacement. Pursue the replacement of the City’s older corrugated metal
drainage pipe system with a more durable material.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Fund)
I-11b. Silt Removal. Continue to remove accumulated silts from city maintained
drainageways and ponds.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Fund), Staff
Time, Assessment District
See CON-6a (Municipal Code Compliance) and CON -8b (Tree Retention).
I-11c. Mahon Creek. Develop a Creek Management Plan for the periodic dredging and
maintenance of Mahon Creek from B Street to Highway 101. Continue the implementation
of the Master Plan for Proposed Drainage Improvements within the San Rafael Basin,
Final Implementation Plan as funding becomes available. Explore other feasible and cost-
effective solutions to minimize or divert drainage to reduce periodic flooding on Mahon
Creek.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See S-18 (Storm Drainage Improvements and S -19a (Incremental Flood Control
Improvements).
I -12. Cost Effective Services. (Deleted)
Work with the sanitation districts on methods to provide the most cost-efficient level
of service possible.
I-12a. Consolidation of Services. (Deleted) Support legislation to encourage
consolidation of multiple jurisdictions in the San Rafael Planning Area.
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
I -13. Wastewater Treatment and Reuse.
Encourage additional water recycling at Las Gallinas Valley Sanitary District and
encourage the Central Marin Sanitation Agency to investigate recycling and reuse of
its treated wastewater.
See SU-5eCON-20b. (Water Recycling).
Amended 1/13/2016 SAN RAFAEL 2020 / INFRASTRUCTURE 205
Telecommunications
Telecommunications are undergoing rapid technological changes. Through
assessment of information technology needs and available resources, the City seeks
to remain current with the demands for effective, reliable telecommunication
infrastructure.In 2003, SBC is the largest provider of telecommunications services in
San Rafael and is responsible for maintaining the physical infrastructure for delivering
local phone and internet services to residents. However, competition for local
telecommunications services within the City is offered by a number of California Public
Utilities Commission-certified companies.
The City of San Rafael’s five-year Information Technology Plan guides investment in
the City’s hardware and software.
I -14. City Technology.
Invest in upgrading the City’s technology infrastructure and improving public access
to City services.
I-14a. Technology Improvements. Implement and update the City’s Information
Technology Plan.
Responsibility: Management Services (Information Services Committee)
Timeframe: Ongoing
Resources: Staff Time, Grants, Fees
I -15. Telecommunication Improvem ents.
Ensure that residents, schools, businesses and organizations have access to reliable,
modern and cost-effective telecommunications.
I-15a. Marin Telecommunications Agency. Coordinate with the County to upgrade
telecommunications infrastructure in accordance with the Marin Telecommunications
Agency or any successor agency.
Responsibility: Management Services, Public Works
Timeframe: Ongoing
Resources: Staff Time
See S-29a (Involvement with Marin Emergency Radio Authority).
I-15b. Telecommunication Ordinance. (Deleted) Adopt a Telecommunications
Ordinance regulating the appropriate placement and design of new telecommunications
facilities.
Responsibility: Management Services (Information Services Committee), Public
Works, Community Development
Timeframe: Short Term
Resources: Staff Time
See also OS-6a (Utilities in Open Space).
Amended 1/13/2016 SAN RAFAEL 2020 / GOVERNANCE 207
Governance Our Foundation
Introduction
The City of San Rafael’s government embraces its role of serving residents,
preserving traditions, and fostering innovation through steady, focused leadership.
Elected officials understand and value the trust and c onfidence of residents, built
through ongoing dialogue. A motivated professional city staff is dedicated to
continuous improvement in the quality of services. Elected officials and staff rely on
citizen participation to assist in establishing reasonable and effective programs.
Community-based local government engages residents, businesses, and other
stakeholders in maintaining a network of diverse and distinct neighborhoods. Public
engagement allows people to share information and concerns, and to addres s and
pursue common interests. Good government requires active and effective leaders to
make wise decisions in the resolution of local and regional issues, and to make
government an energizer of civic action in the furtherance of social and economic
common good.
Serving a complex and diverse city, San Rafael government:
Strives for wide public policy participation;
Uses local commissions, boards and other groups to provide informed
recommendations for balanced decision-making; and
Explains the reasons for decisions as they are reached.
C o m m u n i t y -B a s e d G o v e r n a n c e
Community -based local government acts as a
catalyst in mobilizing neighborhoods, shifting
From bureaucracy, authority and power to
community self -determination, mutual
responsibility and accountability;
From treating residents as clients to treating
residents as active citizens;
From top down to bottom up;
From outside in to inside out;
From service collaborati on to community
collaboration;
From betterment to empowerment;
From imposing to growing.
A community -based San Rafael government engages
residents and other stakeholders in the direction,
changes, decisions, priorities, planning, organizing,
implementatio n and evaluation of the collaborative
development of a sustainable network of diverse,
distinct neighborhoods.
208 SAN RAFAEL 2020 / GOVERNANCE Amended 1/13/2016
GOAL 20: DIVERSITY
It is the goal of San Rafael to have a community of people diverse in age,
ethnicity, culture, and income levels. San Rafael welcomes a wide variety of people
and ideas. This is one of San Rafael’s strengths, which is important to sustain.
The City of San Rafael is committed to successfully working within its diverse
community. Through an economy providing jobs with a mix of incomes, and a variety
of neighborhoods offering a range of housing types, San Rafael enjoys a community
rich in people from different backgrounds and cultures. The City works to the greatest
extent possible so that every resident can have a positive experience within San
Rafael’s community and benefit from an enhanced quality of life.
G -1. Jobs and Diversity.
Encourage the creation and retention of a wide variety of job opportunities at a mix of
economic levels.
See EV-8a (Industrial Zoning).
G -2. Variety of Housing.
Encourage the creation and retention of a wide variety of housing types serving people
of all economic levels.
See H-7e10e (Retention of Mobilehomes and Preservation of Mobilehome Sites), H-10c
(Single Room Occupancy (SRO) Units, H-10d14b (Zoning for Live/Work Opportunities),
H-14c (Single Room Occupancy SRO Units), H-18a19a (Inclusionary Housing Nexus
Study), H-14c23a (Continue to Implement Zoning ProvisionsStandards to Encourage
Mixed Use), H-16a25a (New Second Units), H-18a (Inclusionary Housing Nexus Study),
and LU-23a (Zoning Ordinance Amendments).
G -3. H ousing Agencies.
Support agencies and organizations that provide shelter, housing, and related services
to very low-, low-, and moderate-income households.
See H-4a6a (Inter-Jurisdictional Housing Activities and Resources),
H-11a15a (Homesharing and Tenant Matching Opportunities), H-
12a16a (Countywide Efforts to Address Homeless Needs).
G -4. Diversity at City Hall.
Make efforts to reflect on Boards and Commissions, and among
City employees the characteristics of San Rafael’s population.
G-4a. Outreach. Monitor the diversity of membership on City Boards
and Commissions. Solicit applications from all segments of the
community when making appointments.
Responsibility: City Clerk
Timeframe: Ongoing
Resources: Staff Time
G-4b. City Employment. Promote City employment opportunities throughout the
community.
Responsibility: Human Resources
San Rafael City
Hall was built in
1966.
Amended 1/13/2016 SAN RAFAEL 2020 / GOVERNANCE 209
Timeframe: Ongoing
Resources: Staff Time
GOAL 21: COMMUNITY
PARTICIPATION
It is the goal of San Rafael to have enthusiastic participation in civic life by
residents and neighborhood organizations representing all ages and segments of
the community. Active, broad-based public participation in developing community
policy is needed and encouraged. We need successful partnerships among the City
and neighborhoods, businesses, schools, and social and cultural service organizations
so that there is a strong community-wide commitment to improvements.
Public participation is at the core of successful city government. San Rafael’s
participatory program of education, input, dialogue and consensus-building is one of
the key strategies for enhancing our entire community, creating a greater sense of
community, and developing a commitment to the greater good. The recently approved
Community Engagement Action Plan, approved in 2013, lays out a number of actions
to improve public communication, outreach, transparency, and open government. In
addition, the City has worked in the improvement of technology to expand public
access to information, including online availability of public meeting agendas and
video archive of meetings as well as the launcing of “e-permits” to allow the public to
track active permits. San Rafael continues to evaluate the effectiveness and
responsiveness of its engagement with the community, making strides to encourage
participation as addressed in policies G-5 to G-8 below.
San Rafael benefits from broad community involvement in local planning matters.
Through partnerships with local organizations and involvement with the community,
the City has been able to take collaborative approaches towards providing services to
the public and finding cost-effective solutions for services. Examples of partnerships
include the renovation of Beach Park with Terrapin Crossroads and management of
Canal Community Garden provided by Canal Alliance. Citizen interest and
participation in the public forum has been and continues to be an integral part of the
policy and plan development process.San Rafael’s experience has been that such
involvement is beneficial for effective land use decision-making and neighborhood
design as well as housing availability, quality, and affordability.
G -5. Leadership.
Provide responsive and effective leadership to achieve the City’s vision, consistent
with the Community Engagement Action Plan.
G-5a. Staff Leadership Skills. Recruit, train and retain highly competent employees.
Continue providing regular orientations and leadership training to City employees.
Responsibility: Human Resources
Timeframe: Ongoing
Resources: Staff Time
G-5b. Board and Commission Training. Develop an annual orientation to City
government for members of San Rafael City Council, boards, commissions, and advisory
groups. Provide information about the roles and responsibilities of effective civic
leadership.
210 SAN RAFAEL 2020 / GOVERNANCE Amended 1/13/2016
Responsibility: City Clerk, City Attorney
Timeframe: Long Term
Resources: Staff Time
G-5c. Leadership Training. Encourage efforts to provide leadership training by
community groups such as Canal Ministry, Marin Interfaith Youth Outreach, local
schools, neighborhood associations and the Chamber of Commerce. Encourage City staff
and board and commission members to participate in leadership training programs.
Responsibility: City Manager, Community Development, Community Services
Timeframe: Ongoing
Resources: Staff Time
G-5d. City Hall Academy. Consider creation of a City Hall Academy to provide training
in City governance and public involvement. Prepare and distribute information about
effective involvement in government activities.
Responsibility: City Manager
Timeframe: Long Term
Resources: Staff Time
G-5e. Advocacy at Regional and State Level. Seek appointment to regional and State
committees and boards and continue to advocate for State legislation which can affect City
services and further City objectives.
Responsibility: City Manager, City Council
Timeframe: Ongoing
Resources: Staff and Council member’s time
G -6. Broad -Based Involvement.
Establish methods to encourage broad-based, meaningful community involvement.
Encourage residents who historically have not been involved in political processes to
become engaged in government, consistent with the Community Engagement Action
Plan.
G-6a. Community Stakeholders. Actively seek community-wide representation and
public involvement opportunities on City issues through vigorous outreach programs to
engage residents who are not typically involved, such as young people and residents not
fluent in English.
Responsibility: City Manager, City Clerk, Community Development, Community
Services
Timeframe: Ongoing
Resources: Staff Time
See G-8c (San Rafael Website) and G-5d (City Hall Academy).
G -7. Community Participation.
Encourage and support public participation in the formulation and review of policies,
especially neighborhood level planning. Work with community groups and other
organizations to develop, implement and evaluate strategies that enhance San Rafael’s
neighborhoods, consistent with the Community Engagement Action Plan.
Amended 1/13/2016 SAN RAFAEL 2020 / GOVERNANCE 211
G-7a. Review of Facilities Proposed by Other Public Agencies. Encourage other public
agencies such as Marin County and the school districts, to participate in the City’s design
review process.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See CD-15a (Notification and Information about Development Projects), I-5a (Design
Review), H-3a4a (Neighborhood Meetings) and G-18a (Collaboration with Local
Agencies).
G -8. City and Community Communication.
Emphasize effective communication between City Hall and the community-at-large.
Involve stakeholders in City projects as early as possible, consistent with the
Community Engagement Action Plan.
G-8a. Information about Community Issues. Make information about community issues
available to increase understanding and insight into the complexity of challen ges that
affect the community. Where possible, information
about City services and programs should be made
available in languages other than English, e.g.,
Spanish or Vietnamese. Use the City newsletter,
community meetings, electronic means, and media
that reaches the varied population groups in San
Rafael.
Responsibility: City Manager, Community
Development, City Clerk
Timeframe: Ongoing
Resources: Staff Time
G-8b. Contact Database. Maintain a database of
stakeholders who attend community meetings and
want to be involved. Centralize or consolidate
community-wide mailing lists that include
representation from homeowners associations,
neighborhood and service groups, the faith
community, the school districts, the business
community and other interest groups.
Responsibility: Community Development, City
Clerk, City Manager
Timeframe: Ongoing
Resources: Staff Time
G-8c. San Rafael Website. Use the City’s website to invite people to participate in City
government and to provide access to City informatio n and documents and links to
community organizations. Create new methods to distribute cost-effective electronic
notification about City activities, meetings, and programs, and to interact with the
community.
Responsibility: Information Services, City Manager
Timeframe: Ongoing
Resources: Staff Time
See CD-15a (Notification and Information about Development Projects).
G -9. Advisory Committees.
Use appointed boards, task forces, commissions, and other advisory and ad hoc
committees to assist City staff and the City Council in decision-making processes.
V o l u n t e e r i s m i n S a n R a f a e l
The City of San Rafael Volunteer Program was
created in 1996. The purpose of the program is to
develop volunteers within City government and to
partner with neighborhood and community groups to
build a better San Rafael. Volunteers are recruited
for a variety of tasks, jobs, and projects, including the
annual Daffodil Planting Days, the Spring and Fall
Clean Up Days, the City Hall Concierge Desk and all
the departments within City Hall.
Over 1,000 individuals volunteer each year.
Together, these stalwart citizens contribute over one
million dollars of service to the City annually! This is
a tremendous donation of time and energy deserving
of special recognition which is a hallmark of this
program.
212 SAN RAFAEL 2020 / GOVERNANCE Amended 1/13/2016
G-9a. City Boards and Commissions. On a periodic basis, review the purpose of City
boards and commissions. In addition, assess appointment procedures and member
representation to ensure public involvement, new ideas and adequate advice and
recommendation to Council. Consider the benefits and disadvantages of establishing term
limits for members of City Boards and Commissions to encourage more public
involvement and new ideas.
Responsibility: City Manager, Departments
with advisory boards and commissions
Timeframe: Long Term
Resources: Staff Time
G-9b. Recognition and Feedback. Recognize departing commission members for their
contributions. Conduct exit interviews with Interview board and commission members
about their experiences when they complete their service to assess commission
performance. Consider involving retired commission members in training new
commissioners.
Responsibility: Departments with advisory boards and commissions
Timeframe: Short Term
Resources: Staff Time
See CD-15a (Notification and Information about Development Projects) and I -5a (Design
Review).
G -10. Volunteerism in Government.
Encourage and support people of all ages and backgrounds to volunteer with the City,
and develop volunteerism at all levels of City government.
G-10a. Volunteer Program. Create meaningful volunteer opportunities within City
departments and foster worthwhile community projects through partnerships with
neighborhoods and service groups. Recruit new volunteers from various sources including
schools, seniors, neighborhoods and local business. Recognize volunteers for their service
to the City.
Responsibility: Human Resources, City Manager
Timeframe: Ongoing
Resources: Staff Time
G -11. Empower Residents to Take
Responsibility.
Provide opportunities to increase residents’ skills and
knowledge to promote community involvement.
G-11a. City Training Programs. Continue, and improve
where possible, City-sponsored programs such as:
Community Emergency Response Team (CERT)Disaster
Area Relief Training (DART)
Citizens Police Academy
CPR training and first aid
Neighborhood Crime Watch
Neighborhood Clean-up Days
Responsibility: Fire Department, Police Department,
Human Resources (Volunteer Program)
Timeframe: Ongoing
Resources: Staff Time
See G-5d (City Hall Academy), G-10a (Volunteer Program), S-26a (Public Safety
Training), S-33a (Disaster Preparedness Plan) and S-40b (Enrollment in Training
Programs).
In 2004, over 1,700
volunteers contributed
more than 28,500
hours and over $1.2
million worth of
d onated labor.
Amended 1/13/2016 SAN RAFAEL 2020 / GOVERNANCE 213
G -12. Local Elections.
Encourage participation in local elections.
G-12a. Voter Information. Support voter registration drives, and participate in voter
education programs. Educate students, new residents and new U.S. citizens about how to
participate in local elections. Continue to provide voter registration information at City
Hall, community centers, and libraries.
Responsibility: Community Services, Library, City Clerk
Timeframe: Ongoing
Resources: Staff Time
G-12b. Voter Participation. Work with the County to publicize the number of p eople
voting in elections. For example, provide a link to the County’s website about election
results.
Responsibility: City Clerk, Management Services
Timeframe: Short Term
Resources: Staff Time
GOAL 22: EDUCATIONAL
EXCELLENCE
It is the goal of San Rafael to have excellent schools and enhanced lifelong
education. The City will support the school districts’ efforts to ensure access to
quality education for everyone. The City of San Rafael offers and supports a wide
range of programs to fulfill the needs of the community including adult education
classes, literacy tutoring, career development and technology courses, childcare, and
after school programs.
The City of San Rafael recognizes the value of schools
and education to the community. The City is committed
to taking a leadership role in collaborating with school
districts in San Rafael to ensure that exceptional
education is provided to a wide spectrum of students.
San Rafael is also committed to offering classes and
programs that provide lifelong educational opportunities.
There are three public school districts in the San Rafael
planning area (Dixie Elementary, San Rafael Elementary,
and the San Rafael High School District). In addition to
the sixteenfifteen public schools in the San Rafael
planning area, there are seventeennine private schools, which . All of these are
elementary schools except Marin Academy. San Rafael is also home to Dominican
University with over 2,2001,500 students.
In addition, a number of classes and programs are off ered by the City of San Rafael,
including pre-kindergarten programs and adult education classes at community
centers, cultural and arts classes at Falkirk Cultural Center, and the Marin Literacy
Program at the San Rafael Public Library.
Over 2,200 1,900
undergraduate and
graduate students
attend Dominican
University.
214 SAN RAFAEL 2020 / GOVERNANCE Amended 1/13/2016
G -13. Education.
Collaborate with schools, from preschools to the university level, in fostering
educational programs to benefit the community.
G-13a. Partnerships with Schools. Participate in school projects and career days to
educate young people about local issues and City government and financing.
Responsibility: City departments
Timeframe: Ongoing
Resources: Staff Time
G -14. Relationship with School Districts.
Maintain a close, collaborative relationship with the school districts to maximize
public benefit.
G-14a. Communication with the School
Districts. Maintain regular communications
with the School Districts to foster community
collaborations. Continue periodic joint City
Council and School Board meetings on topics
of mutual interest.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
G -15. School Facilities as
Gathering Places.
Collaborate with schools to provide greater
access to school facilities for neighborhood
and community activities.
G-15a. Joint Use of Educational Facilities.
Develop and adopt Memorandum of
Understanding agreements with Dixie and San
Rafael School Districts, Marin Academy, and
Dominican University governing the development, maintenance, and community use of
facilities for recreation, childcare and/or communit y events.
Responsibility: City Manager, Community Services
Timeframe: Ongoing
Resources: Staff Time
See PR-20 (City-School Cooperation).
G -16. Business and School Relationships.
Strengthen the positive working relationship between the business community and the
schools to enhance the quality of education.
G-16a. Internships. Provide governmental internships with local high schools and college
within the various city departments. Encourage local businesses to provide internships and
mentoring programs. Assist with publicity about internship opportunities.
Responsibility: All Departments
Timeframe: Ongoing
Resources: Staff Time
The community
celebrated the
opening of the
new Coleman
Elementary
School campus.
Amended 1/13/2016 SAN RAFAEL 2020 / GOVERNANCE 215
G -17. City Programs and Classes.
Offer programs and classes to address the needs and interests of the whole
community.
G-17a. City Programs and Classes. Continue to offer a variety of leisure, recreation,
educational and personal enhancement courses and programs for all age groups at the
Community Centers, Falkirk Cultural Center, Library and other public and private
facilities. Regularly assess participants and the public at large to determine interests and
support.
Responsibility: Community Services, Library
Timeframe: Ongoing
Funding: Fees, Volunteers
GOAL 23: SUPPORT FOR CARE
PROVIDERS
It is the goal of San Rafael to have collaborative efforts to support those who are
in need. There are many public, private and non-profit providers in San Rafael,
which help seniors, people with disabilities, homeless people, families who are
disadvantaged, and others. The City supports these providers as appropriate to
maintain San Rafael as a compassionate city.
As a compassionate city, San Rafael collaborates with agencies that provide services
to those who are in need. Coordination among government and private organizations
helps stretch resources. Over 70 private and public organizations within San Rafael
offer a broad range of aid and services such as meals, housing, health care and
counseling to individuals and families. Organizations provide rehabilitation and
adaptive technologies to people living with disabilities. In addition, there are many
group homes for the elderly and people with disabilities. San Rafael is distinguished
by being the center and headquarters for national and local innovative and creative
organizations.
G -18. Support for Special Needs Groups.
Encourage government and business support for non-profit and other organizations
that provide services to the elderly, people with disabilities, homeless people, and
others in need. Support efforts of Marin County to encourage the availability of social
services throughout the County.
G-18a. Collaboration with Local Agencies. Work with non-profits and other
organizations on priorities, services and facilities. Assist in establishing avenues of
communication between non-profits and neighbors. Current examples include supporting
efforts to provide emergency shelter and transitional housing to homeless individuals,
families and victims of domestic violence, and working with local organizations on
sidewalk accessibility.
Responsibility: City Manager, Community Development, Economic Development,
Public Works
Timeframe: Ongoing
Resources: Staff Time, CDBG Funds
216 SAN RAFAEL 2020 / GOVERNANCE Amended 1/13/2016
G-18b. County and Other Cities’ Programs. Collaborate with Marin County and other
Marin cities to support efforts to provide effective and efficient social services in the
region.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time, Grants
G-18c. Zoning Allowance. Provide zoning allowance for group homes, transitional
housing and treatment facilities, but preclude over-concentration of such facilities in
residential neighborhoods as allowed by state law. Per the requirements of SB2, Zoning
Ordinance amendments have been drafted to incorporate new definitions for “transitional
housing” and “supportive housing”
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
G -19. Interdepartmental Approach.
Continue innovative interdepartmental efforts that enable residents to access needed
health care and social services.
G-19a. Interdepartmental Collaboration. Encourage and support interdepartmental
efforts to address local health care and social service needs. Examples include community
policing, community fire servicing, and the Health and Safety Committee.
Responsibility: City Manager, All Departments
Timeframe: Ongoing
Resources: Staff Time, Grants
Amended 1/13/2016 SAN RAFAEL 2020 / GOVERNANCE 217
GOAL 24: FUNDING FOR CITY
SERVICES
It is the goal of San Rafael to have sufficient funding for city services. San Rafael
provides a broad range of services to meet diverse residential and business
community needs. The City continues to explore new avenues of funding to maintain
and improve city services and the quality of life.
Maintaining and enhancing San Rafael’s revenue base is necessary for t he City to
provide essential and prioritized, desired services. The City must maintain sound
financial practices that meet applicable standards and direct San Rafael’s financial
resources to achieve its short- and long-term goals.
G -20. Public Involvemen t in the Budget Process.
Maintain an open dialogue with the public to evaluate and prioritize needed services.
G-20a. Public Involvement. Continue to involve residents and businesses in the budget
process to the extent feasible, through community meetings, telephone surveys, focus
groups, and other outreach methods.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
G -21. Financial Planning.
Plan for both short- and long-term financial needs.
G-21a. Financial Management Policy Updates. Review and update the Financial
Management Policies as changes in community needs or other considerations warrant such
policy review.
Responsibility: Management Services
Timeframe: Ongoing
Resources: Staff Time
G -22. Program Assessments.
Evaluate the performance of city programs and services in achieving their stated goals as
part of the City’s budget process. Retain, adjust or eliminate programs or services as
appropriate.
G-22a. Program Assessment. Continue to provide the City Council semi-annual reports on
progress made toward achieving goals and objectives and meeting performance indicators.
Look at ways to effectively and objectively measure performance, and consider establishing
benchmarks to determine progress in the implementation of City policies.
Responsibility: Management Services, Community Development
Timeframe: Ongoing; (for benchmark study: long term)
Resources: Staff Time
G-22b. Residents’ Feedback. Use appropriate methods to regularly survey residents on
the satisfaction levels regarding various City services and programs.
Responsibility: Management Services, Community Development
Timeframe: Ongoing
Resources: Staff Time
218 SAN RAFAEL 2020 / GOVERNANCE Amended 1/13/2016
G -23. Government Financing.
As an alternative to increased taxation, pursue methods to diversify funding sources to
adequately finance government functions, including:
Seeking grant funding.
Using economic development to leverage opportunities to provide needed public
services.
Determining the full cost of services and charging fees, as appropriate, to recover
those costs. Fees may be adjusted based on the priorities and needs of the
community.
Seeking ways to streamline services and reduce fees and charges.
G-23a. Revenue Monitoring. Continue to maintain a revenue monitoring system to assist
in trend analysis and revenue forecasting.
Responsibility: Management Services
Timeframe: Ongoing
Resources: Staff Time
G-23b. Grants. Actively seek grant opportunities, and encourage interdepartmental
cooperation and coordination in preparing grant applications.
Responsibility: Management Services
Timeframe: Ongoing
Resources: Staff Time
G-23c. Cost of Services. Periodically evaluate the cost of providing services and adjust
fees accordingly.
Responsibility: Management Services
Timeframe: Ongoing
Resources: Staff Time
See also G-10 (Volunteerism in Government), I-2b (Diversified Funding), LU-17a (Retail
and Services Uses in Industrial and Office Areas), and EV -8a (Industrial Zoning).
G -24. Local Government Partnerships.
Partner with other local governments and organizations to provide community
services and cost-effectively resolve shared problems.
G-24a. Funding Strategies for Infrastructure and Services. Develop, in cooperation with
other jurisdictions, funding strategies for governmental infrastructure and services that take
into account local and regional economic development goals and consider the costs to, and
benefits for, the jurisdictions and the region. An example is a Joint Power Agreement for
shared services, such as the Marin County Congestion Management Agency and Marin
Emergency Radio Authority.
Responsibility: Management Services, Public Works
Timeframe: Ongoing
Resources: Staff Time
G-24b. New Revenue Sources for City Services and Infrastructure. Consider
establishing new revenue sources to adequately fund services and infrastructure. Such
funding would require voter approval and a broad -based community campaign.
