HomeMy WebLinkAbout2019-01-23_cityofsanrafael_04f46a99065287811b3ad3ded059f8dcSteve Stafford
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Sent: Monday, May 30, 2016 5:55 PM
To: Community Development
Subject: General Contact Email - Building, Planning or Zoning Issue - 9478799
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Dona
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Novack
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I am a twenty year resident of Lucas Valley and in complete favor of the Four Point Sheraton Development Project in San Rafael. We are in
desperate need of affordable housing and this is an ideal location. There is so much rhetoric and anger over this issue that is short-sighted and small-
minded. Please pursue this wonderful opportunity to provide much needed housing for our local workers.
-----Original Message -----
From: Craig Anderson jmailto:craigctw@me.comj
Sent: Thursday, May 26, 2016 2:27 PM
To: Raffi Boloyan
Subject: Northgate Walk
This idea is absurd. As it is Freitas Pkwy is bumper to bumper mornings and afternoons not to mention
the amount of traffic during the day. It is very dangerous to cross as many people decide the lights
aren't important and go whenever they please - especially at Freitas & Las Gallinas (turning left).
Where will they put 300 additional cars on that hill? How will they all get in and out of that area on a 2
lane road?
We will need additional water - or hadn't anybody thought about that especially after the last few years
of hardly any rain.
Just drive past the lovely structure in Corte Madera - that is what this will become. A joke that nobody
wants.
This is not the last time you will hear from me - just think about this. Would you like to move into our
neighborhood if something like this is built - I bet not.
WE DON'T NEED THIS!!!!!!
Thanks for your consideration along with rest of you committee.
Wendy Anderson
From: Craig Anderson [mailto:craigctw(@me.comj
Sent: Thursday, May 26, 2016 2:27 PM
To: Raffi Boloyan
Subject: Northgate Walk
This idea is absurd. As it is Freitas Pkwy is bumper to bumper mornings and afternoons not to mention
the amount of traffic during the day. It is very dangerous to cross as many people decide the lights
aren't important and go whenever they please - especially at Freitas & Las Gallinas (turning left).
Where will they put 300 additional cars on that hill? How will they all get in and out of that area on a 2
lane road?
We will need additional water - or hadn't anybody thought about that especially after the last few years
of hardly any rain.
Just drive past the lovely structure in Corte Madera - that is what this will become. A joke that nobody
wants.
This is not the last time you will hear from me - just think about this. Would you like to move into our
neighborhood if something like this is built - I bet not.
WE DON'T NEED THISHM!
Thanks for your consideration along with rest of you committee.
Wendy Anderson
From: form enctineO fs18.formsite.com [mailto•form engineWs18.formsite.com]
Sent: Wednesday, May 25, 2016 12:09 PM
To: Community Development
Subject: San Rafael Contact Email - 9469161
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Have we learned nothing from the Corte Madera disaster on Tamalpais? We do not need more condo's - especially luxury condos
- How about mixed income housing with a substantial number of units below market (which is extremely inflated.)
I am disappointed that San Rafael is even considering such a project!
NORTHGATE WALK
1005 & 1010 Northgate Dr
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Sent: Saturday, May 28, 2016 9:15 PM
To: City Manager
Subject: Copy of Council Contact - 9476540
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I am writing to say that I am very concerned about the big Terra Linda condo development being proposed by L.A. developers
for the gas station / Four Seasons hotel area. We take our child to the other side of the freeway for school, and we already hit a
large amount of traffic in the two intersections leading up to the site area. This development would be a nightmare for residents
of Terra Linda in terms of traffic. People like us trying to go over the overpass to the other side of Santa Venetia will have
enormous congestion. It is a terrible area to add such an enormous development. Drive during rush our and you will know what
we are so concerned about as a community. We have two lanes to work with which are already backed up. It would amount to the
same traffic they now have in southern Marin such as Mill Valley and Corte Madera. Please don't crowd us out!
Sent: Tuesday, May 24, 2016 11:05 AM
To: City Manager
Subject: Copy of Council Contact - 9465701
The following email was received through the City Council Contact Email Form on the City web
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* First Name
Theresa
* Last Name
Brady
Address 1
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City
San Rafael
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CA
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94903
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Hello,
I am a resident of Terra Linda and many of us in this community are concerned about the proposed development, "Terra Linda
Walk," near the freeway simply due to traffic congestion. While I personally am in favor of a much smaller development --say 50
units, I will focus on what must be done so that the development does not place undue pressure on