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020/SUSTAINABILITY 218-1
Sustainability Our Foundation
Introduction
Economic opportunity, a vibrant community, or miles of beautiful open space, there
are many reasons why San Rafael inspires those who live, work, and play in this
unique city. Over many decades, the City’s collection of neighborhoods has grown,
filled in with families and businesses, matured, and become reinvigorated again with
each new cycle of arrivals. Today, San Rafael is a living tapestry. It is exemplified by
an enduring mix of community goodwill, resp ect for our diverse cultural roots,
appreciation of our natural resources, and innovative thinking. Our community
preserves those qualities that make this city a great place and seizes opportunities to
enhance it. Because San Rafael has so much to offer, there are compelling reasons
to plan judiciously for its future.
The Sustainability Element is San Rafael’s guiding strategy to actively adapt to
ongoing changes within the community and in the environment. In concert with other
elements within the General Plan and with the City’s Climate Change Action Plan, it
defines the City’s goal of becoming a sustainable community by providing stewardship
of our shared natural resources, creating economic resilience, and contributing to the
social well-being of its citizens. The Sustainability Element is a bridge spanning what
San Rafael is today, and how it takes shape in the future. To meet the community’s
present needs without compromising its ability to do the same for future generations,
the City government is committed to achieving sustainability in all aspects of
community planning and governance. While San Rafael is making progress towards
this ideal, there is much more that can be and must be accomplished.
Incorporating sustainability at the city government level supports a decision making
process that examines constraints and opportunities, as well as short term gains and
long term impacts. It clarifies the goals and vision of San Rafael and forms a
comprehensive strategy recognizing that one solution can solve multiple problems.
The Sustainability Element and other General Plan elements illustrate San Rafael’s
hallmark of community based planning; where engaged residents and businesses
work with City staff and elected officials to identify and resolve General Plan themes
such as managing traffic, providing affordable housing and supporting economic
diversity. While no General Plan element takes precedence over others, the
Sustainability Element provides an additional focus on the City of San Rafael’s
decision making process to ensure that our community’s valued foundations and
resources are preserved, enhanced and restored.
2 218-2 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
Sustainability: Balancing the Environment, Economy and Social
Equity
Planning and development for the evolving needs of San Rafael brings many
challenges. Well into its second century, the City and its residents value the distinct
collection of neighborhoods and the surrounding open space. To preserve the
character of San Rafael, land use and development are carefully evaluated to
determine optimum use and impact on surrounding neighborhoods. The City
meticulously manages its established network of streets to run efficiently. To
accommodate anyone wishing to live here, the City encourages housing for a variety
of income levels. Working with other elements of the General Plan, the Sustainability
Element provides an additional thread tying all elements together, forging a
community that exists in harmony with the environment and local economy, while
promoting a healthy, engaged and culturally diverse community.
Meeting present and future community needs requires San Rafael to balance three
inter-related foundations of the community: the environment, the economy, and social
equity. Each foundation is vital to a thriving community and must be valued equally
in relation to the remaining two. For example, a healthy economy may provide many
jobs, but jobs filled by employees who commute to work alone from outlying areas
create negative consequences for the environment and society in the form of
increased fuel consumption and traffic congestion, less local employment, and
degradation of air quality.
The Sustainability Element and other General Plan Elements take a broad view of the
City’s planning issues, but hone in on the fundamental problems requiring solutions.
San Rafael pledges to confront environmental, economic and societal imbalances so
that our community becomes resilient and adaptable at its core.
Foundations of Sustainability
Environment: A sustainable environment is one in which people, plants, animals and
other organisms live harmoniously together within the same ecosystem, without doing
harm to it or each other. Protection, restoration, management, and conservation of our
shared natural resources such as land, water and air, is crucial to achieving a
sustainable environment.
Economy: A sustainable economy is diverse in its offerings of goods and services to a
range of consumers within our community. A sound economy includes jobs that emplo y
varying skill levels that match those found locally. Businesses in a sustainable
economy are environmentally responsible, provide positive benefits to their employees
and the community and have the strength to weather national and global market
swings. Locally based businesses are especially important to a resilient local economy.
Social Equity: Social equity in a sustainable community promotes inclusiveness in the
City’s current and future planning and development. Access to community services,
transportation, education, jobs, government and recreation are provided to all residents.
A sustainable community also protects its residents from potential hazards through
recognition and awareness of our changing environment, promoting adaptative
behavior through programs and decision making strategies that include partnerships
with the community.
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-3
Community Partnerships for a Sustainable San Rafael
Effective city governance starts with a strong partnership with the people it serves.
San Rafael has a long history of providing options for residents, neighborhood
associations, businesses, and other community groups to bring their ideas, issues and
concerns directly to local government. The General Plan 2020, including the
Sustainability Element, are prime examples of our community stepping up and
working with City staff to communicate their needs and vision for a sustainable city.
Through public workshops, community meetings, and the City’s website, these forums
facilitate an ongoing dialogue, a key to keeping San Rafael responsive to its citizens.
Feedback assists the City in prioritizing local issues, while allowing opportunities to
educate and inform. The City recognizes that active community participation is vital to
implementing effective governance.
Public discussion sessions consistently mention improving and preserving San
Rafael’s quality of life and vitality, while maintaining its essential character. The City’s
General Plan elements, including the Sustainability Element specifically address these
concerns.
Climate Change Action Plan
There is undeniable evidence that climate change is
happening now. Excessive consumption of our earth’s
natural resources for energy, transportation and lifestyle
choices contribute to rising greenhouse gas (GHG)
emissions largely in the form of carbon dioxide (CO2),
which causes the global climate to warm. Higher
temperatures triggered by climate change can bring
intensive weather-related events; massive droughts and
forest fires in some areas, severe rainstorms and flooding
in others. In San Rafael, a primary concern regarding
climate change is rising sea level due to the melting of
polar ice caps. A 3’ rise in sea level would flood nearly all of southeastern San Rafael
and parts of downtown, devastating our community by destroying or disrupting our
neighborhoods, local businesses and community infrastructure.
At the State level, law makers have also taken notice of climate change issues. In
2006, California legislators signed into law AB32 and SB375, complementary plans to
reduce GHG emissions to 1990 levels from ‘business-as-usual’ levels by 2020, a
roughly 30% overall reduction. Using current GHG levels, this translates into a 15%
reduction by 2020.
Recognizing the magnitude of the reduction goal and
the importance of complying, San Rafael began
proactively studying the sources of GHG emissions in
the community. In 2008, the City brought together
residents, community groups, county and regional
agencies, and environmental consultants for a series
of workshops and outreach sessions to develop a
comprehensive plan to curb GHG emissions and
combat the effects of climate change. During its
investigation, the City identified three major GHG
contributors (transportation, buildings, waste) and
quantified community-wide emissions and those from
Satellite image of
San Rafael based on
a 3 foot rise in sea
level.
Bay Conservation and
Development Commission, 2009
San Rafael’s GHG emissions in 2005 Inventory (2005) from the City’s
Draft GHG Reduction Study
4 218-4 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
the City’s municipal operations.
The community vision and recommendations culminated as San Rafael’s Clim ate
Change Action Plan 2009 (CCAP) which targets an ambitious 25% GHG reduction
goal from 2005 levels by 2020 and an 80% reduction by 2050. The 25% GHG
reduction goal by 2020 exceeds the 15%
expectation of AB 32 and will require reductions
beyond the specific programs in the CCAP to lower
GHG emissions. The remaining 10% reduction is
anticipated to come from addition community
reduction efforts and effects of federal programs.
The CCAP is intended to be updated frequently
based on experience in implementing programs,
monitoring of GHG emissions, changes in state and
federal statutes and best practices of other local
governments.
The CCAP was updated in 2011 to include a
quantified GHG Reduction Strategy and monitoring
program, also a key component of the Sustainability
Element. To truly become a sustainable community,
San Rafael will need to accept that program implementation is a dynamic process,
involving objective review, community input and collaboration with sustainable thinking in
both plan and action.
Measuring Progress
While the Sustainability Element proposes many programs designed to fulfill our goal
of significantly reducing our GHG emissions while simultaneously becoming a
sustainable community, the true test of progress will be achieving measurable results
based on quantifiable data. By using a defined set of indicators, the City can
compare results year by year and make adjustments as necessary to improve
program effectiveness. The Goals, Policies, and Programs section of this element
includes a set of indicators that the City will use in its annual reporting. For example,
collecting annual data on public bus ridership within San Rafael provides an indicator
of whether programs geared toward reducing auto transportation and CO 2 emissions
in the City are successful. Because San Rafael is commited to cutting GHG
emissions 25% by 2020, monitoring progress on sustainability initiatives is extremely
important and it is imperative that San Rafael use indicators that are easily
understood, attainable, and quantifiable.
San Rafael’s GHG
emissions forecast
and reduction goals.
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-5
Relationship to Other Elements
Sustainability is an “umbrella” objective that affects many aspects of community
planning and municipal operations. Most elements of the General Plan contribute
policies and programs that further the City’s sustainability goals.
The Land Use and Housing Elements guide much of San Rafael’s growth along
transit lines and in concentrated mixed-use areas such as the Downtown and
Northgate/Civic Center. They seek to accommodate a very diverse comm unity,
including housing for all income levels.
The Neighborhoods and Design Elements foster distinct neighborhoods with a
unique sense of place, preservation of historic structures and natural hillsides and
convenient mobility without dependence on autom obiles.
The Economic Vitality Element promotes a vibrant local economy,
environmentally-friendly businesses and green jobs.
The Circulation Element looks forward to a balanced transportation network with
convenient transit, extensive bicycle facilities, pleasant pedestrian ways and private
vehicles powered by renewable energy.
The Governance Element fosters a local government that is inclusive, transparent
and celebrates the diversity of the community.
The Culture and Arts and Parks and Recreation Elements promote cultural and
recreational activities which bring residents together in healthy ways.
The Safety Element anticipates the need to adapt to the impacts of climate
change such as sea level rise and disaster planning.
The Open Space and Conservation Elements address preservation and
restoration of natural areas and species habitat, energy and water conservation,
waste reduction and green building.
The Air and Water Quality Element fosters reduction in air and water pollution
and soil preservation.
GOAL 1 :
It is the goal of San Rafael to have a sustainable community, one that balances the
needs of the environment, the economy and a diverse society. A sustainable
community is one that improves its economy, built environment and lifestyles within
the limits and opportunities provided by the natural environment. Living within the
carrying capacity of natural systems will improve the resilience of our community to
withstand market shifts and the effects of climate change.
The Built Environment
The way that w e develop our city determines how efficiently we are able to
use natural resources, including energy and building materials. The vast
majority of San Rafael’s greenhouse gas emissions come from energy use in
buildings and transportation. A denser living environment with services
close by can reduce vehicular trips by 40 percent. Green building
techniques can reduce energy use in buildings by 20 -50 percent.
SU-1. Land Use.
Implement General Plan land use policies to increase residential and commercial
densities within walking distance of high frequency transit centers and corridors.
6 218-6 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
SU-1a. Transportation Alternatives. Consider land use and transportation alternatives
(better bicycle and pedestrian access and increased transit feeder service) to best use the
future Civic Center SMART Station.
Responsibility: Community Development, Public Works
Timeframe: Short Term
Resources: Grants, Transportation Agencies
SU-1b. Walkable Neighborhoods. Determine areas in need of sidewalk improvements,
land use changes, or modified transit stops to create walkable neighborhoods.
Responsibility: Community Development, Public Works
Timeframe: Long Term
Resources: Staff Time
SU-2. Promote Alternative Transportation.
Decrease miles traveled in single-occupant vehicles.
SU-2a. Bike Share Program. Facilitate the creation of a bike share program,
particularly in the Downtown area. Conduct a feasibility study to determine feasibility,
scale, and costs.
Responsibility: Public Works, Economic Development
Timeframe: Long Term
Resources: Private Vendors, Grants, Parking District, Measure A
SU-2b. Car Share Program. Facilitate the creation of a car share program,
particularly in the Downtown area. Conduct a feasibility study to determine feasibility,
scale, and costs.
Responsibility: Public Works, Economic Development
Timeframe: Long Term
Resources: Private Vendors, Grants, Parking District, Measure A
SU-2c. Bus Service. Support Marin Transit and the Transportation Authority of Marin
in the planning, funding and implementation of additional transit services that are cost -
effective and responsive to existing and future transit demand.
Responsibility: Public Works
Timeframe: Long Term
Resources: Measure A, State Transportation Funds
SU-2d. SMART. Encourage continued funding, development and use of SMART,
which will provide residents and employees of San Rafael an additional transportation
alternative to single-occupant vehicles.
Responsibility: Public Works
Timeframe: Short Term
Resources: SMART
SU-2e. Sidewalk and Street Improvements. Continue to implement sidewalk and
bicycle improvements in accordance with the adopted Bicycle and Pedestrian Master
Plan and the Safe Routes to School program.
Responsibility: Public Works
Timeframe: Ongoing
Resources: State Transportation funds, Measure A
SU-2f. Transit to Schools. Encourage the school districts, Marin Transit and the
Transportation Authority of Marin to increase funding for school busing programs,
promote carpooling and limit vehicle idling.
Responsibility: Public Works
Timeframe: Ongoing
Resources: General Fund, grants
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-7
SU-3. Alternative Fuel and Fuel Efficient Vehicles.
Promote the use of alternative fuel and fuel efficient vehicles.
SU-3a. Public Charging Stations. Install charging stations for plug-in electric vehicles
in City garages and parking lots.
Responsibility: Public Works, Parking Services, Community Development
Timeframe: Short TermOngoing
Resources: Grants, Parking District
SU-3b. Charging Stations for Private Facilities. (Deleted) Revise building codes to
facilitate installation of charging stations for plug-in electric vehicles in private parking
facilities.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
SU-3c. Regional Charging Stations. Support regional efforts to encourage use of plug-in
electric vehicles and widespread availability of charging stations for electric vehicles.
Responsibility: Public Works, Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
SU-4 . Renewable Energy .
Increase the supply of renewable energy sources. Promote and encourage residences to
be resource, energy and water efficient by creating incentives and removing obstacles to
promote their use.
SU-4a. Marin Energy Authority. Support efforts of the Marin Energy Authority to
increase the proportion of renewable power offered to residents and businesses and to
provide financial and technical assistance for energy efficiency upgrades.
Responsibility: City Manager
Timeframe: Short TermOngoing
Resources: Marin Energy Authority
SU-4b. PACE Financing. Participate in an assessment district financing (PACE)
program to fund installation of renewable energy systems and other efficiency upgrades to
existing buildings.
Responsibility: Community DevelopmentCity Manager
Timeframe: Short Term
Resources: Staff Time, Outside financing
SU-4c. Energy Efficiency Outreach. Continue to inform businesses and residents of
programs and rebates to conserve energy.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
SU-4d. Wind and Solar. Adopt zoning allowances and fee reductions for residential
wind power generators and solar collectors. Consider methods to reduce barriers in the
wind and solar system permit process, such as the expedited permit process for small
residential rooftop solar systems.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
SU-4e. Regional Energy Office. Consider participation in the County’s Regional Energy
Office.
Responsibility: City Manager
Timeframe: Long Term
8 218-8 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
T i t l e 2 4 S t a n d a r d s
The California Building Code establishes building
energy efficiency standards for new construction
(including requirements for entire new buildings,
additions, alterations, and in nonresidential
buildings, repairs). Since first established in 1977,
the Building Energy Efficiency Standards (along
with standards for energy efficiency in appliances)
have helped Californians save more than $11.3
billion in electricity and natural gas costs. The
Standards are updated periodically to allow
incorporation of new energy efficiency
technologies and methods.
Resources: Staff Time
Previously CON-17a (Regional Energy Office)
SU-4f. Zoning and Building Code
Review. Identify barriers to resource
efficiency in the Zoning and Building
Codes and evaluate the suitability of
removing those obstacles.
Responsibility: Community
Development
Timeframe: Ongoing
Resources: Staff Time
Previously CON-18b (Energy-efficient
Homes)
SU-4g. Clean Energy Production.
Encourage options, such as photovoltaic
cells, for energy production. Seek ways to
provide incentives for solar and clean
energy systems.
Responsibility: Community
Development
Timeframe: Ongoing
Resources: Grants
Previously CON-18d (Incentives for Solar and Clean Energy) and CON-19a (Energy
Production)
SU-5 . Reduce Use of Non -Renewable
Resources .
Reduce dependency on non-renewable resources.
(Deleted) SU-5a. Green Building Regulations. Require new
construction and remodel projects to comply with adopted green
building regulations.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
SU-5b. Use of Alternative Building Materials. Evaluate the
benefits and impacts of amending the City’s building codes and
zoning ordinances to allow the use of acceptable resource -efficient
alternative building materials and methods.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
Previously CON-18c (Use of Alternative Building Materials)
SU-5c5b. Energy Efficiency Programs. Develop and implement energy efficiency
and conservation programs to achieve a 20% reduction in energy use by 2020,
including PACE financing, stretch building codes, energ y audits, upgrades upon resale,
education and outreach.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time, Marin Energy Authority, grants
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-9
SU-5d5c. Water Efficiency Programs. Develop and implement water efficiency and
conservation programs to achieve a 30% reduction in water use by 2020, including water
efficient landscape regulations, PACE financing, water audits, upgrades upon resal e,
education and outreach. Make available to property managers, designers and homeowners
information about water-conserving landscaping and water-recycling methods and
resources.
Responsibility: Community Development, Marin Municipal Water District
Timeframe: Short TermOngoing
Resources: Marin Municipal Water District, Staff Time
Merged with previous CON-20a (Water Conserving Landscaping)
SU-5e. Water Recycling. Support the extension of recycled water
distribution infrastructure. Require the use of recycled water where
available.
Responsibility: Community Develop ment
Timeframe: Ongoing
Resources: Fees
Previously CON-20b (Water Recycling)
SU-5d5f. Reflective Surfaces. Encourage the use of high albedo (reflectivity) materials
for future outdoor surfaces such as parking lots, road ways, roofs and sidewalks.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
SU-6 . Resource Efficiency in Site Development.
Encourage site planning and development practices that reduce energy
demand, support transportation alternatives and incorporate resource-
and energy-efficient infrastructure.
SU-6a. Site Design. Evaluate as part of development review,
proposed site design for energy-efficiency, such as shading of
parking lots and summertime shading of south -facing windows.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Previously CON-22 (Resource Efficiency in Site Development) and
CON-22a (Site Design)
The Natural Environment
Sustainability demands a respect for nature and our reliance on natural res ources.
By protecting and enhancing our environment we can reap
rewards for generations to come.
SU-7 6 . New and Existing Trees.
Plant new and retain existing trees to maximize energy conservation and
carbon sequestration benefits.
SU-7a6a. Tree Inventory. Inventory tree and vegetative cover to determine existing
resources and carbon sequestration, and establish citywide goals and strategies to
increase carbon sequestration.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time, grants
10 218-10 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
SU-7b6b. Tree Preservation. Adopt ordinances to regulate the removal and
replacement of significant trees.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time, fees
SU-6c. Parking Lot Landscaping. Update Maintain zoning
regulations for parking lot landscaping to increase shading and
reduce thermal gain.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff TuneTime
SU-7c6d. Carbon Offset Program. Consider the feasibility of a
local carbon offset program to support tree planting and
maintenance.
Responsibility: Public Works, Finance
Timeframe: Short Term
Resources: Staff Time, contributions
SU-8 7 . Local Food Production .
Increase local food production.
SU-8a7a. Farmers Markets. Continue to promote local farmers markets.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Redevelopment AgencyEconomic Development
SU-8b7b. Home and Community Gardens. Encourage the creation of home and
community gardens, including possible use of surplus City properti es for community
gardens.
Responsibility: Community Services
Timeframe: Long Term
Resources: Staff Time, grants, partnerships
SU-8c. Community Garden Standards. Examine practices and standards that could be
established to permit community gardens by right based on performance standards
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Grants
Previously PR-16a (Community Gardens)
Lifestyles
The success of the community in becoming more sustainable is largely dependent
upon the willingness of residents to adopt lifestyles which are less demanding on
natural resources. The City can encourage and enable residents and businesses to
adopt sustainable lifestyles and operations.
A sustainable community celebrates and is strengthened by its diversity. All residents
have decent jobs, housing and an opportunity to participate in the governance of their
community.
SU-9 8 . Social Diversity and Equity.
Enhance social equity among all segments of the community.
SU-9a8a. Affordable Housing. Continue to expand the supply of affordable housing,
which reduces commute times and congestion.
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-11
Responsibility: Econonomic Development, Community Development
Timeframe: Ongoing
Resources: Redevelopment Agency, developer contributions
See also H-4 (Governmental and Community Collaboration), H-69 (Funding for
Affordable Housing),H-16 (Second Units), H-17 (Reguatory Incentives for Affordable
Housing), H-1819 (Inclusionary Housing Requirements), H-21 (Density Bonuses and
other Regulatory Incentives for Affordable Housing), H-24 (Contributions towards
Employee Housing), H-25 (Second Units), EV-12 (Workforce Housing), G -1 (Jobs and
Diversity), G-2 (Variety of Housing), G-6 (Broad-Based Involvement), and G-7
(Community Participation).
SU-109 . Zero Waste.
Reduce material consumption and waste generation, increase resource re-use and
composting of organic waste, and recycle to significantly reduce and ultimately
eliminate landfill disposal.
SU-10a9a. Zero Waste. Implement and monitor the progress of actions contained in the
Adopt a Zero Waste Goal and a Zero Waste Strategic Plan to achieve this goal.
Responsibility: City Manager
Timeframe: Short Term
Resources: Marin Hazardous and Solid Waste JPA
SU-10b9b. Home Composting. Develop a program to assist and educate residents in
home-composting.
Responsibility: City Manager
Timeframe: Long TermOngoing
Resources: Marin Hazardous and Solid Waste JPA
SU-10c9c. Community Composting. Create a community-scale composting program for
food and green waste.
Responsibility: City Manager
Timeframe: Short TermOngoing
Resources: Marin Hazardous and Solid Waste JPA
SU-10d9d. Organic Waste-to-Energy. Encourage the creation of an organic waste-to-
energy program.
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
SU-10e. Recycling. Encourage efforts to promote recycling, such as encouraging
businesses to recycle building and other materials, promoting composti ng by restaurants,
institutions and residences, and supporting Marin Conservation Corps’ work to promote
recycling.
Responsibility: City Manager, Community Development
Timeframe: Ongoing
Resources: Staff Time
Previously CON-21a (Recycling)
SU-10f. Recyclable Waste Receptacles. Support efforts by Marin Sanitary to install
recyclable waste receptacles in heavy pedestrian areas to encourage recycling of plastics,
glass, etc.
Responsibility: City Manager, Community Development
Timeframe: Short Term
Resources: Staff Time
Previously CON-21b (Recyclable Waste Receptacles)
12 218-12 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
SU-10g. Recycling for Apartments and Nonresidential Buildings. Encourage recycling
facilities and programs for apartment and nonresidential buildings. Consider the cost and
benefits of expanding recycling facilities and programs for apartment and nonresidential
buildings.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
Previously CON-21c (Recycling for Apartments and Nonresidential Buildings)
SU-10h. Demolition Waste. Study ways to actively encourage
greater recycling and reuse of demolition waste.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
Previously CON-21d (Demolition Waste)
SU-10i. Recycling Education. Encourage Marin Sanitary to
continue its recycling education programs, and to reach out to those
not aware of the “reduce, reuse and recycle” techniques.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
Previously CON-21e (Recycling)
SU-10j9e. Incentives for Waste Reduction and Recycling. Work
with the City’s waste franchisee to create additional incentives in
the rate structure for waste reduction and recycling and expand the
range of recycled products if resale markets exist.
Responsibility: City Manager, Marin Sanitary
Timeframe: Short TermOngoing
Resources: Fees
(Deleted) SU-9f. Construction Debris. Adopt construction debris and re-use ordinance.
Responsibility: Community Development
Timeframe: Short Term
Resources: Marin Hazardous and Solid Waste JPA
SU-10k9g. Reuse Facilities. Assist in the development of additional reuse facilities
(resale shops, refilling stations, repair shops and resource recovery yards).
Responsibility: Community Development, Economic Development
Timeframe: Long Term
Resources: Staff Time
(Deleted) SU-9h. Non-Recyclable Single Use Items. Investigate options for banning non-
recyclable single-use items, such as plastic bags and polystyrene takeout food containers.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-13
(Deleted) SU-9i. Commercial and Multi-Family Recycling. Adopt a Commercial and
Multi-Family Recycling ordinance.
Responsibility: City Manager
Timeframe: Short Term
Resources: Marin Hazardous and Solid Waste JPA
SU-1110. Community Education and Engagement.
Increase community education and engagement in sustainability efforts.
SU-11a10a. Conservation Programs. Continue to connect businesses and residents
with programs and rebates to conserve energy and water.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Grants
SU-11b10b. Resilient Neighborhoods and Businesses. Implement the Resilient
Neighborhoods and Businesses program to encourage behavioral changes to reduce
carbon emissions through effective education and peer group support.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Grants
SU-11c10c. Promote Sustainability Efforts. Use the City’s website and City
publications and work with community organizations to promote sustainability efforts
to both residents and businesses.
Responsibility: City Manager
Timeframe: Short TermOngoing
Resources: Staff Time
SU-11d10d. Green Festival. Partner with other agencies and organizations to hold an
annual “green festival” to promo te sustainability efforts.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
SU-11e10f. Vehicle Idling. Educate and encourage businesses and residents to limit vehicle
idling.
Responsibility: Police
Timeframe: Long Term
Resources: Staff Time
14 218-14 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
The Economy
A diverse and local economy which provides opportunities and
services for all segments of the community is more resilient to
potential market shifts, including those which may result from the
effects of climate change and changing sources of energy.
SU-1211. Environmentally Beneficial
Economy .
Support environmentally beneficial businesses and job creation.
SU-12a11a. Local Green Businesses. Continue to promote new
green businesses opportunities.
Responsibility: Economic Development
Timeframe: Ongoing
Resources: Redevelopment AgencyEconomic Development
[remainder of page intentionally left blank]
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-15
SU-12b11b. Marin County Green Business Program. Support and encourage green
businesses in conjunction with Marin County’s Green Business Program.
Responsibility: Economic Development; Marin County
Timeframe: Short TermOngoing
Resources: Redevelopment AgencyEconomic Development
Incorporated CON-17b (Green Business Program)
SU-12c11c. Environmentally Beneficial Jobs. Support the creation of environmentally
beneficial jobs, particularly for low income residents.
Responsibility: Economic Development
Timeframe: Long Term
Resources: Redevelopment AgencyEconomic Development
Monitoring Sustainabilty Indicators and Objectives
Achieving a more sustainable community and responding to climate change
will take concerted efforts. It will be
necessary to monitor our progress and
effectiveness, and to change course as
warranted.
SU-1312. Monitor Sustainability
Objectives and Indicators .
Monitor success in achieving sustainability
objectives and greenhouse gas reductions.
SU-13a12a. Monitor Sustainability
Indicators and Greenhouse Gas Inventory.
Periodically update the community and
municipal greenhouse gas inventories, monitor
changes in the identified sustainability
indicators and periodically update the Climate
Change Action Plan to achieve greenhouse gas
reduction goals.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, grants
SU-13b12b. Future Development and
Capital Improvements. Evaluate future
development applications and the City’s Capital
Improvement Program against compliance with
the Sustainability Element and the GHG
Emissions Reduction Strategy.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, grants
Sustainability Indicators
Indicators are quantifiable objectives that allow us to monitor
and gauge our effectiveness at achieving sustainability
goals.
1. Decrease miles travelled in single-occupant vehicles on
local streets.
Between 2005 and 2020 achieve:
A 10% reduction community-wide.
20% of City employees using alternate modes of
commuting.
500 new housing units within ½ mile of high
frequency transit.
2. Promote energy savings from transportation.
Between 2005 and 2020 achieve:
A 20% reduction in annual per vehicle gallons of
fuel purchased.
100 electric vehicle charging stations in public
locations.
3. Reduce material consumption and achieve resource re-
use.
Between 2005 and 2025 achieve:
A 94% diversion of waste from landfills.
4. Reduce dependency on non-renewable resources.
Between 2005 and 2020 achieve:
A 20% reduction community electricity and
natural gas use.
A 30% reduction in household water use.
5. Enhance social equity among all segments of the
community.
Between 2005 and 2020 achieve:
560 new units of deed-restricted affordable
housing.
16 218-16 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
SU-13c12c. Annual Reports. Prepare an annual report to the Planning
Commission and City Council assessing the implementation of
sustainability programs and the GHG Emissions Reduction Strategy.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
(Deleted) SU-12d. Sustainability Coordinator. Hire a Sustainability
Coordinator to advance sustainability efforts.
Responsibility: City Manager
Timeframe: Short Term
Resources: General Fund, grants
SU-13d12e. Sustainability Commission. MaintainAppoint a Sustainability Commission to
advance sustainability efforts. Continue to hold the Climate Change Action Plan (CCAP)
Quarterly Forum, which provides oversight on the implementation progress of sustainability
programs.
Responsibility: Community Development
Timeframe: Short Term
Resources: General Fund
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-17
GOAL 2:
It is the goal of San Rafael to have municipal operations that are highly resource efficient and
anticipate the effects of climate change. Municipal operations constitute only one percent of the
community’s greenhouse gas emissions, but can be a model ofleader in sustainable practices. The City
should anticipate and mitigate the effects of sea level rise and natural disasters which will be exacerbated
by climate change.
SU-1413. Municipal Programs .
Implement municipal programs to demonstrate the City’s commitment to sustainability
efforts and reducing greenhouse gases.
SU-14a13a. Alternative Transportation Options. Provide transit and carpool incentives
to City employees, including alternative work schedules and telecommuting opportunities.
Responsibility: Public Works
Timeframe: Long Term
Resources: General Fund, grants
Incorporated CON-23a (City Carpool)
SU-14b13b. Alternative Fuel for City Fleet. Continue to implement existing City policy
to purchase alternative fuel vehicles and increase the efficiency of the vehicle fleet.
Responsibility: Public Works
Timeframe: Ongoing
Resources: General Fund, grants
Incorporated CON-24c (City Vehicle Fleet)
SU-14c13c. Limit Idling of City Vehicles. Adopt a policy to limit City vehicle idling
where practical. Evaluate equipping trucks with an auxiliary electrical system for
illumination and warning signs.
Responsibility: Public Works, Police Fire
Timeframe: Short Term
Resources: Staff Time
(Deleted) SU-13d. Green Purchasing. Modify the City’s purchasing practices and policies
to become a model for other businesses and organizations.
Responsibility: Finance
Timeframe: Short Term
Resources: Staff Time
(Deleted) SU-13e. Energy Audits Municipal Buildings. Complete energy audits of
zmajor City facilities and implement audit recommendations for energy efficiency and
renewable energy potential.
Responsibility: Public Works, Marin Energy Management Team
Timeframe: Short Term
Resources: Staff Time, grants
SU-14d13f. City Electricity. Participate in the Marin Energy Authority by switching all
City accounts over to the Light Green option in 2010 and the Deep Green option (100%
renewable power) by 2020. Consider the use of renewable energy technology such as
solar, cogeneration and fuel cells in the construction or retrofitting of City facilities.
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
18 218-18 SAN RAFAEL 2020/SUSTAINABILITY Amended 1/13/2016
Incorporated CON-24d (Renewable Energy Sources in City Facilities)
SU-14e13g. Streetlights and Traffic Signals. Pursue funding to complete the retrofit of
City traffic signals and retrofit streetlights with LED fixtures.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
SU-14f13h. Employee Awareness. Increase City
employees’awareness of climate protection issues, and develop an
internal committee to implement plans.
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
SU-14g13i. Local Government Agency Involvement. Continue to
provide a leadership role with other local governmental agencies to
share best practices and successes.
Responsibility: Community Development, Marin Climate and
Energy Partnership
Timeframe: Ongoing
Resources: Staff Time
SU-14h13j. Advancing GHG and Sustainability Efforts. Advocate
for state and federal legislation that advance greenhouse gas reductions
and other sustainability efforts.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
SU-14i. Civic Buildings. Require that new, expanded or renovated City
buildings that exceed 5,000 square feet achieve CalGreen standards.
This requirement shall not apply to City facilities which are leased.
Responsibility: Public Works Department
Timeframe: Ongoing
Resources: General Fund, Capital Improvement Progra m, bonds or
grants
Previously CON-18f (Civic Buildings)
SU-14j. Green Business Certification. Participate in Marin County’s
Green Business program to become certified as a Marin Green Business.
As part of the programs, review ways for the City to improve recycling
and resource-efficient purchases and designate a staff person in each
department to establish and maintain recycling in City facilities.
Responsibility: Community Development, City Manager
Timeframe: Ongoing
Resources: Staff Time
Previously CON-24a (Green Business Certification)
SU-14k. Regional Collaboration. Participate in regional collaborations
between public agencies to enact and support new programs or shared
improvements which promote or utilize renewable energy sources or
reduce energy demand.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
Previously CON-24b (Regional Collaboration)
Amended 1/13/2016 SAN RAFAEL 2020 / SUSTAINABILITY 218-19
SU-14l. Backup Energy Provision. Evaluate backup energy provisions
for critical city facilities and upgrade as needed. Encourage the use of
alternatives, such as fuel cell and solar generator backups, to the
sustained use of gasoline-powered generators.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
See S-34a (Disaster Preparedness Plan) and S-34c (Neighborhood
Disaster Preparedness).
Previously CON-25a (Backup Energy Provision)
SU-1514. Adapting to Climate Change .
Increase understanding and preparation to adapt to the effects of
climate change, including sea level rise.
SU-15a14a. Vulnerability Assessment. Participate in Marin County’s
regional vulnerability assessment, and prepare a local vulnerability
assessment for San Rafael.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time, grants
SU-15b14b. Emergency Planning. Continue to provide emergency
planning and community awareness.
Responsibility: Emergency Services
Timeframe: Ongoing
Resources: Staff Time, grants
SU-15c14c. Levee Analysis. Develop a program of levee analysis,
including inventorying heights, testing and maintaining public and
private levees.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time, grants, private property owners
SU-15d14d. Sea Level Monitoring and Planning. Work with the Bay
Conservation and Development Commission (BCDC) to monitor sea
level rise and plan for shoreline defense.
Responsibility: Public Works
Timeframe: Short Term
Resources: General Fund, grants
Amended 1/13/2016 SAN RAFAEL 2020 / CULTURE AND ARTS 219
Culture and Arts Our Quality of Life
Introduction
The City of San Rafael is committed to addressing the interests and needs of a
culturally diverse community and to promoting cross-cultural understanding through
the arts. The City supports a range of cultural activities that includes the visual, literary
and performing arts; historic preservation; and community celebrations. Recognized
as the cultural center of the County, the City provides cultural, theatrical, literary and
artistic opportunities for youth and adults at Community Centers, Public Libraries and
the Falkirk Cultural Center. San Rafael is home to more than fifty arts and cultural
organizations including, among others, Art Works Downtown, Belrose Theatre, Marin
Ballet, the Marin Historical Museum, Marin Shakespeare Company, the Marin
Symphony, the Rafael Film Center, and Youth in Arts. The City will work to preserve
existing and develop new cultural institutions.
Falkirk Cultural
Center, listed on
the National
Historic Register,
is owned and
operated by the
City of S an Rafael.
Built in 1888 and
saved from
demolition in
1974, the Queen
Anne Victorian
was named after
the birthplace of
owner Captain
Robert Dollar.
220 SAN RAFAEL 2020 / CULTURE AND ARTS Amended 1/13/2016
GOAL 25: QUALITY CUL TURAL AND
LIBRARY SERVICES
It is the goal for San Rafael to have quality arts, cultural, historical and library
facilities, services and programs that serve a diverse population. Arts and culture
are an integral part of San Rafael’s quality of life. The City of San Rafael recognizes
the value of cultural heritage and the arts to enrich and inspire its residents, build a
sense of community, attract visitors, and revitalize the city, as well as to provide
economic opportunity and generate revenue.
CA-1. Cultural Center of
Marin.
Continue to promote San Rafael as
the center of culture and arts in Marin
County and strengthen partnerships
between the City and local artists, art
agencies and organizations, schools
and businesses.
CA-1a. Community Vision of Culture
and Arts in San Rafael. (Deleted)
Participate in and support efforts by local
cultural organizations to develop a vision
of culture and arts in San Rafael.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Contributions and
Donations, Partnerships
CA-1b. Promotion of Cultural Offerings. (Deleted) Identify strategic public places to
market and promote cultural programming in the city.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Contributions and Donations, Partnerships
CA-1c. Partnerships. Encourage arts groups, schools and businesses to conduct programs
in City venues.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Fees, Contributions and Donations, Partnerships
CA-2. Arts Plan.
Prepare Advance an Arts Plan resulting inwith a vision and strategy that:
Promotes effective public participation including San Rafael arts and cultural
organizations, residents and workers in formulation of cultural policies and
governance;
Encourages programs to enhance the missions of San Rafael arts and cultural
organizations;
Maximizes use of City venues for cultural and arts events and programs.
Artists from as far
away as Italy re -
creat ed the Sistine
Chapel ceiling at
the 10th annual
Youth In Arts
Festival.
Amended 1/13/2016 SAN RAFAEL 2020 / CULTURE AND ARTS 221
CA-2a. Funding. Identify funding to prepare an Arts Plan for San Rafael.
Responsibility: Community Services
Timeframe: Short Term
Resources: Grants, Community Partnerships, Staff Time
CA-2b. Arts Plan. Prepare an Arts Plan in partnership with the community, evaluating the
current state of community arts and culture, incorporating, as feasible, vision plans
developed by local organizations for culture and arts in San Rafael, conducting a needs
assessment, setting goals and writing a strategic plan.
Responsibility: Community Services
Timeframe: Long Term
Resources: Grants, Community Partnerships, Staff Time
CA-3. Cultu ral and Arts Programs and Activities.
Encourage and provide an array of both public and private cultural arts programs and
activities addressing the needs and interests of the whole community.
CA-3a. Youth Programs. Develop additional programming for children and youth.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Fees, Grants
CA-3b. Art Classes and Cultural Activities. Continue to provide arts classes and
cultural activities.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Fees, Grants
CA-3c. Educational Programs. Promote cooperative educational cultural programs
enlisting the aid of public and private institutions.
Responsibility: Community Services, Library
Timeframe: Ongoing
Resources: Staff Time, Fees, Grants, Partnerships
CA-3d. City Facilities. Use City facilities, including Falkirk, for art exhibits and cultural
performances by youth groups.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Fees, Grants
CA-3e. Funding Source. Seek a consistent funding source for arts and cultural activities.
Responsibility: Community Services, Management Service
Timeframe: Ongoing
Resources: Staff Time, Grants, Volunteers, Partnerships
CA-4. Ethnic and Cultural Activiti es.
Encourage and develop activities, entertainment and events that reflect a diverse
ethnic and cultural heritage. Encourage participation in the arts as another method to
promote intercultural understanding.
CA-4a. Ethnic Activities, Cultural Performers and Diversity Programs. Provide
venues and support for programs that enable members of the community to participate in
diverse cultural activities.
Responsibility: Community Services, Economic Development
Timeframe: Ongoing
Resources: Staff Time, Fees, Grants
222 SAN RAFAEL 2020 / CULTURE AND ARTS Amended 1/13/2016
CA-5. Public Art.
Promote a stimulating and engaging environment through the greater display of
artwork in public places.
CA-5a. Art in Public Places. Seek a long-term source of funding for public art, such as
an endowment fund, community partnerships, or an Art in Public Places Ordinance.
Responsibility: Community Services
Timeframe: Long Term
Resources: Staff Time, Grants, Volunteers, Partnerships
CA-6. Community Art.
Encourage community art projects that create a greater understanding and appreciation
of art and artists through community involvement.
CA-6a. Neighborhood Arts Program. Develop neighborhood arts programs at the
community centers.
Responsibility: Community Services
Timeframe: Long Term
Resources: Grants, Volunteers, Partnerships
CA-6b. Mural Review. Review and modify, as needed, the Planning Commission’s
resolution regarding mural review and approval.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
CA-6c. Community Art Contributions. (Deleted) Adopt a resolution establishing
regulations regarding community contributions of art.
Responsibility: Community Development, Community Services
Timeframe: Short Term
Resources: Staff Time, Grants, Volunteers, Partnerships
CA-7. Event Participa tion.
Encourage public and private participation in and support of arts and cultural events.
CA-7a. Sponsorship of Events. Continue to sponsor arts and cultural events for public
and private participation.
Responsibility: Community Services, Economic Development
Timeframe: Ongoing
Resources: Staff Time, Event Admission Fees, Grants, Volunteers, Partnerships
CA-8. Facility Development. (Deleted)
Develop and maintain public and encourage private cultural facilities to meet the
growing and changing needs of the community.
CA-8a. Marin Center. (Deleted) Participate in and support efforts to renovate and
enhance the Marin Center.
Responsibility: City Manager, Community Development
Timeframe: Short Term
Resources: Staff Time, Grants, Volunteers, Partnerships
See I-1a (Capital Improvement Programming) and NH-34b (Fourth Street Staging Area).
Amended 1/13/2016 SAN RAFAEL 2020 / CULTURE AND ARTS 223
CA-9. Falkirk Cultural Center.
Use the Falkirk Cultural Center as a venue to
support and foster the arts and to celebrate local
culture. Rehabilitate, expand and develop, as
appropriate, the Falkirk building and grounds in
keeping with its listing on the National Register of
Historic Places.
CA-9a. Falkirk Master Plan. (Deleted) Consider
ways to maximize public involvement in the
planning efforts, including possible appointment of
a task force or citizen’s advisory board, or
oversight by the Parks and Recreation
Commission. Review and update the Falkirk
Grounds Conceptual Master Plan (1996) and the
Strategic Plan/Phase I (1996) to broaden Falkirk’s
program focus to help build an increased sense of
community, to include the performing and literary
arts, and to provide event space and income producing opportunities.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Fundraising, Grants
CA-9b. Funding for Falkirk Cultural Center. Seek funding to sustain Falkirk’s
facilities and programs through expansion and income producing activities.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time
CA-9c. Community Support of Falkirk. Establish organization(s) to support Falkirk’s
activities.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff time, Volunteers, Partnerships
C u l t u r a l A f f a i r s S e r v i c e
L e a g u e ( C A S L )
Established in the mid -1970s, CASL is a
volunteer organization offering substantial
support for various activities at Falkirk
Cultural Center, such as Holiday
decorations, volunteer staffing for events,
fundraising, and building upgr ades.
Falkirk’s cultural
offerings, which
include parlor
performances and
concerts on the
lawn, are
sometimes
historical, often
educational and
always
entertaining.
224 SAN RAFAEL 2020 / CULTURE AND ARTS Amended 1/13/2016
The Public Library
San Rafael Public Library, founded in 1887, is one of the most heavily used services
in the City of San Rafael. Some 3,000 people visit the Library each week, seeking
books to read for enjoyment, answers to questions, and information to complete
homework or work-related assignments. The newest waves of users seek information
via the Internet. The 14,000 sq. ft. San Rafael Public Library houses 125,000 items,
including books, videocassettes, DVDs, books on cassette and CD, music CDs,
microfilm, magazines, and newspapers. The Marin Literacy Program is base d at the
Library. Other programs include story times, summer reading, author talks, art
lectures, delivery to the homebound, book clubs, and special events.
The Canal Library Center at Pickleweed Park,
housed in a room of the community center,
offers reference books and a small collection of
children’s books that may be borrowed.
Services include story times, computer access
for children, and homework assistance.
The community places a high priority on the
Library’s mission to provide books and other
materials as well as access to online
resources. It also values the work of the Marin
Literacy Program and the Library’s role in
nurturing children’s love of books and learning.
CA-10. Library Services.
Provide library services to meet the information and recreational needs of the
community.
CA-10a. Library Collections. Expand and adapt the collection to meet the changing needs
of the community for different formats and interests while preserving a core collection of
materials of continuing value.
Responsibility: Library
Timeframe: Ongoing
Resources: Staff Time, Rental Fees, Grants
CA-10b. Children’s and Youth Services. Emphasize programming and services for
children and teens.
Responsibility: Library
Timeframe: Ongoing
Resources: Staff Time, Grants
CA-10c. Senior Services. Develop programming and services for older adults.
Responsibility: Library
Timeframe: Long Term
Resources: Staff Time, Grants
CA-10d. Marin Literacy Program. Continue to build on the success of the Marin
Literacy Program that provides tutoring for adults as well as support and training for
volunteer tutors.
Responsibility: Library
Timeframe: Ongoing
Resources: Grants
The Carnegie wing
of the San Rafael
Public Library was
built in 1908.
Amended 1/13/2016 SAN RAFAEL 2020 / CULTURE AND ARTS 225
CA-11. San Rafael Public Library.
Because the present library is too small to adequately
provide the collection and services needed for a community
of San Rafael’s size, renovate and expand or replace the
San Rafael Public Library in Downtown.
CA-11a. Facility Needs. Complete the library facility study
of space needs for library services citywide. Consider
potential new funding options to finance needed expansion
of library facilities. Needs include the following:
Public Meeting Rooms. Provide public meeting rooms,
large and small, within the library renovation and
expansion
Seating. Provide adequate seating for quiet reading and
study in new library facilities.
Children and Youth Services. Upgrade and expand
space for children’s services, and dedicate space to teen
services, to enhance collections, technology and programming.
Responsibility: Library, Management Services, Public Works
Timeframe: Short Term
Resources: Staff Time, Bonds, Grants, Tax, Donations
CA-11c. Communications Infrastructure and Technology Access. Develop and
maintain state-of-the-art electrical and telecommunications infrastructure throughout the
Library building. Expand public access to the Internet and word processing as well as
instruction in online research through library subscription to online databases.
Responsibility: Library
Timeframe: Ongoing
Resources: Staff Time, Bonds, Tax, Grants
CA-12. Community -Based Libraries.
Expand community-based library services in east and north San Rafael to assure that
library services are provided throughout the city.
CA-12a. Opportunities for Community-Based Libraries. Look for opportunities, such
as the expansion of Pickleweed Park Community Center and The Mall at Northgate, for
community-based libraries. Consider partnerships with the school districts to make high
school libraries available to the public.
Responsibility: Library
Timeframe: Long Term
Resources: Staff Time, Grants, Bonds, Tax
San Rafael
children enjoy
the library’s
reading
programs.
226 SAN RAFAEL 2020 / CULTURE AND ARTS Amended 1/13/2016
GOAL 26: PROTECTED C ULTURAL
HERITAGE
It is the goal for San Rafael to have protected and maintained historic buildings
and archaeological resources as part of San Rafael’s cultural heritage. A mission
city established in 1817, San Rafael values its history and the people and buildings
that have shaped it.
Many of San Rafael’s older buildings remain today, adding an historic character and
atmosphere to the City. The diversity of architecture offers a pleasing blend of new
and old buildings of various types and styles. In 1986, the City completed the San
Rafael Historical/Architectural Survey identifying and rating the architectural and
historical significance of selected buildings and areas.
Approximately 295 structures were listed and
evaluated. High concentrations of historic buildings are
located in Downtown, Gerstle Park and the Dominican
neighborhoods.
City policy has been to protect and build upon the
historic character that exists in the City. The City
adopted a Historic Preservation Ordinance in 1978. The
ordinance established guidelines regarding remodeling
or demolishing historic buildings. The ordinance is
implemented by the Design Review Board and Planning
Commission. See Exhibit 24 for a list of historical
landmarks in San Rafael.
In 2002, there were 63 known archeological sites
identified in the San Rafael Planning Area. These sites contain archaeological
resources, which include deposits and remains left by the local Native Americans and
other early inhabitants. These sites are located primarily at the base of hills on the
perimeter of the San Pedro peninsula and in the Miller Creek area. These locations
likely offered fresh water. A portion of the Miller Creek School site served as a central
village in the Gallinas Valley for at least 3,000 years.
City policy protects known archeological resources to the maximum extent feasible.
Generally, new development is required to avoid sites. The Community Development
Department maintains an archaeological sensitivity database based on parcels and
proximity to potentially sensitive sites. Data includes parcels that have been examined for
archaeological remains, known archaeological sites, National, State, and local landmark
locations, recognized historic building locations, and the archaeological sensitivity zones
established by the data. If an archeological site is uncovered during construction, activity
is halted and an examination is made by a qualified archeologist in consultation with the
American Indian Council of Marin. Work can resume when appropriate mitigation
measures are implemented. The City has also established an Ordinance that states
procedures and regulations for archaeological resource protection.
The Boyd
Gatehouse
currently houses
the Marin History
Museum, which
began construction
of a new facility in
2 005.
228 SAN RAFAEL 2020 / CULTURE AND ARTS Amended 1/13/2016
CA 13. Historic Buildings and Areas.
Preserve buildings and areas with special and recognized historic, architectural or
aesthetic value including but not limited to those on the San Rafael
Historical/Architectural Survey. New development and redevelopment should respect
architecturally and historically significant buildings and areas.
CA-13a. Inventory Update. Update the City’s Historical/Architecture Survey, which is
an inventory of buildings of architectural value, historic buildings and/or districts and
historic elements such as signs, monuments and gates. Maximize the use of volunteers in
updating the survey with professional assistance as needed.
Responsibility: Community Development
Timeframe: Long TermShort Term
Resources: Staff Time, Volunteers, Grants
CA-13b. Preservation Ordinance. Continue to implement the City’s Historic
Preservation Ordinance through the design review process. Update the City’s Historic
Preservation Ordinance and review the development application review procedures for the
various classifications of buildings on the Historical Architecture Survey, including
effective ways to review proposed changes to historic properties.
Responsibility: Community Development
Timeframe: Ongoing. (Update: Short Term)
Resources: Staff Time
CA-13c. Historic Preservation Advisory Committee. Establish a technical advisory
committee or contract with an architectural historian, to provide the Design Review Board
and Planning Commission with advice in design matters and policies related to the
preservation and/or modification of historic structures.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time, Fees
CA-13d. Public Education. Encourage historic preservation activities and the formation
of historic preservation groups in neighborhoods to heighten awareness of historic
landmarks and how architecture and landscape define the character of an area. Encourage
schools to incorporate units about local history into their school programs. Continue to
support efforts to install plaques recognizing historic locations in San Rafael.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
CA-13e. Preservation Reference Materials. Maintain at Falkirk a special collection of
preservation materials and resources. Enhance public awareness of the collection, and
include a photographic record of local preservation efforts.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Grants
CA-13f. Public Events. Encourage organizations such as the Marin Historical Society to
produce events, publications, and exhibits about the historic resources that exist in San
Rafael.
Responsibility: Community Services, Community Development
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / CULTURE AND ARTS 229
CA-13g. Public Recognition. Through the annual Design Awards program, publicly
recognize property owners who have done an exceptional job of preserving an historical
property.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See PR-7b (Marin History Museum), LU -2a (Development Review), NH-29a (Implement
Downtown Design Guidelines) and NH-32 (Historic Character).
CA-14. Reuse of Historic Buildings.
Encourage the adaptation and reuse of historic buildings, in order to preserve the
historic resources that are a part of San Rafael’s heritage.
CA-14a. Historical Building Code. Use the State historical building code to encourage
adaptive reuse of historic buildings.
Responsibility: Community Development
Timeframe: Short TermOngoing
Resources: Staff Time
CA-14b. Zoning. Investigate possible zoning exemptions to regulations such as on-site
parking, signs, and setbacks in order to encourage adaptive reuse.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CA-14c. Incentives. Investigate the use of incentives such as transfer of development
rights, easements, and property tax relief to encourage preservation of historic buildings.
Responsibility: Community Development
Timeframe: Long TermOngoing
Resources: Staff Time
See CD-3c (Revisions to Design Guidelines), CD-10 (Nonresidential Design Guidelines),
CD-11a (Compatibility of Building Patterns), CD-12 (Industrial Areas), CD-13 (Single-
Family Residential Design Guidelines), CD -4d (Design Guidelines) and S-98 (Seismic
Safety of Existing Buildings).
CA-15. Protection of Archaeological Resources.
Recognize the importance of protecting significant archaeological resources by:
Identifying, when possible, archaeological resources and potential impacts on
such resources.
Providing information and direction to property owners in order to make them
aware of these resources.
Implementing measures to preserve and protect archaeological resources.
CA-15a. Archeological Resources Ordinance. Continue to implement the existing
Archeological Resources Ordinance.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Amended 1/13/2016 SAN RAFAEL 2020 / PARKS AND RECREATION 231
Parks and Recreation Our Quality of Life
Introduction
The purpose of the Parks and Recreation Element is to identify and document present
park facilities; compare those facilities with current and long-term needs; establish
attainable goals to meet the community’s recreation needs; and develop and adopt
policies and programs that will accomplish those goals.
Standards
The criteria used to determine the size, type and location of parks and recreational
facilities include:
Park acreage standards based on acreage per 1,000 residents.
Location standards based on the distance from a neighborhood to either a
neighborhood or community park.
Neighborhood and Citywide recreational needs to coordinate park user
characteristics with specific types of facilities.
Assessment of San Rafael’s
Parks and Recreation Needs
Despite an abundance of citywide and
regional park and open space land in San
Rafael, there are several neighborhoods
inadequately served by local recreation
facilities. Deficiencies may result from
inadequate space, lack of variety of facilities
provided, or distance to a park. In San
Rafael, space options are limited and cannot
be addressed by general standards. The
Recreation policies, therefore, include a map
and a needs assessment identifying potential
areas for recreation improvements.
Recreational programs and park facilities
play a critical role in determining our quality
of life. The City of San Rafael is committed to
ongoing improvements to address the
recreational needs of its residents.
San Rafael has a number of new, recently
improved and planned recreation facilities:
New soccer and baseball fields at Pickleweed Park;
Two softball fields and a new playground at Bernard Hoffman;
A renovated pool at the Terra Linda Recreation Center;
Renovated playgrounds at Santa Margarita, Gerstle and Bret Harte Parks;
Lighted baseball/softball fields at McInnis Park;
New sections of the Bay Trail network along the Jean and John Starkweather
Shoreline Park; and
A new skate park at McInnis Park.
Children love the
new water feature
at Freitas Park.
232 SAN RAFAEL 2020 / PARKS AND RECREATION Amended 1/13/2016
E x h i b i t 2 5 : P a r k s a n d R e c r e a t i o n F a c i l i t i e s i n S a n R a f a e l
N e i g h b o r h o o d P a r k s
1. Arbor Park – 0.3 acres
2. Bayside Mini Park – 0.1 acres
3. Beach Park - 0.4 acres
4. Bret Harte Park – 0.5 acres
5. Fred Jensen Park – 0.3 acres
6. Freitas Park – 3.5 acres
7. Hartzell Park – 0.4 acres
8. Hillview Park – 0.2 acres
9. Munson Park – 0.4 acres
10. Oleander Park – 2.0 acres
11. Peacock Gap Park – 7.0 acres
12. Los Ranchitos Park – 2.7 acres
13. Riviera Park – 2.6 acres
14. Russom Park – 7.0 acres
15. San Rafael City Plaza – 0.2 acres
16. Santa Margarita Park – 5.0 acres
17. Schoen Park – 0.1 acres
18. Sun Valley Park – 2.1 acres
19. Victor Jones Park – 7.0 acres
C o m m u n i t y P a r k s
20. Albert Park – 11.5 acres
21. Bernard Hoffman Field – 3.8 acres
22. Boyd Park – 42.0 acres
23. Gerstle Park – 6.0 acres
24. Pickleweed Park – 17.0 acres
25. Jean and John Starkweather Shoreline Park
– 20.0 acres
C o m m un it y C e n t e rs
26. Pickleweed Community Center
27. San Rafael Community Center
28. Terra Linda Community Center
S a n R a f a e l C i t y S c h o o l
D i s t r i c t
29. Bahia Vista Elementary School – 5.0 acres
30. Coleman Elementary School – 4.0 acres
31. Davidson Middle School – 15.3 acres
32. Gallinas Elementary School – 11.2 acres
33. Glenwood Elementary – 24.6 acres
34. Laurel Dell Elementary – 1.2 acres
35. McPhail Elementary School (closed) – 9.8
acres
36. Old Gallinas Elementary School – 7.8 acres
37. San Pedro Elementary – 7.3 acres
38. San Rafael High School – 29.7 acres
39. Short Elementary School – 1.0 acres
40. Sun Valley Elementary – 5.0 acres
41. Terra Linda High School – 30.2 acres
D i x i e S c h o o l D i s t r i c t
42. Dixie Elementary School – 11.4 acres
43. Don Timoteo Elementary (leased to St. Mark’s
School) – 10.0 acres
44. Lucas Valley Elementary (closed) – 10.0
acres
45. Mary Silveira Elementary – 9.9 acres
46. Miller Creek Middle School – 17.0 acres
47. Santa Margarita (leased to Marindale School)
– 11.0 acres
48. Vallecito Elementary – 25.0 acres
49. Nova Albion (Dixie School District Offices),
Community Garden – 10.4 acres
M a r i n w o o d C o m m u n i t y
S e r v i c e s D i s t r i c t
50. Gallinas Ave. Mini Park – 0.1 acres
51. Marinwood Community Center
52. Marinwood Park – 25.0 acres
L u c a s V a l l e y C o m m u n i t y
S e r v i c e A r e a
53. Lucas Valley Community Center – 2.0 acres
M a r i n C o u n t y
54. Adrian Rosel – 0.7 acres
55. Candy’s Park – 1.5 acres
56. Castro Field – 1.5 acres
57. Marin Center – 20 acres
58. McInnis Park – 450 acres
59. McNear’s Beach 55 acres
60. McPhail Playfield – 1.5 acres
61. Pueblo Park – 2.0 acres
S t a t e P a r k
62. China Camp State Park – 1,640 acres
234 SAN RAFAEL 2020 / PARKS AND RECREATION Amended 1/13/2016
In the summer of 2002, the City of San Rafael offered 106 summer recreation
programs, a 340 percent increase since 1999.
Looking Ahead
The City of San Rafael faces the challenge of adapting and improving its parks and
recreation resources to meet the changing needs and priorities of the community.
Improvements to consider for the future are as follows:
Sport fields and facilities.
Community pool south of Puerto Suello Hill.
Park upgrades.
New recreation facilities in neighborhoods deficient in parks.
Recreation programs and facilities to meet the needs of an increasing senior
population.
This element addresses existing sites and possible future sites and opportunities for
expanded recreational use. These include local school sites, private scho ols, county
parks, and open space sites. Programs must be developed to address shared capital
expense outlay and continuing maintenance costs. This is particularly important in
light of past over-use and lack of maintenance resources that resulted in below
standard recreational fields.
To maintain the City’s public parkland-to-population ratio, developers are expected to
dedicate land consistent with the City’s standard. Schools contribute an additional 150
acres of existing local recreation facilities, pr oviding most of the City's organized
sports facilities. School sites may also be the only remaining land in a neighborhood
suitable for intensive recreation use. To maintain levels of recreation service, it is
important that the City promote retention of k ey school recreation facilities, particularly
as schools are sold or leased.
The Parks and Recreation Element should be updated during the five-year General
Plan review and amended to reflect evolving community recreational needs and
resources.
Amended 1/13/2016 SAN RAFAEL 2020 / PARKS AND RECREATION 235
GOAL 27 : PARKS AND PROGRAMS
FOR ALL
It is the goal for San Rafael to have recreation facilities and programs, parks and
playfields for all age groups throughout the community. San Rafael recognizes the
essential nature of Parks and Recreational services to its residents. Numerous parks,
public spaces, and playing fields are integral to the life of the City. Recreational
facilities and playfield are well maintained and consistently upgraded. Attention to
community need generates proposals for new facilities.
Neighborhood and Community Park Standards and Needs
PR-1. Standards.
Maintain, and where possible exceed, a recreation standard of three acres of park and
recreation facilities per 1,000 residents.
PR-1a. Recreation standard. Use the recreation standard when evaluating proposals for
new parks. Consider the creation of neighborhood parks of less than three acres when it
can be demonstrated that such a facility would satisfy an unmet neighborhood need,
provide recreational value and be a sufficient size to support desired infrastructure.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Grants, Fees and Dedications
PR-2. Park Development Criteria.
Use the following criteria as a guide to improving the park system:
a. Neighborhood parks should serve populations of at least 3,000 within a radius of
one-half mile, and have a minimum size of three acres.
b. Community parks should serve a population of 10,000 to 30,000 within a radius of
three to five miles, and have a size of 20 acres or more.
PR-2a. Park Criteria. Use the park development criteria when evaluating proposals for
new parks and park improvements.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Grants, Fees
PR-3. Neighborhood Recreational Needs.
Serve all neighborhoods with neighborhood and/or community parks that meet the
needs of the community. Priority areas should include Canal, Dominican, and
Montecito neighborhoods.
PR-3a. Neighborhood Recreational Needs. Develop individual park plans as
opportunities become available, determining cost estimates and priorities.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Grants
236 SAN RAFAEL 2020 / PARKS AND RECREATION Amended 1/13/2016
PR-3b. Parks and Recreation Commission Priorities. On a periodic basis, work with
the Parks and Recreation Commission to recommend priorities for park improvements.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time
PR-4. City Recreational Needs.
Provide opportunities for recreational activities for boys and girls, teens, and adults
through the creation of additional facilities such as fields for active sports, a public
pool south of Puerto Suello Hill, and a community Senior Center.
PR-4a. All-Weather Fields. Provide cost-effective all-weather fields to optimize year-
round use of community sports facilities. As fields are rebuilt, consider the feasibility of
using year-round surfaces.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Grants, Donations
See also PR-11b (Public Pool) and PR-12a (Senior Facilities).
PR-5. Review of Needs.
Conduct a review of San Rafael’s recreational, facility and program needs, as part of
the five-year update of General Plan 2020, and amend policies as needed.
PR-5a. Needs Survey. Prepare an updated citywide recreation needs survey to help
provide direction for future park and program development.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Grants
Parks and Recreational Facilities
PR-6. Community Ce nter
Improvements.
Upgrade or expand San Rafael’s community centers
to meet the passive and active recreational needs of
the population.
a. Pickleweed Community Center. Renovate and
expand the facility according to the Pickleweed
Expansion Plan (April, 2002).
b. San Rafael Community Center. Complete
implementation of the Albert Park Master Plan.
c. Terra Linda Community Center. Prepare a site
master plan addressing buildings and grounds.
PR-6a. Community Center Improvements. Prepare plans, seek funding and improve
community center facilities
Responsibility: Community Services
Timeframe: Short Term- Pickleweed and San Rafael Centers
Long term-Terra Linda Center
Resources: Staff Time, Grants, Donations
San Rafael’s
parks have been
improved for
safety and
accessibility.
Amended 1/13/2016 SAN RAFAEL 2020 / PARKS AND RECREATION 237
PR-7. Community Park Improvements.
Upgrade San Rafael’s community parks to meet the recreational needs of the served
population.
a. Albert Park. Complete implementation of the park master plan with the addition
of group picnic facilities, basketball court, water play feature and the Downtown
Promenade (from Mahon Creek at Albert Park Lane to Andersen Drive with views
of Mission San Rafael Archangel).
b. Bernard Hoffman. Complete field improvements and restroom installation.
c. Boyd Park. Implement the Boyd Park
Master Plan (including History Museum).
Explore uses for vacant parcel on Robert
Dollar Drive adjacent to the Park.
d. Gerstle Park. Prepare a master plan that
addresses renovation and development needs.
e. Pickleweed Park. Complete construction of
the Jean and John Starkweather Shoreline
Park around Pickleweed Park.
f. Shoreline Park. Complete implementation
of the Jean and John Starkweather Shoreline
Park Master Plan, continuing to oversee the
development of the privately- and publicly-owned
sections of the park consistent with the San
Rafael Shoreline Park Master Plan and the
Shoreline Enhancement Plan.
PR-7a. Community Park Improvements. Prepare plans, seek funding and improve
community park facilities
Responsibility: Community Services
Timeframe: Short Term: Gerstle Park, Pickleweed Park and Shoreline
Park: Long Term: Albert Park, Bernard Hoffman, and Boyd Park
Resources: Staff Time, Grants, Donations
PR-7b. Marin History Museum. (Deleted) Support efforts by the Marin History
Association to renovate and expand the History Museum
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
PR-8. Neighborhood Park Improvements.
Upgrade San Rafael’s neighborhood parks to meet the recreational needs of the served
population.
a. Beach Park. Prepare a master plan prior to expiration of the lease of adjacent City
property to the San Rafael yacht Harbor. Consider possible expansion and
improvements which would support the proposed Canal Waterway Vision.
b. Bret Harte Park. Complete implementation of the Bret Harte Park Master Plan.
Evaluate ways to improve access from the park into hillside open space land to the
south to provide picnic and hiking opportunities.
c. Freitas Park. Complete implementation of the Freitas Park Master Plan. Consider
the sale of the northern parcel to provide funding for Freitas Park improvements.
d. Munson Park. Improve the park consistent with the recommendations of the
North San Rafael Vision Promenade Conceptual Plan.
e. Peacock Gap Park. Update the Peacock Gap Park Master Plan as needed to
improve trails and access to open space.
f. Ranchitos Park. Build the park as part of approved subdivision improvements.
Shoreline Park
has been
improved with
grants from
ABAG and
partnerships
with the
community.
238 SAN RAFAEL 2020 / PARKS AND RECREATION Amended 1/13/2016
g. Riviera Park. Improve playground equipment.
h. Russom Park. Prepare a park master plan.
i. Santa Margarita Park. Complete implementation of the Santa Margarita Park
Master Plan.
j. Schoen Park. Prepare a park master plan to finalize Shoreline Park link, and to
provide appropriate recreation amenities.
k. Sun Valley Park. Complete planned park improvements.
The following parks require no further park improvements at this time. During the
five-year General Plan review, they will be assessed to determine if the situation has
changed:
Bayside Mini Park
Beach Park
Hartzell Park
Oleander Park
Terra Linda Park
Victor Jones Park
PR-8a. Neighborhood Park Improvements. Prepare plans, seek funding and improve
neighborhood park facilities. Encourage partnerships with neighborhood organizations and
residents in projects to improve existing parks.
Responsibility: Community Services
Timeframe: Short Term: Bret Harte, Freitas, Ranchitos, Riviera, Santa Margarita,
Schoen and Sun Valley/Long Term: Beach, Munson, Peacock Gap, and Russom Park
Resources: Staff Time, Capital Improvements, Grants, Donations, and Partnerships.
PR-9. New Parks.
Provide additional park sites as identified below. Park sites should be in the service
area and designed to meet the needs of the targeted population, giving priority to
underserved neighborhoods. If sites are unavailable, consider alternative park sites
that are within the vicinity of the service area. Encourage the development of new
parks as follows:
a. Bellam/Windward Way site. Prepare a park master plan that responds to the
traffic and environmental constraints of the property. Explore passive and active
recreational opportunities. Consider development on a portion of the site for
private or public non-recreational use if it would benefit the neighborhood and
provide funding for park improvements.
b. Montecito/Happy Valley. Pursue opportunities to provide a neighborhood park.
Encourage San Rafael High School or School District corporation yard to provide
a neighborhood park with play facilities for toddlers and young children. Work
with San Rafael City Schools to identify a potential park site.
c. Dominican. Pursue opportunities to provide a neighborhood park and/or
recreation facilities in Dominican/Black Canyon. For example, encourage
Dominican University to provide a neighborhood park and/or access to
recreational facilities. Work with Dominican University in conjunction with the
future Master Plan to identify potential park and/or recreational facilities.
d. Lincoln/San Rafael Hill. Pursue opportunities to provide a neighborhood park in
the Lincoln/San Rafael Hill neighborhood.
e. Unincorporated Areas. Encourage the County to provide on-site recreation
facilities in new subdivisions due to their low-density character (i.e., lack of
population to support additional public neighborhood park facilities) and the
distance to existing neighborhood park and school facilities.
Amended 1/13/2016 SAN RAFAEL 2020 / PARKS AND RECREATION 239
PR-9a. New Parks. Prepare plans, seek funding and create new neighborhood park
facilities.
Responsibility: Community Services
Timeframe: Ongoing: Unincorporated areas/Long Term: Montecito/Happy Valley and
Dominican
Resources: Staff Time, Grants, Donations
See NH-62 (Park and Recreation) and NH-124 (Improved Recreation).
PR-10. Onsite Recreation
Facilities.
Require onsite recreation facilities in new
multifamily residential projects and
encourage construction of onsite recreation
facilities in existing multifamily residential
projects, where appropriate.
PR-10a. Onsite Recreation Facilities.
Continue to implement zoning regulations to
require appropriate recreational facilities.
Responsibility: Community
Development
Timeframe: Ongoing
Resources: Fees
PR-11. Public Pools.
Address the need for more public pools south of Puerto Suello Hill in San Rafael.
PR-11a. High School and University Pools. (Deleted) Explore opportunities for public
use of pools at the high schools and at Dominican University.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Grants
PR-11b. Public Pool. Explore opportunities to construct a year-round pool in central San
Rafael.
Responsibility: Community Services
Timeframe: Long Term
Resources: Staff Time, Grants, Donations
PR-12. Senior Recreati onal Facilities.
Provide dedicated facilities for senior recreational activities.
PR-12a. Senior Facilities. Identify a site(s) and seek funding for senior recreational
facilities.
Responsibility: Community Services
Timeframe: Long Term
Resources: Staff Time, Grants, Donations
See PR-4. (City Recreational Needs).
The Terra Linda pool
was renovated in
2002.
240 SAN RAFAEL 2020 / PARKS AND RECREATION Amended 1/13/2016
PR-13. Commercial Recreation.
Encourage private sector development of commercial recreational facilities to serve
community needs by:
a. Permitting compatible commercial concessions at community and regional parks
to provide sources of funding for public parks.
b. Encouraging major employers to provide for the recreational needs of their
employees on site or in conjunction with City recreation facilities or programs.
c. Encouraging commercial recreational facilities open to the general public.
PR-13a. Commercial Recreation. Consider amending the zoning ordinance to allow a
floor area ratio exemption for on-site recreational facilities open to the public.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
PR-14. Amateur Multi -sport Athletic Fields.
Strive for the development of publicly or privately funded, large multi-sport athletic
field clusters to address the needs of the community.
PR-14a. Athletic Fields. Explore opportunities to construct multi-sport athletic fields in
San Rafael.
Responsibility: Community Services
Timeframe: Long Term
Resources: Staff Time, Grants
PR-15. Downtown Recreation.
Encourage the creation of recreational facilities and gathering places open to the
public, such as plazas, green spaces, and unexpected places such as the alley
improvements behind Art Works Downtown.
See LU-2a (Development Review).
PR-16. Community Gardens.
Continue to support and maintain community gardens and look for ways to sustain the
gardens.
PR-16a. Community Gardens. (Revised as SU-8c. Community Garden Standards)
Where possible, encourage efforts by community groups to establish community gardens.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time, Grants
PR-17. Park Design.
Design recreation facilities to be safe, attractive and easy-to-maintain in order to
minimize conflicts with surrounding neighborhoods and to protect sensitive natural
resource areas.
PR-17a. Park Plan Review. Work with qualified landscape architects, the Design Review
Board, the Parks and Recreation Commission, and the Planning Commission when
preparing and reviewing park master plans and designing park improvements. Review
park plans and projects similar to the level of design review required of privately
developed recreational facilities.
Responsibility: Community Services, Community Development
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / PARKS AND RECREATION 241
PR-18. Community Involvement in Park Planning.
Encourage and facilitate the participation of residents, sports groups and civic
organizations in park planning and design.
PR-18a. Community Involvement. Work with park neighbors, user groups, civic
organizations and neighborhood associations when preparing park mast er plans and
designing park improvements.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Grants
PR-19. Park Maintenance.
Maintain public recreation facilities and parks.
See I-1a (Capital Improvement Programming).
Coordination with School
Districts and Other Agencies and
Jurisdictions
PR-20. School Site Recreation
Facilities.
Attempt to secure the continued public use of
recreational facilities at schools that are closed,
or that could be closed during the time of the
plan. Refer to Appendix D for recreation
facilities on school sites and acreage to retain.
PR-20a. Preservation of School Recreation
Facilities. Allow clustering of development in
order to preserve recreation facilities at surplused
school sites.
Responsibility: City Manager, Community
Services
Timeframe: Ongoing
Resources: Staff Time
PR-20b. School Site Recreational Facilities.
When a school site is proposed to be sold, designate a School Liaison Committee
composed of two City Council and two School Board members to identify ways to acquire
recreation facilities on the school site, after consultations with affected community and
neighborhood residents, appropriate staff and advisory committees.
Responsibility: City Manager, Community Services
Timeframe: Ongoing
Resources: Staff Time
PR-21. City -School Cooperation.
Memorialize cooperation efforts between the City and school districts for the joint
development, maintenance, and use of school facilities for educational programs, park
development, and recreational use.
See G-15a (Joint Use of Educational Facilities).
N a y l o r A c t
Education Code §39363.5 requires that whenever
surplus school land is sold, the first priority is given for
parks and recreation purposes. Naylor legislation
(Education Code §39390 et seq.) requires that school
districts first offer land for sale to public agencies.
Through this legislation, the City may purchase certain
outdoor school recreation lands at reduced prices. The
City must adopt a plan designating portions of land
proposed for recreation open space purchase. Purchase
is generally a last option if other methods of recreation
facility retention are inadequate.
The Naylor legislation is helpful in retaining school
recreation facilities but is limited in scope. School gyms,
multipurpose rooms, and the City's child care programs
are also desirable to retain but do not qualify for
purchase under Naylor legislation which limits purchases
to land which is used for school playground, playing field
or other outdoor recreation purposes and open space
land particularly suited for recreational purposes.
Bernard Hoffman Park was acquired by the City through
the Naylor Act provisions.
242 SAN RAFAEL 2020 / PARKS AND RECREATION Amended 1/13/2016
PR-22. Relationship to Other Public Agencies.
Cooperate with Marin County and the State to coordinate the use and management of
facilities and programs on City, County and State park lands.
PR-22a. Cooperative Ventures. Maximize opportunities to expand recreational facilities
and increase recreational programming through cooperative ventures with the State and
County.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time, Grants, Donations
Financing Parks and Recreation
PR-23. Funding.
Establish and maintain a public and private funding program for park and recreation
facilities development and maintenance.
PR-23a. Funding. Seek new and ongoing sources of funds for park development and
maintenance. Pursue private donation and dedications, Federal, State and other grant
sources, use of assessment districts, public/private joint ventures and all other available
means to implement park and recreation policies. So urces of funding include user fees, the
Capital Improvements program, Friends of San Rafael for specific parks, private
foundations, and the Parkland Dedication Ordinance. Encourage the dedication of land for
parks, as well as monetary contributions and gifts-in-kind for facilities and programs.
Consider naming park facilities in exchange for significant donations to an ongoing
maintenance fund.
Responsibility: Community Services
Timeframe: Short Term
Resources: Staff Time
PR-24. Contributions by Rent al Residential
Development.
Explore the feasibility of requiring contributions from rental
residential development towards park improvements.
PR-24a. Rental Residential Contributions. Evaluate the feasibility of
adopting an ordinance to require developers of apartments to contribute to
park improvements.
Responsibility: Community Services, City Attorney
Timeframe: Short TermOngoing
Resources: Staff Time
PR-25. Contributions by Ownership Residential
Development.
Require developers of new residential housing to provide for the
recreational needs of future residents of that development in
accordance with Recreation Element standards and Quimby Act
Subdivision Parkland Dedication Requirements. Needs would be
satisfied by the dedication of land and development of recreation
facilities to serve the new residents. In-lieu fees will be required if a
finding is made that dedication and development of parkland is not a
feasible or appropriate option.
Q u i m b y A c t
Section 66477 of the California
Government Code provides
local jurisdictions with the
authority to acquire parklands in
association with new residential
land divisions. Commonly
referred to as the Quimby Act,
this provision of state law allows
a city, by ordinance, to require
the dedication of land, payment
of an in-lieu fee, or a
combination of both, for park
and recreational purposes as a
condition for approving a
subdivision map.
Amended 1/13/2016 SAN RAFAEL 2020 / PARKS AND RECREATION 243
PR-25a. Parkland Dedication Ordinance. Maintain and update as necessary the
Parkland Dedication Ordinance
Responsibility: Community Services, City Attorney
Timeframe: Ongoing
Resources: Staff Time
PR-26. Sale, Lease or Contractual Agreements.
Provide that funds from the sale of City parks or open space shall be used for park or
open space acquisition or improvements. Provide that funds from the lease of, or
through contractual agreements involving, City parks or open space shall be used for
capital improvements, or operation and maintenance costs.
PR-26a. Use of Funds from Sale of City Parks or Open Space. With the sale of parks or
open space, ensure that the funds are used appropriately for park or open space acquisition
or improvements, or that lease revenue is used for improvements, operations or
maintenance.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time
Recreational Programs
PR-27. Recreational Programs for Changing Community
Needs.
Continually adapt recreational programs to meet changing community needs and
interests.
PR-27a. Recreational Programs. As part of seasonal program planning, monitor,
evaluate and develop appropriate recreational programs for the community.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Staff Time
PR-28. Summer Recreation Progr ams.
Provide summer recreation programs at locations convenient to each neighborhood.
PR-28a. Summer Programs. Offer summer youth recreational programs at the
Community Centers and other appropriate venues.
Responsibility: Community Services
Timeframe: Ongoing
Resources: Fees, Grants, Donations, Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 245
Safety Our Quality of Life
Introduction
The Safety portion of the General Plan is aimed at reducing potential risk of death,
injuries, damage to property, and the economic and social dislocation resulting from
fire, flood, and geologic hazards, and other public health and safety hazards. The
General Plan provides policies and standards for the type, location, intensity and
design of development in areas of potential hazards. The intent is not to remove all
risks associated with each specific type of ha zard, but to reduce risks to life and
property and to make informed decisions about land use and development near these
hazards.
San Rafael
police at work on
Fourth Street.
246 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
GOAL 28: A SAFE COMM UNITY
It is the goal of San Rafael, as the first priority for city government, to provide
excellent fire, public safety and paramedic services and to be prepared in the case
of disaster or emergency. San Rafael residents deserve to feel safe and secure
wherever they live, work and play.
General
S -1. Location of Future Development.
Permit development only in those areas where potential danger to the health, safety,
and welfare of the residents of the community can be adequately mitigated.
S-1a. Entitlement Process. Through the entitlement process, evaluate applications for
geoseismic and hazardous materials dangers and require appropriate mitigations.
Responsibility: Community Development, Fire
Timeframe: Ongoing
Resources: Fees
S -2. Location of Public Improvements.
Avoid locating public improvements and utilities in areas with identified flood,
geologic and/or soil hazards to avoid any extraordinary maintenance and operating
expenses. When the location of public improvements and utilities in such areas cannot
be avoided, effective mitigation measures will be implemented.
See S-1a (Entitlement Process).
S -3. Use of Hazard Maps in Development Review.
Review Slope Stability, Seismic Hazard, and Flood Hazard Maps at the time a
development is proposed. Undertake appropriate studies to assure identification and
implementation of mitigation measures for identified hazards.
See S-1a (Entitlement Process).
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 247
Geologic and Seismic Safety
Significant geologic and seismic hazards that exist within the San Rafael Planning
Area include earthquakes, liquefaction, flow failures, lateral spreading, lurching ,
differential settlement, landslides, mudslides, subsidence and expansive soil. These
hazards have the potential to damage or destroy residences, streets and utilities.
Certain geologic hazards, such as liquefaction, expansive soils or small landslides,
may be reduced or eliminated through engineering solutions such as special
foundations or slide repair. In some instances, an engineering solution may not be
economically feasible, and avoidance of the hazard may be the best way to assure
public health and safety. High occupancy and emergency response facilities may not
be appropriate in areas of high seismic or geologic hazard.
Geologic and seismic hazards should be considered in planning the location, design,
intensity, density and type of land uses in a given area. Long term costs to the City,
such as maintenance, liability exposure and emergency services, are potentially
greater where high hazards exist.
S -4. Geotechnical Review.
Continue to require geotechnical investigations for development proposals as set forth
in the City's Geotechnical Review Matrix (Appendix F). Such studies should
determine the actual extent of geotechnical hazards, optimum design for structures, the
advisability of special structural requirements, and the feasibility and desirability of a
proposed facility in a specified location.
S-4a. Geotechnical Review of Proposed Development. Require soils and geologic peer
review of development proposals in accordance with the Geotechnical Review Matrix to
assess such hazards as potential seismic hazards, liquefaction, landsliding, mudsliding,
erosion, sedimentation and settlement in order to determine if these hazards can be
adequately mitigated. Levels of exposure to seismic risk for land uses and structures are
also outlined in the Geotechnical Review Matrix, which shall be considered in conjunction
with development review.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
S-4b. Geotechnical Review Matrix. Periodically review and update the Geotechnical
Review Matrix, which describes procedures for site-specific investigations for projects
being reviewed according to proposed occupancy, type and hazard zone(s) within which
the site is located.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
S -5. Minimize Potential Effects of Geological Hazards.
Development proposed within areas of potential geological hazards shall not be
endangered by, nor contribute to, the hazardous conditions on the site or on adjoining
properties. Development in areas subject to soils and geologic hazards shall
incorporate adequate mitigation measures. The City will only approve new
development in areas of identified hazard if such hazard can be appropriately
mitigated.
See LU-2a (Development Review).
248 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
S -6. 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.
S-6a. Seismic Design. The minimum seismic design of structures should be in accordance
with the building code, as adopted in accordance with State law.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Permit Fee
See CA-14a (Historic Building Codes).
S -7. Minimize Potential Effects of Landslides.
Development proposed in areas with existing landslides or with the potential for
landslides (as identified by a registered engineering geologist or geotechnical
engineer) shall not be endangered by, nor contribute to, the hazardous conditions on
the site or on adjoining properties. Development in areas subject to landslide hazards
shall incorporate adequate mitigation measures that have a design factor of safety of at
least 1.5 for static conditions and 1.0 for pseudo-static (earthquake) conditions. The
landslide mitigation should consider multiple options in order to reduce the secondary
impacts (loss of vegetation, site grading, traffic, visual) associated with landslide
mitigation. The City will only approve new development in areas of identified
landslide hazard if such hazard can be appropriately mitigated.
See S-4a (Geotechnical Review of Proposed Development).
S -8. Seismic Safety of Existing Buildings.
Encourage the rehabilitation or elimination of structures susceptible to collapse or
failure in an earthquake. Historic buildings shall be treated in accordance with the
Historic Preservation Ordinance.
S-8a. Seismic Safety Building Reinforcement. Enforce State and local requirements for
reinforcement of existing buildings.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See CA-14c (Incentives).
S -9. Post Earthquake Inspections.
Require post-earthquake building inspections of critical facilities, and restrict entry
into compromised structures. Inspections shall be conducted when the earthquake
intensity if VII or higher per the Modified Mercalli Intensity Scale. Require
inspections as necessary in conjunction with other non-city public agencies and
private parties for structural integrity of water storage facilities, storm drainage
structures, electrical transmission lines, major roadways, bridges, elevated freeways,
levees, canal banks, and other important utilities and essential facilities.
S-9a. Inspection List. Identify a list of facilities that would be inspected after a major
earthquake. The list shall identify City-owned essential or hazardous facilities as defined
by Category 1 and 2 of Table 16-K of the Uniform Building Code, and shall prioritize the
list for inspection scheduling purposes in case of an earthquake.
Responsibility: Community Development
Timeframe: Short term
Resources: Staff time
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 251
Hazardous Materials
Hazardous materials exist in San Rafael because they are used by businesses,
transported on highways and streets, and are present in small quantities in private
homes in the form of solvents, cleaning fluids and other substances. Although there
are no hazardous waste (Class I) landfill sites in Marin County, such mater ials may be
present in the Planning Area due to historic industrial uses, the types of material used
to fill low lying sites for development, or due to materials deposited in dump sites prior
to current regulations governing
sanitary landfills. Being in the
vicinity of sites with hazardous
materials is an everyday
experience for residents; they may
be exposed through various ways
including personal use and
handling of hazardous materials,
excavation of contaminated sites,
and improperly disposed
hazardous materials.
The City of San Rafael is
authorized by the California State
Environmental Protection Agency
as a Consolidated Certified Unified
Program Agency (CUPA) for the
administration, regulation, and
enforcement of environmental
programs that fall under the CUPA
umbrella. The Fire Department’s
Hazardous Materials Division
manages these programs.
CUPA provides oversight on
hazardous materials management
and enforces State environmental
programs at the local and regional
level. CUPA collaborates with
other regulatory agencies in the
management of identified hazards
to ensure safety standards are
met. The San Rafael Fire Department maintains detailed files of contaminated site
characterizations, a database of Underground Storage Tank contaminated sites, and
a working database of current facilities with hazardous materials. In addition, all
Leaking Underground Storage Tank contaminated sites information is listed and
updated on the State GeoTracker database.
The San Rafael Fire Department manges the Marin Household Hazardous Waste
(HHW) Program for most cities in Marin County. The Fire Department, together with
Marin Recycling Center operates a permanent household hazardous waste facility as
a joint program with the City of San Rafael and the Marin County Hazardous and Solid
Waste Management Joint Powers Authority (Zero Waste Marin) and Marin Recycling
& Resource Recovery Association, operate the Marin HHW Facility. Residents of San
Rafael may bring paint, adhesives, motor oil, pesticides, household batteries, latex
“ C U P A ”
The Unified Program (UP) was created by Senate Bill 1082 (1993)
to consolidate, coordinate, and make consistent the administrative
requirements, permits, inspections, and enforcement activities for
the following environmental and emergency management
programs:
Hazardous Materials Release Response Plans and Inventories
(Business Plans)
California Accidental Release Prevention (CalARP) Program
Underground Storage Tank Program
Aboveground Petroleum Storage Act Requirements for Spill
Prevention, Control and Countermeasure (SPCC) Plans
Hazardous Waste Generator and Onsite Hazardous Waste
Treatment (tiered permitting) Programs
California Uniform Fire Code: Hazardous Material Management
Plans and Hazardous Material Inventory Statements
The Unified Program is intended to provide relief to businesses
complying with the overlapping and sometimes conflicting
requirements of formerly independently managed programs. The
Unified Program is implemented at the local government level by a
Certified Unified Program Agency (CUPA).
252 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
paint, computer monitors, televisions, and bleach cleaners to the facility free of
charge. The Fire Department also assists businesses in determining actions needed
to comply with State and Federal laws regarding storage and handling of hazardous
materials on site. San Rafael businesses may dispose of small quantities of
hazardous waste by appointment and for a fee. The Fire Department’s Hazardous
Materials Division administers this program.
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 253
S -10. Location of Public Improvements.
To minimize threat to human health or any extraordinary construction and monitoring
expenses, avoid locating improvements and utilities in areas with dangerous levels of
identified hazardous materials. When the location of public improvements and utilities
in such areas cannot feasibly be avoided, effective mitigation measures will be
implemented.
See LU-2a (Development Review).
S -11. Restriction of Businesses.
Restrict siting of businesses or expansion of businesses that have the potential for a
significant hazardous materials release within one- quarter mile of schools.
S-11a. Survey of Facilities. Survey existing industrial facilities within one-quarter mile of
the schools. The survey would be used to determine the presence of hazardous materials
and evaluate the risk of an accidental release that could adversely affect the health and
safety of students and school staff.
Responsibility: Community Development
Timeframe: Short term
Resources: Staff time
S -12. Use of Environmental Databases in Development Review.
Review the San Rafael Fire Department’s database of contaminated sites at the time a
When development is proposed, determine whether the site has been recorded as
contaminated. Undertake appropriate studies to assure identification and
implementation of mitigation measures for sites on or near identified hazards.
S-12a. Environmental Database. Maintain
environmental and hazardous materials-
related databases, and update information on
an ongoing basis. In addition, include the
information in the State GeoTracker
database (database of contaminated
Underground Storage Tanks sites).
Responsibility: FireCUPA
Timeframe: Ongoing
Resources: Staff Time
S-12b. Environmental History. Through
the environmental review process, provide
information about available environmental
history of a site and proposed mitigation
measures if warranted.
Responsibility: FireCUPA
Timeframe: Ongoing
Resources: Staff Time
S -13. Potential Hazardous Soils Conditions.
Where development is proposed on sites with known previous contamination,
sites filled prior to 1974 or sites that were historically auto service, industrial or other
land uses that may have involved hazardous materials, evaluate such sites for the
presence of toxic or hazardous materials. The requirements for site-specific
investigation are contained in the Geotechnical Review Matrix.
S-13a. Potentially Hazardous Soils Map. Using the San Rafael environmental database,
develop Prepare a map showing sites with known soil and groundwater contamination,.
San Rafael’s
Fire
Department
CUPA is
responsible for
the safe
disposa l of
hazardous
materials.
254 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
Prepare a map to be available to the Community Development Department in order to
identify new developments that warrant environmental investigation and testing.
Responsibility: FireCUPA
Timeframe: Long Term
Resources: Staff Time
S-13b. Hazardous Soils Cleanup. Require remediation and cleanup in accordance with
regional and local standards in order to develop on sites where hazardous materials have
impacted soil or groundwater. At a
minimum, remediation and clean up of
contaminated sites shall be in accordance with
regional and local standards. The required
level of remediation and clean-up shall be
determined by the Certified Unified Program
Agency (CUPA) Fire Department based on
the intended use of the site and health risk to
the public.
Responsibility: FireCUPA
Timeframe: Short Term
Resources: Staff Time
S-13c. Local Implementing Agency. As the
Local Implementing Agency (LIA) for the
San Francisco Regional Water Quality
Control Board, the Hazardous Materials
DivisionThe Certified Unified Program
Agency (CUPA) shall oversee the
investigation and closure of contaminated
underground storage tank sites.
Responsibility: Fire DepartmentCUPA
Timeframe: Ongoing
Resources: Staff Time
S -14. Hazardous Materials
Storage, Use and Disposal.
Enforce regulations regarding proper storage, use and disposal of hazardous materials
to prevent leakage, potential explosions, fires, or the escape of harmful gases, and to
prevent individually innocuous materials from combining to form hazardous
substances, especially at the time of disposal.
S-14a. CUPA Program. Continue to participate in the Certified Unified Program Agency
(CUPA) program.
Responsibility: FireCity Manager
Timeframe: Ongoing
Resources: Staff Time, Fees
S -15. Hazardous Waste Management.
Support measures to responsibly manage hazardous waste consistent with protection
of the public health, welfare, safety and the environment. The City of San Rafael
supports the Marin County Hazardous Waste Management Plan as adopted by the
State, County and Cities within Marin County.
See S-14a (CUPA Program).
S -16. Transportation of Hazardous Materials.
Enforce Federal, State and Local requirements and standards regarding the
transportation of hazardous materials. Support, as appropriate, legislation that
strengthens safety requirements for the transportation of hazardous materials.
S e t t l e m e n t
Settlement occurs from structures and
other loads that cause deformation of the
subsurface soils. Settlement from
structures is usually minor and usually
occurs during construction or within the
first few weeks after construction.
However, it can occur up to 30 years
following construction.
Consolidation of the San Francisco Bay
mud can result in significant settlement of
the ground surface. Bay mud underlies the
eastern portion of San Rafael. San
Rafael’s filled areas continue to
consolidate and settle causing a variety of
problems for property users and the City
alike.
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 255
S-16a. Safe Transport of Hazardous Materials. Support California Highway Patrol’s
efforts to ensure the safe transport of hazardous materials.
Responsibility: Fire, Police, CUPA
Timeframe: Ongoing
Resources: Staff Time
256 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
Funding from storm
drain improvements
come from the
General Fund ,
Redevelopment
monies, and Federal
and State grants.
Flood Control, Subsidence and Erosion
Once the San Rafael Basin storm drain improvement projects are completed, they will
nearly achieve the flood protection objectives set by the Department of Public Works
over the last 50 years. However, subsidence of the areas underlain with bay mud will
continue for several decades. Subsidence or settlement may result in flooding as
ground levels are lowered. Without levee maintenance, flooding poses a serious
threat to the east San Rafael area. Title 18 “Protection of Flood Hazard Areas” of San
Rafael Municipal Code establishes standards and regulations governing development
in flood-prone sites.
Sandy soils on moderate to steep slopes or clayey soils on steep slopes are
susceptible to erosion when exposed to concentrated surface water flow. The
potential for erosion is increased when established vegetation is disturbed or
removed. Within the valley areas, stream and river flow erodes the banks and causes
the location of the stream or river to meander. The erosion undercuts the stream
banks and leads to slope instability. The natural erosion and stream meander can
undermine structures or roadways and cause damage or collapse. The potential for
erosion damage is limited to localized areas.
S -17. Flood Protection of New Development.
Design new development within the bay mud areas to minimum floor elevation that
provides protection from potential impacts of flooding during the “100-year” flood.
The final floor elevation (elevation of the first floor at completion of construction)
shall account for the ultimate settlement of the site due to consolidation of the bay
mud from existing and new loads, taking into account soils conditions and the type of
structure proposed. Design for settlement over a 50-year period is typically considered
sufficient.
S-17a. Title 18 Flood Protection Standards. Evaluate and
revise the City's Title 18 flood protection standards for new
development based on Federal and regional criteria.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See LU-2a (Development Review).
S -18 Storm Drainage Improvements.
Require new development to improve local storm
drainage facilities to accommodate site runoff anticipated
from a “100-year” storm.
S-18a. Storm Drainage Improvements. Require that new
development proposals which are likely to affect the limited
capacity of downstream storm drainage facilities provide a
hydrological analysis of the storm drain basin of the proposed development and evaluate
the capacity of existing downstream storm drainage facilities and fund improvements to
accommodate increased drainage from the project site resulting from a 100 -year storm,
where practical.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
258 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
S -19. Flood Control Improvements Funding.
Support Federal and State legislation that provide funding for the construction of flood
control improvements in urbanized areas, and seek such funding as it becomes
available. Additionally, continue to use any available local sources of funding to
provide flood control improvements.
S-19a. Incremental Flood Control Improvements. Where needed and possible, new
development/redevelopment projects shall include measures to improve area flood
protection. Such measures would be identified and required through the development
review process.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Fees
S -20. Levee Upgrading.
When waterfront properties are developed or redeveloped, require levee upgrading, as
appropriate, based on anticipated high tide and flood conditions, to maintain an
appropriate levee height.
S-20a. Levee Maintenance Funding. Coordinate with property owners to ensure
adequate levee heights. Evaluate potential ways for affected private property owners to
fund levee maintenance such as Assessment or Maintenance Districts.
Responsibility: Public Works Department
Timeframe: Ongoing
Resources: CIP, Federal funds (FEMA for emergency repairs), Mitigation Funds,
Assessment District.
S-20b. Ground Elevation Surveys. Perform periodic ground elevation surveys within the
Canal Neighborhood to determine ground elevations throughout the area, including the
levee system. The result of the survey shall be used to determine the need for levee
heightening for flood protection purposes. When a need for levee heightening is
determined, the City shall heighten the levees as necessary on public property and require
that levees on private property be heightened.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff time
See LU-2a (Development Review).
S -21. Rise in Sea Level.
Coordinate a response to potential rise in sea level with local, regional, state, and
federal agencies. Prior to levee heightening for flood control purposes, contact the
Intergovernmental Panel on Climate Change regarding the most current estimates of
sea level rise. Support efforts to address rise in sea level by: a) continually monitoring
changes in projection information, data and technology; b) utilizing the “Climate
Adaptation – Sea Level Rise” San Rafael White Paper (January 2014) as a starting
point for pursuing critical tasks and actions including the preparation of a vulnerability
assessment; and c) coordinating with the County of Marin and other local, state,
federal agencies in planning for long-term adaptation.
S-21a. Rise in Sea Level. Review the rise in sea level information furnished by Federal
agencies.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Federal funds (FEMA)
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 259
S-21a. Local Hazard Mitigation Plan. Prepare and adopt a local/multi-hazard
mitigation plan, which includes addressing rise in sea level and measures for disaster
preparedness and adaptation.
Responsibility: Fire Department
Timeframe: Short-term
Resources: Staff time; available grants
S-21b. Vulnerability Assessment- BayWAVE Program. Coordinate and work with the
County of Marin and other local jurisdictions in the BayWAVE Program to prepare and
adopt a vulnerability assessment of the bay shoreline and areas susceptible to rise in sea
level.
Responsibility: Public Works and Community Development
Timeframe: Short-term
Resources: Staff time
S -22. Erosion.
Require appropriate control measures in areas susceptible to erosion, in conjunction
with proposed development. Erosion control measures and management practices
should conform to the most recent editions of the Regional Water Quality Control
Board’s Erosion and Sediment Control Field Manual and the Association of Bay Area
Governments’ Manual of Standards for Erosion and Sediment Control or equivalent.
S-22a. Erosion Control Programs. Review and approve erosion control programs for
projects involving grading one acre or more or 5,000 square feet of built surface as
required by Standard Urban Stormwater Management Plans (SUSUMP). Evaluate smaller
projects on a case-by-case basis.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Fees
S-22b. Grading During the Wet Season. Discourage grading during the wet season and
require that development projects implement adequate erosion and/or sediment control and
runoff discharge measures.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Clean Water Program
S -23. Sept ic Systems.
Discourage the use of septic systems within San Rafael’s Planning Area. If no other
alternatives exist, then soil tests shall be required to determine if the on-site soils are
suitable for development of a septic system for disposal of wastewater. In hillside
areas, an evaluation of the additional water from a septic system on hillside stability
shall also be required. New or improved septic systems shall be designed by a
registered civil engineer that specializes in septic design.
See LU-2a (Development Review).
S -24. Creeks and Drainageways.
Seek to retain creek channels in their natural state in order to prevent undue erosion of
creek banks. Protect creekside habitat and provide maintenance access along creeks
where appropriate.
260 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
S-24a. Agency Permits. Through development review, consult with and require necessary
permits from State and Federal resource agencies, such as U.S. Army Corps of Engineers,
California Fish and Game, Bay Conservation and Development Commission, and the
Regional Water Quality Control Board.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Fees
See CON-6a (Municipal Code Compliance) and CON -8a (Creek Restoration).
S -25. Regional Water Quality Control Board (RWQCB)
Requiremen ts
Continue to work through the Marin County Stormwater Pollution Prevention
Program to implement appropriate Watershed Management plans as dictated in the
RWQCB general National Pollutant Discharge Elimination System permit for Marin
County and the local stormwater plan.
S-25a. Compliance with RWQCB. Review development plans for compliance with
RWQCB permit, in conjunction with Marin County Stormwater Pollution Prevention
Program (MCSTOPP).
Responsibility: Public Works
Timeframe: Ongoing
Resources: Stormwater funds, Fees
Public Safety and Emergency Response
Police Department
The mission of the San Rafael Police Department is to provide police services to the
community, and to reduce crime and the fear of crime through the development of
partnerships with the community it serves and other public and private agencies
through the utilization of all available resources. Reductions in crime since 1988 have
resulted from several proactive policing programs.
Participation in the interdepartmental Health and Safety Coordinating Committee,
with joint inspection teams investigating the health and safety conditions in San
Rafael’s residences.
Creation of the award winning Mental Health Liaison Program, which is
instrumental in assisting mentally-ill homeless who are repeat criminal violators to
receive the treatment they need to live a crime-free life.
Partnership with social service agencies to investigate the criminal aspect of
criminal violence, while other agencies provide advocacy for victims of domestic
violence and counseling for anger management.
Neighborhood outreach to community groups to improve traffic safety and reduce
traffic accidents through monitoring and reducing speeding on local streets, and
participating in Public Works’ Traffic Coordinating Committee to identify and
reduce neighborhood traffic problems.
Improved School Liaison Program to reduce and prevent crimes on school
campuses.
Continued monitoring of gang activity and partnerships with community
organizations to provide alternative activities for youth.
Policing programs involve continually building on the Department’s Community
Policing strategy, which is the foundation for the department’s direction and long -term
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 261
goals. The “Commitment to Community” which appears on all patrol cars, the
department website, and more direct public contact with officers are direct results of
this strategy.
Fire Department
The mission of the San Rafael Fire Department is to ensure the safety, health and
well-being of all individuals, property, and the environment through a comprehensive
range of programs designed to respond to threats from fire, illness and injury,
environmental hazards and natural disasters. The Department is responsive to the
community’s growing needs though its programs for Community Fire Servicing,
Emergency Response, Fire Prevention, Disaster Preparedness and Environmental
Services. The San Rafael Fire Department recently completed a “Standard of Cover
Plan” to identify appropriate response times and the number of personnel required to
mitigate an emergency, and to provide an overall risk assessment of fire in San
Rafael.
Because of the Fire Department’s effectiveness in adopting and implementing firesafe
construction, the volume of fire-related calls has declined dramatically over the years;
calls for emergency medical service total 70 to 80 percent of calls for service. With the
aging of San Rafael’s population over the next decade, calls for paramedic service will
increase, as will the cost and expectations of service. The Fire Dep artment is
committed to providing quality, accessible and cost-effective paramedic care in
response to changing needs.
The City has prepared a number of studies and regulations related to wildland safety.
The Fire Department’s recent study Wildland Urban Intermix Threat Analysis
evaluated safety issues related to wildland fires in San Rafael’s hillside areas. A Fire
Management Plan, which includes a Transportation and Evacuation Plan component,
was prepared for each ‘High Hazard” area identified in the study. San Rafael’s ISO
rating is Class 3 (on a scale of 1 to 10, with 1 being the highest rating). Water supply
received a relative classification of 1. Minimum roadway width requirements are set
forth in the Fire Department’s “Access Road Requirements,” which are implemented
as part of development review. In addition, required vegetation clearances around
structures are addressed in the California Fire Code, as adopted by the City of San
Rafael.
Disaster Preparedness
Emergency (disaster) preparedness planning consists of three major components:
government actions, private organization emergency response actions, and individual
or small group actions. Emergency preparedness planning recognizes that in the first
72-hours after a major disaster, people must be self-sufficient. Governments cannot
provide all of the services that may be needed. Therefore, disaster preparedness
involves planning efforts by local government, private organizations and local groups
to identify resources, provide public awareness and formulate plans about what to do
in an emergency situation. One of the outcomes of the City’s planning efforts was to
The Community Emergency Reponse Team (CERT) program offers training for
develop the neighborhood-training program called Disaster Area Response Teams
(D.A.R.T.). This program was developed to train neighbors to work together and to be
self-sufficient during a major disaster.
262 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
S -26. Fire and Police Services.
Maintain adequate cost-effective fire protection, paramedic and police services.
Minimize increases in service needs from new development through continued fire
prevention and community policing programs.
S-26a. Public Safety Training. Provide and encourage public safety employee training to
ensure team members’ skills remain current. Encourage and support new employees to
join programs, such as Urban Search and Rescue and disaster relief
training programs (CERTDART).
Responsibility: Fire, Police, Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants
S-26b. Vehicle and Equipment Maintenance. Maintain and upgrade
vehicles and equipment as necessary.
Responsibility: Fire, Police, Public Works
Timeframe: Ongoing
Resources: Capital Improvements, Grants
S-26c. Fire Prevention and Safe Design. Through the development
review process, require review by Fire Department and Police
Department for fire prevention and safe design.
Responsibility: Fire, Police
Timeframe: Ongoing
Resources: Fees
S -27. Community Policing and Fire Service.
Actively promote Community Policing and Community Fire
Servicing in order to facilitate closer relations between police and
fire departments and neighborhood groups, businesses and
residents.
S-27a. Restorative Justice Program. Develop a community-based restorative justice
program, which would provide for alternative sentencing methods and a diversion program
where offenders are accountable to the community. Cooperate with County authorities to
review, identify and evaluate alternative sentencing methods to enhance the community.
Responsibility: Police
Timeframe: Ongoing
Resources: Staff Time, Grants, Fines
S-27b. Business Regulation. Maintain and adopt, as
necessary, regulatory ordinances and regulatory procedures
for businesses determined to be susceptible to criminal
activities not otherwise regulated by Federal and State
agencies, such as massage parlors.
Responsibility: Police
Timeframe: Ongoing
Resources: Fees
S-27c. Community Fire Servicing. Continue to provide
health and fire safety outreach programs to community
groups.
Responsibility: Fire
Timeframe: Ongoing
Resources: Staff Time
W h a t I s
R e s t o r a t i v e J u s t i c e ?
Restorative justice is a response
to crime that recognizes that
criminal behavior injures victims
and the entire community. It is a
process that seeks to repair the
harm caused by crime by in volving
victims and communities in the
justice system through processes
such as direct restitution, victim -
offender mediation and policies
that promote victims’ rights.
Community
policing
became a City
philosophy in
1997.
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 263
S -28. Paramedic Services.
Continue to seek adequate and cost-effective
ways to provide accessible and reasonable
emergency medical services.
S-28a. Paramedic Tax. Continue to support the
paramedic tax.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Volunteers
S-28b. Partnerships for Prevention Programs.
Seek public and private partnerships, such as
cooperating with hospitals and other public and
private medical providers, to offer prevention
programs and medical information.
Responsibility: Fire, Police
Timeframe: Long Term
Resources: Staff Time
S -29. Effective Communication System.
Ensure that all City agencies with public safety responsibilities are provided with
effective, reliable and robust emergency communications systems and equipment. The
system and equipment should have adequate capacity and redundancy to ensure these
agencies can accomplish their missions. Appropriate consideration should also be
given to the communications needs of agencies that may be required to supply mutual
aid to or from other jurisdictions.
S-29a. Involvement with Marin Emergency Radio Authority . Maintain active
involvement with Marin Emergency Radio Authority (MERA) and pursue inst allation and
activation of the MERA radio system.
Responsibility: Fire, Police, Public Works
Timeframe: Ongoing
Resources: Staff Time
S -30. Maintenance and Landscaping for Fire Safety.
Encourage, where appropriate, special planting, removal and maintenance programs to
reduce potential fire hazards in the hills, wildland areas and urban interface areas.
S-30a. Fire Hazard Maps. As part of the City’s Fire Hazard Program, maintain maps
identifying potential fire hazard areas in San Rafael.
Responsibility: Fire
Timeframe: Long Term
Resources: Staff Time, Grant
S-30b. Fire Protection Ordinance. Consider the adoption of a Fire Protection
OrdinanceContinue to implement Wildlife Urban Interface (WUI) standards within the
Ordinance to reduce fire hazards in areas in the urban interface area.
Responsibility: Fire
Timeframe: Long Term
Resources: Staff Time
See OS-2 (Open Space Management).
San Rafael’s
paramedic
services are
funded in part by
a par amedic tax.
264 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
S -31. New Development in Fire Hazard Areas.
Design new development located on or adjacent to natural hillsides to minimize fire
hazards to life and property.
S-31a. New Development. Through the development review process, require appropriate
mitigation measures such as fire preventive site design, landscaping and building
materials, and the use of fire suppression techniques such as sprinklering.
Responsibility: Fire, Community Development
Timeframe: Ongoing
Resources: Fees
S -32. Safety Review of Development Projects.
Require crime prevention and fire prevention techniques in new development,
including adequate access for emergency vehicles.
S-32a. Safe Buildings. Continue to review development applications to insure that
landscaping, lighting, building siting and design, emergency access, adequate water
pressure and peakload storage capacity, and building construction materials reduce the
opportunity for crime and fire hazards.
Responsibility: Fire, Community Development, Police
Timeframe: Ongoing
Resources: Fees
See LU-2a (Development Review).
S -33. Disaster Preparedness Planning.
Ensure disaster preparedness in cooperation with other public
agencies and appropriate public-interest organizations. Expand
abilities of residents to assist in local responses to disasters.
S-33a. Disaster Preparedness Plan. Update and publicize the City's emergency response
(disaster) plan in conformance with State guidelines.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
S-33b. Urban Search and Rescue Techniques. Continue to ensure
that Urban Search and Rescue techniques remain current.
Responsibility: Fire, Public Works
Timeframe: Ongoing
Resources: Staff Time
S-33c. Neighborhood Disaster Preparedness. Continue to coordinate
neighborhood disaster response preparedness planning efforts through
Fire and Police Department programs and through coordination with
the American Red Cross, American Heart Association and other
community groups. Provide technical assistance as needed to review
adequacy of neighborhood disaster plans.
Responsibility: Fire, Police
Timeframe: Ongoing
Resources: Staff Time
D i s a s t e r
A natural (i.e. flood, earthquake) or
man-made (terrorist, chemical release)
event that exceeds City capability to
respond using normal resources.
Urban Search and
Rescue teams train
regularly.
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 265
S-33d. Standardized Emergency Management System. Continue to train City
employees in the Standardized Emergency Management System offered by the Governor’s
Office of Emergency Services.
Responsibility: Fire, Public Works
Timeframe: Ongoing
Resources: Staff Time
See S-26a (Public Safety Training).
S-33e. Training of Citizen Police Academy and
DART Graduates. Organize neighborhood teams
of Citizen Police Academy and CERTDART
graduates, and provide training on how to maintain
public safety in their neighborhood during
emergency situations.
Responsibility: Fire, Police
Timeframe: Ongoing
Resources: Staff Time
S -34. Emergency Operation Center.
Create a well-equipped Emergency Operation Center that is permanent and centrally
located to coordinate emergency responses to emergencies.
S-34a. Emergency Operations Center. Determine the location of, and explore funding
sources for a permanent and centrally located Emergency Operation Center as well as
alternative emergency locations.
Responsibility: City Manager, Public Works
Timeframe: Long Term
Resources: Staff Time, Grants
S -35. Safety Personnel in Times of Emergency.
Make provisions to continue essential emergency public services during natural and
other catastrophes.
S-35a. Employee Transportation. To ensure adequate safety personnel in an emergency,
explore ways to transport public safety employees from outlying areas when damaged
infrastructure prevents them from driving to San Rafael.
Responsibility: Fire, Public Works
Timeframe: Long Term
Resources: Staff Time
S-35b. Mutual Aid Agreements. Continue to explore the feasibility of mutual aid
agreements that provide public safety personnel in times of emergency.
Responsibility: Fire, Police
Timeframe: Long Term
Resources: Staff Time
S-35c. Housing Incentives. Support State legislation and City initiatives that would
provide incentives for public safety employees to live in San Rafael, so that they may be
readily available if a disaster should occur.
Responsibility: City Manager
Timeframe: Long Term
Resources: Staff Time
Through
Community Fire
Servicin g, the Fire
Department
reaches out to
residents of all
ages.
266 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
S -36. Emergency Connectors.
Pursue the development of local emergency connectors in the short-term and
permanent roadway connections between Terra Linda and Downtown San Rafael.
Seek adequate emergency connectors to all areas of San Rafael, and between San
Rafael and adjacent communities.
S-36a. Emergency Connectors. Evaluate and improve the following emergency
connectors in light of costs, effectiveness, and impacts:
1. Provide emergency street connectors throughout the City, including the
existing connection between Freitas Parkway and Fawn Drive, the all-weather
connection between Freitas and Fawn and between Ridgewood and Fawn, and
the connection between Del Ganado and Butterfield Road;
2. Maintain the ability to use the private portion of Sienna Way in Dominican in
case of emergency, as an alternative exit for Mountain View.
3. Maintain emergency access between Peacock and Biscayne Drives for
emergency vehicle use only.
Responsibility: Fire, Public Works
Timeframe: Ongoing
Resources: Staff Time
See C-23a (Better Signage).
S -37. Functioning Public Utilities Following Earthquake.
Locate and construct vital public utilities as well as communication and transportation
facilities in a way that maximizes their potential to remain functional during and after
an earthquake.
S-37a. Engineering Standards. Continue to build public utilities to adopted engineering
standards.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time, Capital Improvements Program
S -38. Building Code and Fire Code Update.
Continue updating the Building and Fire Codes as necessary to address earthquake,
fire and other hazards and support programs for the identification and abatement of
existing hazardous structures.
S-38a. State Required Code Updates. Continue to adopt State-required code updates
with provisions for public review and input.
Responsibility: Fire, Community Development
Timeframe: Short Term
Resources: Staff Time
EMERGENCY
CONNECTORS
Emergency connectors are
defined as routes available
only for emergency vehicle
use, as well as general
circulation routes that are
needed/important for
emergency vehicle use.
Amended 1/13/2016 SAN RAFAEL 2020 / SAFETY 267
S -39. Public Safety Faci lities .
Ensure that public safety facilities are designed and constructed adequately to
efficiently operate paramedic, fire and police services, including in times of disaster.
S-39a. Public Safety Facilities. Evaluate needed upgrades to public safety facilities,
particularly seismic safety improvements, and seek funding mechanisms. In order to meet
the existing and projected future needs of the San Rafael Police Department, the City will
determine the department’s existing and project facility needs; obtain the necessary
funding for the needed improvement; and, purchase, construct, and/or renovate the
necessary additional facilities.
Responsibility: Fire, Police
Timeframe: Long Term
Resources: Staff Time
See I-2a (Long Term Needs).
S -40. Outreach.
Encourage educational outreach to promote
awareness and caution among residents regarding
disaster preparedness of possible natural hazards,
including soil conditions, earthquakes, flooding,
and fire hazards. Establish an outreach program,
including establishing programs. Publicize
disaster plans by neighborhood.
S-40a. City’s Website. Manage and update the
Fire Department’s website to provide information
and links to meet the fire servicing needs of the
community.
Responsibility: Fire
Timeframe: Ongoing
Resources: Staff Time
S-40b. Enrollment in Training Programs.
Increase enrollment in the training programs for
residents and neighborhood associations.
Responsibility: Fire
Timeframe: Long Term
Resources: Staff Time
S-40c. Neighborhood Educational Programs. Support educational programs, such as
CERTDART and Citizen’s Police Academy in the neighborhoods.
Responsibility: Fire, Police
Timeframe: Ongoing
Resources: Staff Time
Police work as
partners with the
schools on
educational
programs.
268 SAN RAFAEL 2020 / SAFETY Amended 1/13/2016
Amended 1/13/2016 SAN RAFAEL 2020 / NOISE 267
E x h i b i t 3 0 : T y p i c a l S o u n d L e v e l s
Common Outdoor
Sound Levels Noise Level Db (A)
Common Indoor
Sound Levels
Commercial Airliner Takeoff at
1,000 feet 110 Rock Band
100 Ambulance Siren at 100 feet
Gas Lawn Mower at 3 feet 90 Food Blender at 3 feet
Diesel Truck at 50 feet
Noisy Urban Daytime
80
Garbage Disposal at 3 feet
Shouting at 3 feet
70
Commercial Area 60
Vacuum Cleaner at 10 feet
Normal Speech at 3 feet
Quiet Urban Daytime 50
Large Business Office
Dishwasher Next Room
Quiet Urban Nighttime
Quiet Suburban Nighttime
40
Small Theatre
Large Conference Room
30
Quiet Rural Nighttime
Rustling Leaves
20
Bedroom at Night
Broadcast & Recording Studio
10 Soft Whisper
0 Threshold of Hearing
Noise Our Quality of Life
Introduction
Noise is part of everyday life in a community. Noise is generally defined as unwanted
sound. Whether a sound is unwanted depends on when and where it occurs, what the
listener is doing when it occurs, characteristics of the sound (loudness, pitch and
duration, speech or music content, irregularity), and how intrusive it is above
background sound levels.
In the City of San Rafael,
vehicular traffic on the
roadways is the single
largest source of noise.
Airplanes and mechanical
equipment are also
contributors, as are
intermittent sources such
as leafblowers and
construction equipment.
Average noise levels are
highest along Highways
101 and 580 and along
major traffic corridors. The
City of San Rafael will
continue its efforts to curb
noise impacts from
existing sources and will
also take actions that
prevent adverse levels of
noise from being
generated by new
sources. Such efforts
include encouraging the
design of new
development projects in a
manner that minimizes the
exposure of residents and
workers to excessive
levels of noise.
268 SAN RAFAEL 2020 / NOISE Amended 1/13/2016
H o w i s N o i s e M e a s u r e d ?
Sound is the result of the vibration of an object,
which is transmitted through the air in waves
that in turn vibrate the eardrum. Sound is
measured in a logarithmic scale using units
called decibels (dB). Since the human ear
does not hear all sounds equally, a special
weighted decibel measurement (dBA) is used
to simulate human hearing.
Ldn (Sound Level, day-night average) is the
average dBA sound level during a 24-hour
day. Sound levels during the night are
weighted over those during daylight hours, by
adding ten decibels to actual sound levels
during the period from 10 p.m. to 7 a.m. to
recognize the increased annoyance factor
related to noise at night. Examples of typical
sound levels are shown in Figure 30.
The outdoor noise environment throughout the
United States varies considerably. Outdoor
Day-Night Average (Ldn) sound levels can be
as low as 30 to 40 dBA (Ldn) in wilderness
areas and as high as 85-90 dBA (Ldn) in noisy
industrial urban areas. In San Rafael, Ldn
levels in residential areas are as low as 45
dBA (Ldn) in quiet valleys shielded from major
roads and as high as 65-75 dBA (Ldn) along
highways and major roads.
Effects of Noise on People
The noise environment has a significant impact on the City's overall quality of life.
Below are some of the effects of noise on people.
Medical and Annoyance Effects. According to the
Environmental Protection Agency (EPA), noise
above 40-45 dBA can disturb a sleeping person:
whether a person awakens will depend on noise
levels, type of noise, stage of sleep, age, and so
on. (EPA, 1974). Older people and persons who
are ill are particularly susceptible to sleep
interference caused by noise. Speech interference
begins occurring at 45-50 dBA, and becomes
severe at 60 dBA or above. Damage to the human
ear can occur at about 70 dBA. Sounds above 70
dBA can cause physical stress reactions, such as
tightening of the stomach muscles, increased
heartbeat and adrenaline flow. Over a period of
time these reactions can lead to ulcers, intestinal
malfunctions, and heart disease. Permanent
hearing damage can occur at 80- 85 dBA, if
sustained over eight hours a day over the course of
a worker’s career. Higher levels cause hearing
damage in shorter period of time.
Economic Effects. Studies have found that work
performance can be affected at noise levels of 65
dBA and above. Some effects of noise on work
performance are as follows: Noise is more likely to
reduce the accuracy of work than to reduce
quantity. Complex tasks are more likely to be
affected by noise. Higher frequency, intermittent
and impulsive sounds are more disruptive than
lower or more steady state sounds. Noise causes
higher accident rates. Other adverse economic
costs of noise are housing turnover; soundproofing
for noise-producing equipment and noise-impacted
buildings; and the expense of constructing noise
barriers adjacent to noise sources.
Basis for Noise Standards
Acceptable levels of noise vary from land use to land use. Also, in any one location,
the noise level will vary over time, from the lowest background or ambient levels to
that of passing airplanes or construction equipment. Various techniques have been
developed that measure the effects of noise levels over a period of time.
It is difficult to specify noise levels that are generally acceptable to everyone. What is
annoying to one person may be unnoticed by another. Standards may be based on
documented complaint activity in response to noise levels, or based on studies on the
Amended 1/13/2016 SAN RAFAEL 2020 / NOISE 269
ability of people to sleep, talk, or work under various noise conditions. All such
studies, however, recognize that individual responses vary considerably. Standards
usually address the needs of most of the general population.
With this caution in mind, noise standards for planning purposes need to examine
outdoor and indoor noise levels acceptable for different uses . The standards must
relate to existing conditions in the City so that they are realistically enforceable and
consistent with other General Plan policies. (See Appendices F and G for Noise
Contours for 2001 and 2020.)
Addressing Noise Impacts in the General Plan
The General Plan seeks to limit the impacts of noise on residents and employees in
two ways. First, the Plan contains standards to determine the suitability of new land
uses depending upon the extent of noise exposure in the area. Second, Plan policies
limit the extent of new noise sources that proposed development can add to existing
noise levels in the surrounding area and through implementation of the City’s Noise
Ordinance, which limits what is commonly described as “nuisance noise.”
270 SAN RAFAEL 2020 / NOISE Amended 1/13/2016
GOAL 2 9: ACCEPTABLE NOISE
LEVELS
It is the goal of San Rafael to have acceptable noise levels. Excessive noise
is a concern for many residents of San Rafael. These concerns can be managed
with proper mitigation or through the implementation of the noise ordinance.
The City of San Rafael recognizes the issue of noise and has standards to
protect people from excessive, unnecessary and unreasonable noises from any
and all sources in the community.
Noise Impacts on New Projects
N -1. Noise Impacts on New Develo pment.
Protect people in new development from excessive noise by applying noise standards
in land use decisions. Apply the Land Use Compatibility Standards (see Exhibit 31) to
the siting of new uses in existing noise environments. These standards identify the
acceptability of a project based on noise exposure. If a project exceeds the standards in
Exhibit 31, an acoustical analysis shall be required to identify noise impacts and
potential noise mitigations. Mitigation should include the research and use of state-of-
the-art abating materials and technology.
N-1a. Acoustical Studies. Require acoustical studies for all new residential projects
within the projected Ldn 60 dB noise contours (see Exhibit 31) so that noise mitigation
measures can be incorporated into project design. Acoustical studies shall identify noise
sources and contain a discussion of the existing and future noise exposure and the
mitigation measures that may be used to achieve the appropriate outdoor and indoor noise
standards.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Amended 1/13/2016 SAN RAFAEL 2020 / NOISE 271
E x h i b i t 3 1
L a n d U s e C o m p a t i b i l i t y S t a n d a r d s
f o r N e w D e v e l o p m e n t
Exterior Noise Exposure to the Site
Ldn (dB)
Land Use 50 55 60 65 70 75 80
Residential, Hotels, Motels
Schools, Libraries, Churches,
Hospitals, Nursing Homes
Auditoriums, Concert Halls,
Amphitheaters
Sports Arena, Outdoor Spectator
Sports
Playgrounds, Neighborhood Parks
Other Outdoor Recreation and
Cemeteries
Office and Other Commercial Uses
Industrial, Manufacturing, Utilities,
Agriculture
Interior Noise Exposure
Ldn (dB)
35 40 45 50 55 60 65
Bedrooms in Residential units not in
Downtown
Other Rooms in Residential Units not
in Downtown
Bedrooms in Residential units in
Downtown
Hotels, Motels, Downtown Multifamily
Normally Acceptable – Specified land use is satisfactory, based upon the assumption that
any buildings involved are of normal conventional construction, without any special noise
insulation requirements.
Conditionally Acceptable – Specific land use may be permitted only after detailed analysis
of the noise reduction requirements and needed noise insulation features included in the
design.
Clearly Unacceptable – New construction of development clearly should not be
undertaken.
272 SAN RAFAEL 2020 / NOISE Amended 1/13/2016
N -2. Exterior Noise Standards for Residential Use Areas.
The exterior noise standard for backyards and/or common usable outdoor areas in new
residential development is up to Ldn of 60 dB. In common usable outdoor areas in
Downtown, mixed-use residential, and high density residential districts, up to Ldn of
65 dB may be allowed if determined acceptable through development review.
See N-1a (Acoustical Studies).
N -3. Planning and Design of New Development.
Encourage new development to be planned and designed to minimize noise impacts
from outside noise sources.
N-3a. Noise Mitigation. Require, where appropriate, the following mitigation measures to
minimize noise impacts on proposed develop ment projects:
1. Site planning. Proper site planning is the first mitigation measure that should be
investigated to reduce noise impacts. By taking advantage of the natural shape and
terrain of the site, it often is possible to arrange the buildings and othe r uses in a
manner that will reduce and possibly eliminate noise impacts. Specific site planning
techniques include:
a. Increasing the distance between the noise source and the receiver;
b. Placing non-noise sensitive land uses such as parking lots, maintenance facilities,
and utility areas between the source and the receiver;
c. Using non-noise sensitive structures such as garages to shield noise-sensitive
areas; and
d. Orienting buildings to shield outdoor spaces from a noise source.
2. Architectural layout of buildings. In many cases, noise reduction can be attained by
careful layout of noise-sensitive spaces. Bedrooms, for example, should be placed
away from freeways. Quiet outdoor spaces can be provided next to a noisy highway
by creating a U-shaped development, which faces away from the highway.
3. Noise Barriers. Absorptive types of noise barriers or walls should be used to reduce
noise levels from ground transportation noise sources and industrial sources. A barrier
must interrupt the line of sight between the noise source and the receiver in order to
reduce noise level both outdoors and indoors. A barrier should provide at least L dn 5
dB of noise reduction to achieve a noticeable change in noise levels.
4. Construction modifications. If site planning, architectural layout, noise barriers, or a
combination of these measures does not achieve the required noise reduction, then
mitigation should be facilitated through construction modification to walls, roofs,
ceilings, doors, windows.
5. Alternatives to Sound Walls. Encourage new development to identify alternatives to
the use of sound walls to ease noise impacts.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Amended 1/13/2016 SAN RAFAEL 2020 / NOISE 273
Noise Impacts on Existing Development
N -4. Noise from New Nonresidential Development.
Design nonresidential development to minimize noise impacts on neighboring uses.
a. Performance Standards for Uses Affecting Residential Districts. New
nonresidential development shall not increase noise levels in a residential district
by more than Ldn 3 dB, or create noise impacts that would increase noise levels to
more than Ldn 60 dB at the property line of the noise receiving use, whichever is
the more restrictive standard.
b. Performance Standards for Uses Affecting Nonresidential and Mixed Use
Districts. New nonresidential projects shall not increase noise levels in a
nonresidential or mixed-use district by more than Ldn 5 dB, or create noise impacts
that would increase noise levels to more than Ldn 65 dB (Office, Retail) or Ldn 70
dB (Industrial), at the property line of the noise receiving use, whichever is the
more restrictive standard.
c. Waiver. These standards may be waived if, as determined by an acoustical study,
there are mitigating circumstances (such as higher existing noise levels), and no
uses would be adversely affected.
N-4a. Require Acoustical Study. Identify through an acoustical study noise mitigation
measures to be designed and built into new nonresidential and mixed -use development,
and encourage absorptive types of mitigation measures between noise sources and
residential districts.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
N -5. Traffic Noise from New Development
Minimize noise impacts of increased off-site traffic caused by new development.
Where the exterior Ldn is 65 dB or greater at a residential building or outdoor use area
and a plan, program, or project increases traffic noise levels by more than Ldn 3 dB,
reasonable noise mitigation measures shall be included in the plan, program or project.
N-5a. Traffic Noise Studies. Require acoustical studies to evaluate potential off-site noise
impacts resulting from traffic generated by new development.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
N -6. Traffic Noise.
Attempt to minimize traffic noise through land use policies, law enforcement, and
street improvements.
N-6a. Enforce Speed Limits. Enforce speed limits on roads generating numerous noise
complaints.
Responsibility: Police Department
Timeframe: Ongoing
Resources: Police Department Operating Budget
N-6b. Mixed-Use. (Deleted) Develop land use districts to allow housing close to offices
and services to reduce the amount of traffic from local trips.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
274 SAN RAFAEL 2020 / NOISE Amended 1/13/2016
N-6c. Coordination with Local and State Agencies. Coordinate with CalTrans, Marin
Countywide Planning Agency, Congestion Management Agency and other agencies to
achieve noise reduction along Pt. San Pedro Road, Highways 101 a nd 580, and the
Sonoma Marin Area Rail Transit corridor.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
N-6d. Vehicle Code. Enforce the California Vehicle Code regarding noisy vehicles.
Responsibility: Police Dept.
Timeframe: Ongoing
Resources: Police Department Operating Budget
N-6e. Street Improvements. Pursue feasible cost-effective new street paving technologies
to minimize traffic noise.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
N-6f. Widening of US 101 and 580. Encourage Caltrans to mitigate highway noise
impacts as a part of the US 101 widening project. Review and comment, as necessary, on
any proposed sound walls in San Rafael. Encourage Caltrans to use noise mitigation
measures other than walls if they can be shown to be effective. These measures may
include alternative pavement types and sound-absorptive treatments on existing and future
noise barriers.
Responsibility: Public Works, City Council
Timeframe: Short TermOngoing
Resources: Staff Time
See C-21a (Traffic Calming Program).
N -7. Airport/Heliport.
To the extent allowed by federal and state law, consider and mitigate noise impacts of
any changes in facilities or operations that require use permit mitigations or other land
use permits at the San Rafael Airport in north San Rafael and the heliport in East San
Rafael (see Noise Contours for San Rafael Airport and Heliport in Exhibits 32 and 33).
See LU-2a (Development Review).
N -8. Sonoma Marin Area Rail Trans it.
If a commuter rail service or other use is developed along the Sonoma Marin Area
Rail Transit right-of-way, minimize noise impacts on existing development.
N-8a. Future Transitway Mitigation Measures. A detailed noise assessment and
appropriate mitigation measures should be prepared for any rail project on the Sonoma
Marin Area Rail Transit right-of-way. The analysis should address the City’s noise
standards and the Federal Transit Administrations (FTA) guidelines.
Responsibility: Community Development or Joint Powers Authority
Timeframe: Long Term
Resources: Potential Taxes (Sales)
276
Amended 1/13/2016 SAN RAFAEL 2020 / NOISE 277
N -9. Nuisance Noise.
Minimize impacts from noise levels that exceed community sound levels.
N-9a. Enforce and Update the Noise Ordinance. Enforce and update, as necessary, the
City's Noise Ordinance that addresses common noise nuisances including amplified music,
outdoor mechanical equipment and construction activities.
Responsibility: Police Department
Timeframe: Ongoing
Resources: Staff Time
N-9b10b. Mitigation for Construction Activity Noise. Through environmental review,
identify mitigation measures to minimize the exposure of neighboring properties to
excessive noise levels from construction-related activity.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fee
N-9c10c. Noise Specifications. Include noise specifications in requests for equipment
information and bids for new City equipment and consider this information as part of
evaluation of the bids.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Capital Improvements
N-9d10d. San Rafael Rock Quarry. Seek to minimize noise impacts of the quarry and
brickyard operations through cooperative efforts with the County of Marin through its
code enforcement and land use entitlement processes.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See NH-143a (Rock Quarry Plan) and NH -144a (Rock Quarry Impacts).
Amended 1/13/2016 SAN RAFAEL 2020 / OPEN SPACE 279
Open Space Our Natural Resources
Introduction
Natural features and resources have shaped both the growth and form of San Rafael
and provide many of the attractive characteristics of the area. San Rafael has a
significant diversity of natural features and assets that are important to preserve
through land use planning. Those important resources include bay lands and water,
canal frontage, streams, a ridgeline edge for the community, clean air and valuable
wildlife habitat. A central concern of the General Plan, therefore, in considering the
location, design, intensity and type of land uses in the City, is to continue to protect
natural resource areas.
In 1972, voters approved a tax levy and the formation of the Marin County Open
Space District to acquire and maintain open space, park and recreational lands. In
that same year there was also a San Rafael voter-approved bond measure, where
individual neighborhoods passed bonds to purchase open space in the area. With
these events taking place, emphasis was given to the importance of purchasing open
space for the community. Since then tremendous progress has been made in securing
and protecting open space throughout the County. San Rafael has largely met its
initial objectives by securing 3,285 acres of open space within the City limits and
almost 7,300 acres in the Planning Area. The Marin County Open Space District has
also secured considerable land in San Rafael’s Planning Area. One-quarter of the
land in San Rafael’s Planning Area is secured open space.
Oak trees and
grasslands are
valuable open
space habitat.
280 SAN RAFAEL 2020 / OPEN SPACE Amended 1/13/2016
GOAL 30: PROTECTED O PEN SPACE
It is the goal of San Rafael to preserve and protect open space and the natural
environment for all to enjoy. Preservation of open space and the natural
environment have been a priority for San Rafael residents for many years. Whenever
possible, the natural terrain and vegetation of the community should be preserved and
maintained.
OS-1. Open Space Preservation.
Preserve, through a variety of methods, the open space areas identified in the
Inventory of Potential Open Space Sites (See Appendix I). Retain and protect open
space areas that serve as delineators between neighborhoods and between adjacent
communities, as wildlife habitat, and as visual assets for the community. Open space
areas can also function as connections between neighborhoods, for example with the
creation of pathways in environmentally appropriate areas.
OS-1a. Open Space Inventory. Update the Inventory of Potential Open Space Sites.
Identify and prioritize open space parcels for future protection. Maximize the use of
available resources when assessing City involvement in securing open space by applying
the following non-prioritized evaluation criteria:
a. Environmental health and safety issues (specifically geology and hydrology), and
potential geoseismic hazards.
b. Resource Areas and Aesthetics (visual backdrop or edge, unique site features,
shorelines/ridgelines, wetlands, wildlife habitat including wildlife movement corridors
and habitat for endangered species).
c. Importance to the community as a whole or adjoining neighborhoods.
d. Merits of alternative uses.
e. Proximity to other open space areas.
f. Recreation potential.
g. Accessibility.
h. Availability of outside financial assistance.
i. Potential maintenance and management costs and liability exposure for the City.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time, Grants
OS-1b. Preservation Opportunities. Through the development review process, preserve
open space areas identified on the Open Space Inventory. Encourage the dedicati on of
open space areas that are adjacent to public open space. Possibilities also include
acquisition of fee title or acquiring easements for preserving open space. When potential
open space is not contiguous to existing public open space, the preference is to retain the
open space in private ownership. When portions of a site are retained as private open
space, ensure the preservation and management of that open space through appropriate
means, including required maintenance, as determined though develop ment review. Work
with other public and non-profit agencies to identify sources for acquisition and
maintenance of open space.
Responsibility: Community Development, Public Works, City Manager
Timeframe: Ongoing
Resources: Fees, Grants, Donations, Bonds
OS-1c. Cluster Development. As part of the development review process, encourage the
clustering of development to preserve desired open space.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
282 SAN RAFAEL 2020 / OPEN SPACE Amended 1/13/2016
OS-2. Open Space Management.
Maintain and manage City Open Space lands. Designate appropriate uses to specific
sites. Determine maintenance needs to address uses and the preservation of natural
amenities. Address illegal camping and campfires, disease control, erosion control,
urban/wildlife interface, recreation and other activities harmful to open space
environment, as well as vegetation management and wildlife habitat protection issues.
OS-2a. Open Space Management Plan(s). Establish a committee with representatives
from neighborhood associations, environmental organizations, user groups and other
stakeholders to prepare an Open Space Management Plan(s). The plan should address use
and ongoing maintenance of open space areas. The management plan should address
appropriate access points, parking areas, public information signage, trail extensions,
restoration of erosion and other degraded areas, and guidelines for the location of
amenities such as picnic tables and benches. Amend zoning provisions as needed.
Funding options should be explored and identified for open space management such as
open space maintenance assessment districts, agreements with other public agencies for
maintenance, neighborhood "adoption," volunteer programs, private funding and other
means.
Responsibility: Public Works, Police Department, Fire Department, Community
Services, Community Development
Timeframe: Long Term
Resources: Staff Time, Grants, Volunteers, Donations
OS-2b. Removal of Invasive Species. Use volunteer and other
types of work crews to remove selected invasive vegetation from
open space areas.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Volunteers
OS-2c. Diseased Vegetation. Work with County and regional
experts in finding solutions for the prevention and disposal of
diseased vegetation, such as vegetation affected by Sudden Oak
Death Syndrome.
Responsibility: Public Works
Timeframe: Ongoing
Resources: General Fund
OS-2d. Illegal Encampments. Continue to work with private
and public property owners to identify and remove illegal
encampments in open space areas.
Responsibility: Police, Fire, Community Development
Timeframe: Ongoing
Resources: Staff Time, Fines
See CON-15a (Invasive Plant Ordinance), CON-15b (Removal of Invasive Species on
Private Property) and CON-15b15c (Removal of Invasive Species on Public Property).
OS-3. Open Space Use.
Protect and preserve the natural value of open space and wildlife habitat areas while
permitting educational and recreational uses compatible with these resources. Specific
use objectives include:
a. Open space areas should be maintained in a natural state.
b. Open space areas are a community resource for use and enjoyment by the
residents of San Rafael.
c. Uses of open space areas shall be secondary to open space preservation, and
limited to those uses with a minimal impact on the environment.
San Rafael
hillsides were
purchased in
the 1970s and
preserved as
open space for
perpetuity.
Amended 1/13/2016 SAN RAFAEL 2020 / OPEN SPACE 283
OS-3a. Management of Private Open Space. In designating open space as part of a
development project or with the dedication of land for open space, identify limitations to
uses in those areas, such as restrictions on ornamental landscaping, structures and fences.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See OS-2a (Open Space Management Plans).
OS-4. Access to Open Space.
Encourage provision of access to open space areas in the design of adjacent
development. Secure access paths shown on Exhibit 34 as part of subdivision
approvals and design access paths to avoid or minimize neighborhood and user
conflicts with sensitive wildlife habitat areas.
OS-4a. Access Points. Through the development review process, identify access points
and parking areas to be retained and required improvements.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
OS-5. Coordination with Other Jurisdictions.
Coordinate San Rafael’s open space system with adjacent cities, Marin County, the
State, and regional and private open space systems.
OS-5a. Coordination with Other Jurisdictions. Continue to work with public agencies
managing open space within the San Rafael Planning Area to ensure a coordinated system.
Responsibility: City Manager, Public Works
Timeframe: Ongoing
Resources: Staff Time
OS-6. Utilities in Open Space.
Discourage utilities in open space areas. Necessary utilities in open space should be
located and designed to minimize harm to the area's environmental and visual quality.
OS-6a. Utilities in Open Space. Use zoning ordinance provisions and the design and
environmental review processes to evaluate the location and design of public utilities.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
OS-7. Public Education.
Provide education programs to residents about wildlife, fire hazard, watershed
protection and open space habitat.
OS-7a. Public Education. Continue outreach and public education. Examples include the
dissemination of educational materials and programs related to wildland fire prevention,
feral cats, and Marin County Stormwater Pollution Prevention Program (MCSTOPPP)
requirements.
Responsibility: Fire, Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 285
Conservation Our Natural Resources
Introduction
Conservation helps prevent the wasteful destruction and neglect of San Rafael's
natural resources, particularly scarce resources. The City recognizes that natural
resources must be maintained for their economic and recreational use as well as for
their ecological value. The Conservation Element policies address water, air quality
and wildlife and cover the topics of Wetlands; Diked Baylands; Creeks and
Drainageways; Native Plants, Animals and Habitat; and Resource Management.
San Rafael’s Habitats
San Rafael is rich with diverse habitats, such as creeks and drainageways, seasonal
freshwater wetlands, tidal wetlands and riparian areas that are valued resources for
San Rafael’s wildlife. Protection, restoration or enhancement of damaged habitats is
important for the continued health of San Rafael’s natural environment.
Habitats have been damaged by the spread of non-native invasive plants. The City
must build on its efforts to manage undesirable invasive s pecies. Landscaping with
native species should be encouraged for restoration projects.
Protection of the creeks and drainageways and wetlands, and the plants and animals
that live in and near them, can be achieved by managing public access along these
areas and by minimizing encroachment by new development to only that which is
unavoidable. This can be accomplished by preserving buffer areas along creeks and
drainageways, associated riparian areas and wetlands. Another way to protect creeks
is to improve public access points so that uncontrolled foot traffic does not damage
these sensitive habitats.
The endangered
Salt Marsh Harve st
Mouse in his (or
her) Pickleweed
habitat.
286
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 287
GOAL 31: PROTECTED H ABITAT
It is the goal of San Rafael to have enhanced habitat for native plants and animals,
and special protection for species that are listed as threatened or endangered.
San Rafael is rich in wildlife and native plant habitats, such as wetlands, creeks,
shorelines, oak woodlands and riparian areas, as well as wildlife corridors between
them, and these habitats are being protected or restored as necessary.
CON-1. Protection of Environmental Resources.
Protect or enhance environmental resources, such as ridgelines, wetlands, diked
baylands, creeks and drainageways, shorelines and habitat for threatened and
endangered species.
CON-1a. Plans for Environmental Protection.
Complete the implementation of Mahon Creek Final
Conceptual Plan and the Shoreline Park Master Plan.
Responsibility: Public Works
Timeframe: Long Term
Resources: Grants, Contributions
See LU-2a (Development Review).
Wetlands
Wetlands are defined as: “Areas under the
jurisdiction of the US Army Corps of Engineers that
are inundated or saturated by surface or ground
water at a frequency and duration sufficient to
support a prevalence of vegetation that is typically
adaptive for life in saturated soils conditions. Wetlands generally include but are not
limited to seasonal wetlands, marshes, vernal pools and bogs.” Wetlands are fragile,
natural resources subject to flooding, erosion, soil-bearing capacity limitations and other
hazards. In addition they are resources of special significance due to the modulation of
flood waters, water quality and habitat functions they perform, and resulting values
identified by man such as control of flood velocities, floodwater storage, floodwater
passage, aquifer recharge, erosion control, pollution control, wildlife habitat, education,
scientific study, open space and recreation.
CON-2. Wetlands Preservation.
Require appropriate public and private wetlands preservation, restoration and/or
rehabilitation through compensatory mitigation in the development process for
unavoidable impacts. Support and promote acquisition of fee title and/or easements
from willing property owners.
CON-2a. Wetlands Overlay District. Continue to implement wetlands policy through
the Wetlands Overlay zoning district and development review.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
Marshlands are
valuable habitat
for many local
and migratory
birds .
288 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
See also OS-1a (Open Space Inventory), OS-1b (Preservation Opportunities), and OS -1c
(Cluster Development).
CON-3. Wetland Protection and Mitigation .
In order to protect and preserve valued wetlands, loss of wetlands due to filling shall
be avoided, unless it is not possible or practical. When it is demonstrated that it is
not possible or practical to avoid filling a wetland because of site constraints and
conditions such as the geographic location of the wetlands, site configuration and
size, require that the wetland be replaced on-site, and in-kind at a minimum ratio of
2:1 (e.g., 2 acres for each acre lost). If it is determined that on-site mitigation is not
possible or practical, off-site mitigation shall be
required at a minimum replacement ratio of 3:1. As
assessed and determined on a case-by-case basis, the
City may waive this policy for fill of small wetlands
(0.1 acre or less in size), provided that: (1) the wetland
is isolated meaning that it is not within, a part of,
directly connected with or hydrologically-linked by
natural flow to a creek, drainageway, wetland or
submerged tidlands; (2) it is demonstrated by a wetland
expert that the preservation of the wetland is not
practical as it would not result in a functioning,
biological resource because of its isolation; (3) the City
has determined that filling would result in a more
appropriate and desirable site plan for the project; and
(4) the City consults with and considers comments
received from the appropriate resource agencies with
wetland oversight (State of California Department of
Fish and Game and/or the California Regional Water
Quality Control Board).
a. Creation of Wetlands. The creation of wetlands
shall be (1) of a similar habitat type to that of the
existing wetlands and (2) of at least equal
functional quality. The wetlands should be created
or restored on or adjacent to the site, where
possible. If on-site creation is infeasible due to
technical constraints, compensatory habitat may be
created off-site, preferably in the same drainage
basin. Restoration of former filled, drained or diked
wetland habitat is preferred over creation of
wetlands on lands that were historically uplands. Plans for this habitat shall be
prepared by a qualified wetland restoration ecologist in consultation with
appropriate federal and state resource agencies. Mitigation plans shall require an
annual monitoring for a period of time as specified by a qualified biologist to
determine mitigation success. Contingency measures to deal with the potential
for a lack of success should also be included in the plan.
b. Timing of Restoration or Creation. Restoration or creation of wetlands should
be completed prior to construction of the development. Where construction
activities would adversely impact wetland restoration or creation, wetlands
restoration or creation may completed after construction of the development, as
determined through development review.
W e t l a n d D e f i n i t i o n s
Wetland Restoration – To bring a wetland
back into existence in an area where
wetlands had historically occurred, but were
lost due to the actions of man or through
natural process.
Wetland Enhancement – The modification
of a natural or created wetland to enhance
one or more functions. Enhancement of
some wetland functions may negatively
affect other functions.
Wetland Creation – To bring a wetland into
existence, whether by accident or
intentionally, where none existed previously;
this includes the creation of wetlands for
mitigation, habitat, and water quality
purposes.
Mitigation – Actions taken to avoid, reduce,
or compensate for the effects of human-
induced environmental damage.
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 289
D i k e d B a y l a n d s
Diked baylands serve as a buffer between urban and
tidal areas and contribute to improved water quality
in the Bay by trapping or removing pollutants from
runoff and wastewater. They also act as interim
storage basins for stormwater runoff and flood
waters that coincide with high tides, buffer land areas
from storms, high tides and erosion; habitat areas for
threatened and endangered species; and can serve
as possible mitigation areas. Their partial or
complete flooding in the winter rainy season provides
needed shallow wetland habitat for many species
and flocks of migratory ducks and shorebirds.
C r e e k s a n d D r a i n a g e w a y s
Creeks are perennial or intermittent watercourses
that have defined bed and bank, i.e., the channel
bed is incised into the substrate. Creeks are
identified on Exhibit 36, based on the latest United
States Geologic Survey (USGS) topographic maps.
Creeks, with a defined bed and bank and with an
unbroken riparian corridor of 50 feet or more not
shown on the map are presumed to exist, and shall
be identified through project review and protected
under the policies of this plan.
Drainageways are open drainage swales, or
localized depressions that lack defined banks where
intermittent or ephemeral runoff may concentrate,
and open improved drainage channels with stabilized
or improved banks. Drainageways do not support
significant riparian habitat. Drainageways exist
throughout San Rafael. During the development
review process, drainage capacity and habitat value
of any drainageways on a site shall be assessed,
and appropriate setbacks determined.
CON-3a. Project Mitigation. Continue the City’s practice of requiring mitigation for
projects that would affect wetlands, in conjunction with recommendations of State and
Federal agencies.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CON-4. Wetland Setbacks.
Maintain a minimum 50-foot development-free
setback from wetlands, including, but not
limited to, paving or structures. Setbacks of
greater than 50 feet may be required on lots of
two or more acres as determined through
development review. The City may waive this
requirement for minor encroachments if it can
be demonstrated that the proposed setback
adequately protects the functions of the
wetland to the maximum extent feasible and
resulting values to the satisfaction of the City
after review by the appropriate regulatory
agencies.
See CON-2a (Wetlands Overlay District).
CON-5. Diked Baylands.
Protect seasonal wetlands and associated
upland habitat contained within undeveloped
diked baylands, or restore to tidal action.
Support and promote acquisition from willing
property owners.
See LU-2a (Development Review).
CON-6. Creek and Drainageway
Setbacks.
Require development-free setbacks, except for
specific access points as approved per policy
CON-7 (Public Access to Creeks), from
existing creeks and drainageways that will
maintain the functions and resulting values of
these habitats. Appropriate erosion control and
roadway crossings may encroach into the
development setback. In the absence of
vegetation, promote new growth of natural
habitat.
a. Creek Setback. Maintain a minimum 25-
foot development-free setback from the top
of creek banks for all new development
(including, but not limited to, paving and
structures), except for Miller Creek and its
tributaries, where a minimum 50-foot
setback shall be maintained. Setbacks up to
100 feet may be required on lots or
development projects two or more acres in size where development review
290 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
determines a wider setback is needed to maintain functions and resulting habitat
values and in areas where high quality riparian habitat exists.
The City may waive this requirement for minor encroachments if it can be
demonstrated that the proposed setback adequately protects the functions of the
creek to the maximum extent feasible and resulting values to the satisfaction of
the City after review by the appropriate regulatory agencies.
b. Drainageway Setbacks. Drainageway setbacks shall be established through
individual development review, taking into account existing habitat functions and
resulting values.
CON-6a. Municipal Code Compliance. Ensure that the San Rafael Municipal Code
complies with local, state, and federal regulatory agencies requirements for erosion
control.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Short Term
See LU-2a (Development Review).
CON-7. Public Access to Creeks.
Provide pedestrian access to points along creeks throughout the City where such
access will not adversely affect habitat values.
CON-7a. Creek Access Points. Proactively identify and create desirable access points to
creeks on public lands.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
CON-7b. Public Access. Through the development review process, identify and secure
areas appropriate for access points to creeks.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CON-7c. Website Publicity. Use the City’s website to publicize information about
protecting and accessing San Rafael’s creeks and waterways.
Responsibility: Community Development, Public Works
Timeframe: Long Term
Resources: Staff Time
CON-7d. Creek Signage. Develop a program to provide attractive signage identifying
creeks.
Responsibility: Public Works
Timeframe: Long Term
Resources: Staff Time
See LU-2a (Development Review).
292
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 293
CON-8. Enhancement of Creeks and Drainageways.
Explore enhancement of, and support continuous upgrades to, drainageways to serve
as wildlife habitat corridors for wildlife movement and to serve as flood control
facilities to accommodate storm drainage. Require creek enhancement and associated
riparian habitat restoration/creation for projects adjacent to creeks to maintain storm
flows, reduce erosion and maintenance and improve habitat values, where feasible.
CON-8a. Creek Restoration. Encourage and support efforts by neighborhood
associations, environmental organizations and other interested groups to fund creek
enhancement, restoration and maintenance programs.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
CON-8b. Tree Retention. Retain trees along creeks, where possible, for preservation of
riparian habitat and to inhibit growth of algae.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
See LU-2a (Development Review).
294 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
Native Plants, Animals and Wildlife Habitat
Vegetation, fish, and wildlife habitat are essential to the community of San Rafael. As
development pressures grow, the need for preservation of the valuable diversity of
species becomes increasingly important. The San Rafael Planning Area contains
several habitat areas of major importance including oak woodlands, riparian, the open
waters of the San Francisco Bay and wetlands. These communities support a
complex diversity of fish and wildlife species. A number of sensitive plant and animal
species have either been observed within the Planning Area, or are known to occur
within the region.
The City recognizes the ecological, scientific, aesthetic and cultural values of without
undue disturbance. Protection of threatened and endangered species shall also
extend to habitat that might reasonably be expected to support populations of those
species, consistent with the requirements of state and federal law. The City
recognizes the need to contribute to the protection of native plants and animals, and
their habitats, before their populations are so low that they must be listed as
threatened or endangered under the state and federal endangered species acts and
will provide protection to special status species. Examples of the sensitive plant and
animal species are: the California Black Rail, the California Clapper Rail, the Salt
Marsh Harvest Mouse, the Central California Coast Steelhead and the Marin Western
Flax.
CON-9. Native and/or Sensitive Habitats.
Protect habitats that are sensitive, rare, declining, unique or
represent a valuable biological resource.
CON-9a. Steelhead Habitat. Support efforts to restore, preserve
or enhance Central California Coast Steelhead habitat in Miller
Creek and other creeks.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
CON-9b. Feral Cats. To protect habitats, especially for birds and
small animals, continue to fund programs of the Mari n Humane
Society including those to reduce the population of feral cats.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
See CON-15a (Invasive Plant Ordinance), OS-2b (Removal of Invasive Species), and LU-
2a (Development Review).
The endangered
Clapper Rail is a
secretive resident
of the Bay
marshes.
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 295
CON-10. Impacts to Sensitive Habitats.
Minimize impacts to sensitive natural habitats through careful planning. Require
compliance with applicable laws and regulations.
CON-10a. Oak Savanna/Woodland Habitat Protection. Require that proposed
developments with potential impacts to oak savanna/woodland habitat to either avoid,
minimize, or compensate for the loss of oak savanna/woodland habitat. Avoidance would
be the preferred measure where feasible. If it is deemed that an impact is unavoidable,
minimization of direct and indirect impacts or compensation through habitat restoration,
creation, or enhancement would be required.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See LU-2a (Development Review).
CON-11. Wild life Corridors.
Preserve and protect areas that function as wildlife corridors, particularly those areas
that provide natural connections permitting wildlife movement between designated
sensitive habitats.
See LU-2a (Development Review).
CON-12. Preser vation of Hillsides.
Encourage preservation of hillsides, ridgelines and other open areas that serve as
habitat and erosion protection as well as visual backdrops to urban areas.
CON-12a. Hillside Design Guidelines. Continue to implement the Hillside Design
Guidelines.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See CD-5a (Views) and CD-6a (Hillside Design Guidelines).
CON-13. Threatened and Endangered Species.
Preserve and protect threatened and endangered species of plants and animals formally
listed consistent with the state and federal endangered species acts including
protection of their habitat.
CON-13a. List of Species. Maintain a current list of threatened and endangered and
special status species.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See LU-2a (Development Review).
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 297
CON-14. Special Status Species.
Preserve and protect special status plants and animals, including candidate species for
listing under the state and federal endangered species acts, California species of
special concern, California Native Plant Society List 1B plants, and other species
protected under provisions of California Fish and Game Code.
CON-14a. Surveys. Require that vacant sites be surveyed for the presence or absence of
relevant special status species prior to development approval.
Responsibility: Community Development,
Timeframe: Ongoing
Resources: Staff Time
CON-14b. Minimization. Require that where impacts to special status species are deemed
unavoidable, potential impacts to the identified species are minimized through design,
construction, and operation of the project. Compensation measures could include on -site
set asides or off-site acquisitions (e.g. conservation easements, deed restrictions, etc.) that
would be required if project impacts result in direct loss or indirect impacts that cannot be
mitigated in other ways. This might also involve species -specific enhancement restoration
efforts for the mitigation lands.
Responsibility: Community Development,
Timeframe: Ongoing
Resources: Staff Time
See LU-2a (Development Review).
CON-15. Invasive Non -Native Plant Species.
Remove and control selected undesirable invasive non-native plant species from City-
owned open space and road right of ways, and encourage the removal and control of
these invasive plant species from non-City owned ecologically-sensitive areas.
CON-15a. Invasive Plant Ordinance. Consider the legality, feasibility and
enforceability of an Invasive Plant Ordinance addressing the removal of invasive species
on private and public properties. As part of the ordinance, evaluate the benefits and
impacts of using herbicide on invasive species where there are no other feasible controls.
Responsibility: City Attorney, Community Development,
Timeframe: Long Term
Resources: Staff Time
CON-15b. Removal of Invasive Species on Public Property. Institute a program to
remove invasive plant species on public properties. Consider the use of volunteers and
private organizations to assist in this effort.
Responsibility: Public Works, Fire
Timeframe: Long Term
Resources: Staff Time, Volunteers, Partnerships
See LU-2a (Project Review) and OS-2b (Removal of Invasive Species).
CON-16. Landscape with Native Plant Species.
Encourage landscaping with native and compatible non-native plant species,
especially drought-resistant species.
CON-16a. Distribution of Information. Distribute Marin Municipal Water District and
other organizations’ educational materials about native plant landscaping.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time
298 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
GOAL 32: RESOURCES U SED
WISELY (DELETED , MOVED TO
SUSTAINABILITY )
It is the goal of San Rafael to have conservation and management of resources.
Landfill capacity, energy, water and other resources are limited in the Bay Area.
Residents and businesses should minimize resource use and waste through
environmentally sound practices, such as recycling and use of reclaimed water.
Introduction
Conservation is the wise management of renewable and non-renewable resources to
prevent unnecessary waste, destruction or neglect of resources, such as landfill
capacity, energy, and water.
Utilities Facilities
Pacific Gas and Electric Company (PG&E) provides gas and electric utilities to the
planning area and Marin Municipal Water District (MMWD) provides San Rafael with
its water supply. Solid waste disposal service is provided by Marin Sanitary Service,
and the Marin Recycling and Resource Recovery Association provide curbside
recycling collection service.
PG&E expects that the relatively gradual residential and commercial growth
projections for San Rafael would not cause a significant impact on the utility’s ability to
provide service. Construction of m ajor new electric distribution facilities would not be
needed to meet the projected electrical demands. In addition, the infill development
anticipated would require less energy in an ongoing basis.
The Redwood Landfill is currently permitted a maximum landfill capacity of 19.1 million
cubic yards. Remaining capacity is estimated to be 12.9 million cubic yards, and it is
currently permitted to remain open until 2039.
Energy Conservation
Supplies of non-renewable energy resources, such as petroleum, natural gas and
other fossil fuels, are finite and, therefore, considered scarce in the long term.
Renewable energy resources, such as solar and geothermal energy, have been
available for decades. With technological advances, increasing concerns about the
potential for supply disruption and the rising costs of conventional resources,
renewable energy resources are an attractive alternative for homes and businesses.
Energy conservation is viewed as an energy resource, since the efficient use of
energy allows our energy supplies to be consumed at a slower rate. Energy
conservation includes such measures as turning off lights and equipment when not
needed, planting trees that shade buildings during the summer and using fuel -efficient
vehicles.
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 299
Reducing demand and reducing wasted energy can be accomplished through
residential, commercial, and industrial programs designed to educate the consumer
about options for energy conservation, and energy-efficient site and architectural
design. Transportation-related measures that lead to energy conservation might
include urban design and land use patterns that reduce trip lengths, thereby reducing
fossil fuel consumption.
Water Conservation
Potable water, or drinking water, is provided by the Marin Municipal Water Distr ict
(MMWD). Water is a limited natural resource that is dependent upon rainfall. MMWD
relies on sources within Marin County and water imported from the Russian River for
domestic and commercial consumption, as well as for fire protection and irrigation of
landscaping. Reuse and conservation of water throughout the year helps to provide a
reliable source and reduces the need and cost of securing out-of-area supplies.
Examples of water conservation measures include aerators for faucets and
showerheads, low-flow toilets, irrigation system timers and monitors, drought-tolerant
landscaping, and water-efficient dishwashers and washing machines. Water also can
be recycled: car washes, commercial laundries and air -conditioning towers are
candidates for reuse (the major use of recycled water is landscaping with gray water).
Reduce, Reuse, Recycle
Reducing, reusing and recycling resources save raw materials. Reduction refers to
use of less of a resource material, such as the purchase of products with minimal
packaging; reuse of a product involves the reapplication of a used product additional
times before disposal, such as donating clothes to a charitable organization; recycling
involves the reprocessing of the used product into the same or new product, such as
reprocessing of used paper into newsprint.
Conserving processes also save energy, since less energy is used than in the
mining/harvesting, processing and transport of finished product. This is true of all
resource types, from the commonly recycled items, such as glass, paper, aluminum,
and tin, to fossil-fuel-based resources, such as plastics and automobile-related waste
oils. Reduction of waste has been an issue in California due to the limited amount of
land available for landfills, however, Marin County lea ds the State in recycling and
waste stream reduction. Residents, businesses and government should do all that is
possible to reduce, reuse and recycle materials.
Mineral Resources
The San Rafael Rock Quarry is located in unincorporated Marin County adjacent to
the City of San Rafael at 1000 Pt. San Pedro Road.
See NH-141 (San Rafael Rock Quarry and McNear Brickworks), NH-142 (San Rafael
Rock Quarry Impacts) and NH-143 (San Rafael Rock Quarry Shoreline Use) and the
Marin Countywide Plan for policies regarding the San Rafael Rock Quarry.
300 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
T i t l e 2 4 S t a n d a r d s
The California Building Code establishes building
energy efficiency standards for new construction
(including requirements for entire new buildings,
additions, alterations, and in nonresidential
buildings, repairs). Since first established in 1977,
the Building Energy Efficiency Standards (along
with standards for energy efficiency in appliances)
have helped Californians save more than $11.3
billion in electricity and natural gas costs. The
Standards are updated periodically to allow
incorporation of new energy efficiency
technologies and methods.
Resource Conservation Policies
Resource conservation policies and programs sharing similar or complementary
directions and objectives have been incorporated into the Sustainability Element.
See SU-4e (Regional Energy Office), SU-4f (Zoning and Building Code Review), SU-
4g (Clean Energy Production), SU-5b (Use of Alternative Building Materials), SU-5d
(Water Efficiency Programs), SU-5e (Water Recycling), SU-6a (Site Design), SU-10e
(Recycling), SU-10f (Recyclable Waste Receptacles), SU-10g (Reycling for
Apartments and Nonresidential Buildings), SU-10h (Demolition Waste), SU-10i
(Recycling Education), SU-12b (Marin County Green business Program), SU-14a
(Alternative Transportation Options), SU-14b (Alternative Fuel for City Fleet), SU-14d
(City Electricity), SU-14i (Civic Buildings), SU-14j (Green Business Certification), SU-
14k (Regional Collaboration), SU-14l (Backup Energy Provision)
CON-17. Resource -efficient Organizations and Businesses.
(Moved to Sustainability)
Encourage businesses, commercial property owners, apartment building owners and
non-profit organizations to be resource, energy and water efficient.
CON-17a. Regional Energy Office. (Moved to Sustinability) Consider participation in
the County’s Regional Energy Office.
Responsibility: City Manager
Timeframe: Long Term
Resources: Staff Time
CON 17b. Green Business Program. (Moved to
Sustainability) Encourage San Rafael businesses to
participate in the County's Green Business program.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
CON-18. Resource -Efficient Building
Design. (Moved to Sustainability)
Promote and encourage residences to be resource,
energy and water efficient by creating incentives and
removing obstacles to promote their use.
CON-18a. Energy-efficient Homes. (Deleted) Encourage
the construction of homes and buildings that exceed Title 24
standards. Consider adoption of an ordinance requiring
greater energy efficiency in construction of larger homes.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CON-18b. Zoning and Building Code Review. (Moved to Sustainability) Identify
barriers to resource efficiency in the Zoning and Building Codes and evaluate the
suitability of removing those obstacles.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 301
L E E D L e a d e r s h i p i n
E n e r g y a n d
E n v i r o n m e n t a l D e s i g n
The LEED (Leadership in Energy and
Environmental Design) Green Building Rating
System™ is a voluntary, consensus-based
national standard for developing high-
performance, sustainable buildings. LEED
provides a complete framework for assessing
building performance and meeting
sustainability goals. Based on well-founded
scientific standards, LEED emphasizes state of
the art strategies for sustainable site
development, water savings, energy efficiency,
materials selection and indoor environmental
quality. LEED recognizes achievements and
promotes expertise in green building through a
comprehensive system offering project
certification, professional accreditation, training
and practical resources.
CON-18c. Use of Alternative Building Materials. (Moved to Sustainability) Evaluate
the benefits and impacts of amending the City’s buildin g codes and zoning ordinances to
allow the use of acceptable resource-efficient alternative building materials and methods.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
CON-18d. Incentives for Solar and Clean Energy. (Moved to Sustainability) Seek
ways to provide incentives for solar and clean energy systems.
Responsibility: Community Development
Timeframe: Long Term
Resources: Grants
CON-18e. LEED Program. (Deleted)Encourage
developers to use “Leadership in Energy and
Environmental Design” Standards.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
See also CON-20a (Water Conserving Landscaping).
CON-18f. Civic Buildings. (Moved to Sustainability)
Require that new, expanded or renovated City buildings
that exceed 5,000 square feet achieve a LEED
(Leadership in Energy and Environmental Design
Standards) green building rating or equivalent. This
requirement shall not apply to City facilities which are
leased.
Responsibility: Public Works Department
Timeframe: Ongoing
Resources: General Fund, Capital Improvement
Program, Redevelopment Funds, bonds or grants
CON-19. Energy Resources. (Moved to
Sustainability)
Support the development of renewable and/or efficient
generating resources to reduce the County’s reliance on
non-renewable energy supplies.
CON-19a. Energy Production. (Moved to
Sustainability) Consider means to encourage options,
such as photovoltaic cells, for energy production.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
CON-20. Water Conservation. (Moved
to Sustainability)
Encourage water-conserving practices in businesses, homes and institutions and
increase the use of recycled water.
CON-20a. Water Conserving Landscaping. (Moved to Sustainability) Make available
to property managers, designers and homeowners information about water -conserving
landscaping and water-recycling methods and resources.
Responsibility: Community Development
Timeframe: Long Term
Workers sort
and recycle the
waste stream at
Marin Sanitary
Services.
302 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
Resources: Staff Time
CON-20b. Water Recycling. (Moved to Sustainability) Support the extension of
recycled water distribution infrastructure. Require the use of recycled water where
available.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CON-21. Waste Reduction/Recycling. (Moved to
Sustainability)
Encourage waste reduction practices. Encourage recycling through provision of
recycling containers, and developing and promoting both existing and new programs.
CON-21a. Recycling. (Moved to Sustainability) Encourage efforts to promote
recycling, such as encouraging businesses to recycle building and other materials,
promoting composting by restaurants, institutions and residences, and supporting Marin
Conservation Corps’ work to promote recycling.
Responsibility: City Manager, Community Development
Timeframe: Ongoing
Resources: Staff Time
CON-21b. Recyclable Waste Receptacles. (Moved to Sustainability) Support efforts by
Marin Sanitary to install recyclable waste receptacles in hea vy pedestrian areas to
encourage recycling of plastics, glass, etc.
Responsibility: City Manager, Community Development
Timeframe: Short Term
Resources: Staff Time
CON-21c. Recycling for Apartments and Nonresidential Buildings. (Moved to
Sustainability) Encourage recycling facilities and programs for apartment and
nonresidential buildings. Consider the cost and benefits of expanding recycling facilities
and programs for apartment and nonresidential buildings.
Responsibility: City Manager
Timeframe: Short Term
Resources: Staff Time
CON-21d. Demolition Waste. (Moved to Sustainability) Study ways to actively
encourage greater recycling and reuse of demolition waste.
Responsibility: Community Development
Timeframe: Long Term
Resources: Staff Time
CON-21e. Recycling. (Moved to Sustainability) Encourage Marin Sanitary to continue
its recycling education programs, and to reach out to those not aware of the “reduce, reuse
and recycle” techniques.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
Amended 1/13/2016 SAN RAFAEL 2020 / CONSERVATION 303
CON-22. Resource Efficiency in Site Development. (Moved
to Sustainability)
Encourage site planning and development practices that reduce energy demand,
support transportation alternatives and incorporate resource- and energy-efficient
infrastructure.
CON-22a. Site Design. (Moved to Sustainability) Evaluate as part of development
review, proposed site design for energy-efficiency, such as shading of parking lots and
summertime shading of south-facing windows.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
CON-23. Energy -efficient Transportation Programs. (Moved
to Sustainability)
Encourage the creation of programs such as Transportation Systems Management
(TSM), public transit, carpools/ vanpools, ride-match, bicycling, and other alternatives
to the energy-inefficient use of vehicles.
CON-23a. City Carpool. (Moved to Sustainability) Encourage incentive for the
creation of car or vanpools for city employees.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time, General Fund
See C-11a (Car and Vanpooling), C-11b (Car-Sharing), C-11c (Low-Impact Alternative
Vehicles), C-11d (Bike-to-Work Day).
CON-24. Energy -, Water - and Resource –Efficiency in
Government. (Moved to Sustainabi lity)
Promote and serve as an effective leader in implementing conservation practices and
incorporating resource-efficient alternatives in government facilities and services.
CON-24a. Green Business Certification. (Moved to Sustainability) Participate in Marin
County’s Green Business program to become certified as a Marin Green Business. As part
of the programs, review ways for the City to improve recycling and resource -efficient
purchases and designate a staff person in each department to establish and maintain
recycling in City facilities.
Responsibility: Community Development, City Manager
Timeframe: Short Term
Resources: Staff Time
CON-24b. Regional Collaboration. (Moved to Sustainability) Participate in regional
collaborations between public agencies to enact and support new programs or shared
improvements which promote or utilize renewable energy sources or reduce energy
demand.
Responsibility: City Manager
Timeframe: Ongoing
Resources: Staff Time
CON-24c. City Vehicle Fleet. (Moved to Sustainability) Consider new reduced-
emission technologies in the replacement of City vehicles.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time, Vehicle Replacement Fund
304 SAN RAFAEL 2020 / CONSERVATION Amended 1/13/2016
CON-24d. Renewable Energy Sources in City Facilities. (Moved to Sustainability)
Consider the use of renewable energy technology such as solar, cogeneration and fuel cells
in the construction or retrofitting of City facilities.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
CON-25. Energy Emer gencies. (Moved to Sustainability)
Assure that critical municipal functions are not jeopardized during periods of
sustained energy shortages.
CON-25a. Backup Energy Provision. (Moved to Sustainability) Evaluate backup
energy provisions for critical city facilities and upgrade as needed. Encourage the use of
alternatives, such as fuel cell and solar generator backups, to the sustained use of gasoline -
powered generators.
Responsibility: Public Works
Timeframe: Short Term
Resources: Staff Time
See S-33a (Disaster Preparedness Plan) and S-33c (Neighborhood Disaster Preparedness).
Amended 1/13/2016 SAN RAFAEL 2020 / AIR AND WATER QUALITY 305
Air and Water Quality Our Natural Resources
Introduction
Water and air are essential for humans as well as the animals and plants that inhabit
San Rafael. The Air and Water Quality Element is intended to ensure that high quality
air and water are available to all who reside, work, and play in the City.
Internal combustion engines damage both the air and water around us. Emissions
from gas-powered vehicles contribute fine particulate matter into the air that is
eventually carried away to waterways. The City seeks to mitigate the effects of
vehicular pollution by supporting policies that promote more environmentally friendly
forms of transport as well as promote land use design practices that are more
efficient.
Maintaining and improving water qualit y is essential to protect public health, wildlife,
and watersheds, and to ensure opportunities for public recreation and economic
development in San Rafael. Water pollution can be
dramatically curbed through proactive efforts of
residents and through City policies. San Rafael is a
member of the Marin County Stormwater Pollution
Prevention Program (MCSTOPPP), which is the leader
in stormwater management within the Bay Area.
MCSTOPPP’s programs encourage public
participation, education and appropriately desig ned
development to curb water pollution in the County. The
City encourages the use of practices that enable water
to percolate into the surrounding soil, instead of letting
sediment, metals, pesticides and chemicals runoff
directly into the Bay, creeks, or through the storm drain
system. Improving the water quality in San Rafael’s
creeks and canal is a priority. The City supports efforts
to clean up existing bodies of water and to prevent
further degradation.
Through education, participation in ongoing programs, and innovative strategies, the
City seeks to provide clean air and water and, to the best of its ability, contribute to a
healthy region.
Potable, or drinking, water is covered in the Conservation Element and governed by
the Marin Municipal Water District and State standards.
Volunteers help
clean up San
Rafael creeks.
306 SAN RAFAEL 2020 / AIR AND WATER QUALITY Amended 1/13/2016
GOAL 33: CLEAN AIR A ND
WATERWAYS
It is the goal of San Rafael to have the residents of San Rafael breathe clean air
and have clean waterways. It is desirable that San Rafael meets all ambient air
quality standards and that San Rafael’s waterways are clean and healthy.
San Rafael Air Quality Policies
AW-1. State and Federal Standards.
Continue to comply and strive to exceed state and federal standards for air quality for
the benefit of the Bay Area.
AW-1a. Cooperation with Other Agencies. Cooperate with the Bay
Area Air Quality Management District (BAAQMD) and other agencies
in their efforts to ensure compliance with existing air quality regulations.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time
AW-2. Land Use Compatibility.
To ensure excellent air quality, promote land use compatibility for
new development by using buffering techniques such as
landscaping, setbacks, and screening in areas where different land
uses abut one another.
AW-2a. Sensitive Receptors. Through development review, ensure that
siting of any new sensitive receptors provides for adequate buffers from
existing sources of toxic air contaminants or odors. If development of a
sensitive receptor (a facility or land use that includes members of the
population sensitive to the effects of air pollutants, such as children, the
elderly and people with illnesses) is proposed within 500 feet of
Highway 101 or I-580, an analysis of mobile source toxic air
contaminant health risks should be performed. Development review
should include an evaluation of the adequacy of the setback from the
highway and, if necessary, identify design mitigation measures to reduce
health risks to acceptable levels.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
AW-2b. Buffers. Through development review, ensure that any
proposed new sources of toxic air contaminants or odors provide
adequate buffers to protect sensitive receptors and comply with existing
health standards.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
T o x i c A i r o r O d o r
Toxic air pollutants at sufficient
concentrations and exposure are
known or suspected to cause cancer
or other serious health effects, such as
reproductive or birth defects, or to
cause adverse environmental
consequences.
S e n s i t i v e R e c e p t o r s
The Bay Area Air Quality Management
District (BAAQMD) defines sensitive
receptors as facilities where sensitive
receptor population groups (children,
the elderly, the acutely ill, and the
chronically ill) are likely to be located.
These land uses include schools,
retirement homes, convalescent
homes, hospitals and medical clinics.
Exhibit B-8 in the Background Report
shows the locations of major sensitive
receptors in San Rafael.
Amended 1/13/2016 SAN RAFAEL 2020 / AIR AND WATER QUALITY 307
P a r t i c u l a t e M a t t e r
Particulate matter is a toxic air pollutant.
Particulate matter includes dust, soot and other
tiny bits of solid materials that are released into
and move around in the air. Particulates are
produced by many sources, including burning of
gas and diesel fuels by vehicles, incineration of
garbage, mixing and application of fertilizers and
pesticides, road construction, mining operations,
fireplaces, and woodstoves. Particulate pollution
can cause eye, nose and throat irritation and other
health problems.
AW-3. Air Quality Planning with Other Processes.
Integrate air quality considerations with the land use and transportation processes by
mitigating air quality impacts through land use design measures, such as encouraging
project design that will foster walking and biking.
AW-3a. Air Pollution Reduction Measures. Consider revisions to zoning regulations to
require developers to implement strategies for air quality improvement described in the
BAAQMD/ABAG’s guide “Design Strategies for Encouraging Alternatives to Auto Use
Through Local Development Review” or subsequent standards.
Responsibility: Community Development
Timeframe: Short Term
Resources: Fees
AW-3b. Smart Growth and Livable Communities Programs. Participate in and
implement strategies of Metropolitan Transportation Commission’s regional “Smart
Growth Initiative” and “Transportation for Livable Communities Program.”
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time, Grants
AW-4. Particulate Matter Pollution
Reduction.
Promote the reduction of particulate matter pollution
from roads, parking lots, construction sites,
agricultural lands and other activities.
AW-4a. Pollution Reduction. Through development
review, ensure that any proposed new sources of
particulate matter use latest control technology (such
as enclosures, paving unpaved areas, parking lot
sweeping and landscaping) and provide adequate
buffer setbacks to protect existing or future sensitive
receptors.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
AW-4b. Fireplaces and Woodburning Stoves.
(Deleted) Cooperate with the local air quality district to monitor air pollution and enforce
mitigations in areas affected by emissions from fireplaces and woodburning stoves.
Encourage efficient use of home woodburning heating devices. Adopt and implement the
BAAQMD Model Woodsmoke Ordinance for new residential development.
Responsibility: Community Development
Timeframe: Short Term
Resources: Staff Time
AW-5. Circulation Alternatives.
Promote circulation alternatives that reduce air pollution.
See programs under C-10 (Alternative Transportation Mode Projects) through C -20
(Intermodal Transit Hubs).
308 SAN RAFAEL 2020 / AIR AND WATER QUALITY Amended 1/13/2016
AW-6. Education and Outreach.
Support public education of regarding air pollution prevention and mitigation
programs.
AW-6a. Air Quality Education Programs. Support and participate in the air quality
education programs of the BAAQMD, such as “Spare the Air” days.
Responsibility: Community Development, Public Work
Timeframe: Ongoing
Resources: Staff Time
AW-6b. Benefits of Transit-Oriented Development. Assist in educating developers and
the public on the benefits of pedestrian and transit-oriented development.
Responsibility: Community Development, Public Works
Timeframe: Ongoing
Resources: Staff Time
AW-6c. Landscaping. Continue to implement Zoning Guideline for landscaping in order
to absorb pollutants.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Fees
See AW-4b (Fireplaces and Woodburning Stoves).
San Rafael Water Quality Policies
AW-7. Local, State and Federal Standards.
Continue to comply with local, state and federal standards for water quality.
AW-7a. Countywide Stormwater Program. Continue to participate in
the countywide stormwater program and comply with its performance
standards.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-7b. Stormwater Runoff Measures. Continue to incorporate
measures for stormwater runoff control and management in construction
sites.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-7c. Water Quality Improvements in Canal and Other
Waterways. Support water quality improvement efforts in the San
Rafael Canal, creeks, and drainageways in accordance with standards of
the State Water Quality Control Board or any agencies with jurisdiction.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
N o n -p o i n t S o u r c e
P o l l u t i o n
Nonpoint source (NPS) pollution,
unlike pollution from industrial and
sewage treatment plants, comes from
many diffuse sources. NPS pollution is
caused by rainfall moving over and
through the ground. As the runoff
moves, it picks up and carries away
natural and human-made pollutants,
finally depositing them into bodies of
water.
Amended 1/13/2016 SAN RAFAEL 2020 / AIR AND WATER QUALITY 309
AW-8. Reduce Pollution from Urban Runoff.
Address non-point source pollution and protect receiving waters from pollutants
discharged to the storm drain system by requiring Best Management Practices quality.
Support alternatives to impervious surfaces in new development,
redevelopment, or public improvement projects to reduce urban
runoff into storm drain system, creeks, and the Bay.
Require that site designs work with the natural topography and
drainages to the extent practicable to reduce the amount of grading
necessary and limit disturbance to natural water bodies and natural
drainage systems.
Where feasible, use vegetation to absorb and filter fertilizers,
pesticides and other pollutants.
AW-8a. Proper Disposal of Pollutants. Continue to promote proper
disposal of pollutants to the sanitary sewer or hazardous waste facilities
rather than to the storm drainage system.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-8b. Compliance by Contractors. Continue to require contractors to comply with
accepted stormwater pollution prevention planning practices for all projects subject to erosion
potential. Also, continue to require the proper use, storage and disposal of on-site materials.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-8c. System Improvements. Improve storm drainage performance by constructing
new system improvements. Evaluate stormwater volumes when replacing undersized or
otherwise inadequate lines with larger or parallel lines.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-8d. Pesticide and Fertilizer Management. On City property, encourage the
appropriate reduction of pesticides and fertilizers to the maximum extent feasible. Ensure
that the application of pesticides on City property is accomplished in accordance with all
applicable rules and regulations.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Staff Time
AW-8e. Public Water Management. Review areas where public water management
procedures are used to convey stormwater to the stormdrain system, including streets,
which also convey stormwater to the stormdrain system.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
See I-10a (Coordination of Services) and S-19a (Incremental Flood Control
Improvements).
AW-9. Erosion and Sedimen t Control.
Establish development guidelines to protect areas that are particularly susceptible to
erosion and sediment loss.
See S-22a (Erosion Control Programs) and S-22b (Grading During the Wet Season).
B e s t
M a n a g e m e n t
P r a c t i c e s
Best Management Practices are
guidelines used to ensure that
project design, construction, and
maintenance are conducted so
as to control urban runoff and to
minimize the impact on the
surrounding environment.
310 SAN RAFAEL 2020 / AIR AND WATER QUALITY Amended 1/13/2016
AW-10. Canal and Bay Boating.
Ensure responsible waste disposal maintenance and operations that affects water quality.
AW-10a. Sanitation Facilities in Boats. Require inspection of sanitation facilities in
boats berthed in the San Rafael Canal.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
AW-10b. Sewage Pump Out Facilities. Support marina owners in providing on-site
sewage pump-out facilities. Require marinas to install such facilities when major
improvements are made.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Grants, Staff Time
AW-10c. Education of Boaters. Educate boaters about good sanitation practices.
Responsibility: Community Development
Timeframe: Ongoing
Resources: Staff Time
See NH-29a (Dredging Program), NH-79b (Boating Sanitation and Dock Safety and NH-
80a (Pump Out Facilities).
AW-11. Education and Outreach.
Continue to inform the public about the effects of water pollution in order to
encourage participation in pollution prevention programs.
AW-11a. Stenciling of Storm Drains. Continue the efforts to identify storm drain
locations and stencil them accordingly so that people understand the consequences of
pollutant runoff.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-11b. Outreach. Continue to work with MCSTOPPP in educational outreach and
public participation in water pollution reduction methods that, for example, address the
impacts of indirect pollution sources such as fertilization, pesticides and pet waste.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-11c. Water Pollution Education. Educate landscaping service employees and
contractors about water pollution.
Responsibility: Public Works
Timeframe: Ongoing
Resources: Fees (Clean Water Program)
AW-11d. Car Wash Facilities. Require the use of recycled water at new commercial car
washing facilities.
Responsibility: Public Works, Community Development
Timeframe: Ongoing
Resources: Fees
Exhibit B Page B‐1
EXHIBIT 2 - ATTACHMENT B (GPA15-001)
General Plan 2020 Land Use Map Amendments:
The following revisions to the General Plan Land Use Map are consistent with current Zoning
Designations:
1. Revision from “General Commercial” to
“Public/Quasi-Public” Land Use Category
for contiguous SMART ROW Property.
Irwin Street at Francisco Blvd W.
APN 013-021-31
2. Revision from “General Commercial” to
“Public/Quasi-Public” Land Use Category
for contiguous SMART ROW Property.
Irwin Street at Francisco Blvd W.
APN 013-021-34
3. Revision from “General Commercial” to
“Public/Quasi-Public” Land Use Category
for contiguous SMART ROW Property.
Irwin Street at Francisco Blvd W.
APN 013-021-35
4. Revision from “High Density Residential”
to “Residential/Office” Land Use, to be
consistent with the existing and adjacent
land uses.
1108 Irwin Street property.
APN 014-083-17
Exhibit B Page B‐2
5. Revision from “Low Density Residential”
to “Open Space” Land Use Category, for
public property owned by the City.
End of Bay Way.
APN 016-261-09
6. Revision from “General Commercial” to
“Public/Quasi-Public” Land Use Category,
for public property owned by SRSD.
Francisco Blvd W and Andersen Drive.
APN 018-014-52
7. Revision from “General Commercial” to
“Public/Quasi-Public” Land Use Category,
for public and SMART ROW property.
Francisco Blvd W and Andersen Drive.
APN 018-014-53
8. Revision from “Industrial” to
“Public/Quasi-Public” Land Use Category,
for SMART ROW property.
Highway 101/ Jacoby Street.
APN 018-141-04 and -05
Exhibit B Page B‐3
9. Revision from undesignated right-of-way
to “High Density Residential” Land Use
Category, for developed multi-family
property.
930 Cresta Drive.
APN 155-280-09
10. Revision from “Low Density Residential”
to “Open Space” Land Use Category, for
public property owned by Marin County
Open Space.
Canyon Oak Drive.
APN 165-112-16
11. Revision from “Low Density Residential”
to “Open Space” Land Use Category, for
property at San Rafael Manor to be
consistent with zoning and parcel map.
Los Gamos Road at MT Freitas Pkwy.
APN 179-240-11
12. Revision from “Medium Density
Residential” to “Open Space” Land Use
Category, for public property owned by the
City.
Mariners Circle.
18042014
Exhibit B Page B‐4
16. Revision to the Land Use Map and Legend from undesignated to new “Water” Land Use Category,
for all public and privately owned properties or portions thereof within the City of San Rafael
Planning Area Boundary that lie within the San Rafael Bay/ San Pablo Bay and the San Rafael Canal
open and navigable waterways; which are tidally influenced. The Water designation shall apply to all
or any portions of properties that lie within these navigable waterways during high tides. Any upland
portions of parcels that are not covered by water during high tides shall not be included in the Water
Land Use Category.
Assessor Parcel Numbers and ownership:
009‐010‐27 City
009‐032‐02 City
009‐032‐03 United States
009‐042‐07 Marina Vista Improvement Club
009‐052‐08 Marina Vista Improvement Club
009‐141‐01 Trust for Public Land
009‐141‐03 State of California
009‐141‐04 State of California
009‐141‐05 Marina Village Assoc, LLC
009‐141‐07 Marina Village Assoc, LLC
009‐141‐08 Marina Village Assoc, LLC
009‐141‐09 State of California
009‐141‐10 United States
009‐141‐11 State of California
009‐141‐12 State of California
009‐141‐13 State of California
009‐141‐14 State of California
009‐41‐15 State of California
009‐141‐16 State of California
009‐141‐18 State of California
009‐141‐19 San Pedro Cove HOA
019‐142‐03 Hobbs Mary R Tr
009‐142‐07 San Rafael Marina, LLC
009‐142‐09 Marin County Open Space Dist
009‐142‐10 Marin County Open Space Dist
009‐142‐11 Marin County Open Space Dist
009‐142‐12 Nature Conservancy Et Al
009‐142‐17 Marin Audubon Society
009‐142‐41 Marin County Open Space Dist
009‐142‐42 Kerner Blvd LLC
009‐142‐43 Marin County Open Space Dist
009‐142‐45 Kerner Blvd LLC
009‐142‐46 Marin County Open Space Dist
009‐142‐47 United States
009‐142‐48 City
009‐142‐49 City
009‐142‐50 City
009‐142‐51 City
009‐142‐52 City
009‐142‐59 Schoonmaker Barbara Etal
009‐150‐04 Marin County Open Space Dist
009‐150‐05 Marin County Open Space Dist
009‐150‐06 Marin County Open Space Dist
009‐150‐34 Kerner Blvd LLC
009‐150‐43 Kerner Blvd LLC
009‐170‐01 Marin Rod & Gun Club
009‐291‐01 City
009‐291‐25 City
009‐291‐26 City
009‐291‐27 Nature Conservancy
009‐430‐04 Dickson Robert Tr
016‐261‐05 Barbieri Family Tr
016‐261‐06 Craemer 1990 Survivors Tr
016‐271‐16 Clark Wayne M Tr
016‐310‐27 San Pedro Cove HOA
016‐310‐28 Paganini Charles Living Tr
016‐310‐29 Paganini Charles Living Tr
016‐310‐30 San Pedro Cove HOA
017‐191‐41 Newport Boating Assn Inc
184‐010‐33 State of California
184‐010‐34 State of California
186 153‐35&‐36 (tideland portion of lot only)
Miller John F tr &
008‐010‐16 Lowrie Investments LLC
009 291 02&‐03 (tideland portion of lot only)
Shekou Joe Tr
Exhibit B Page B‐5
The following revisions to the General Plan Land Use Map will require subsequent Zoning Map
amendments:
17. Revision from “General Commercial” to
“Public/Quasi-Public” Land Use
Category, for property owned by SMART
Rice Street and Irwin Street.
APN 01304134
18. Revision from “Low Density Residential”
to “Open Space” Land Use Category, for
City owned property deemed open space in
1979 by Resolution 5687 and parcel map.
Balboa Ave and Pt San Pedro Rd.
APN 016-161-34 & 018-180-25
19. Revision from “Open Space” to “Low
Density Residential” Land Use Category,
for developed residential property.
1820 Pt San Pedro Rd.
APN 184-030-04 & -05
20. Revision from “Low Density Residential”
to “Open Space” Land Use Category, for
property at San Rafael Manor to be
consistent with zoning and parcel map.
Los Gamos Road at MT Freitas Pkwy.
APN 179-240-12 & -13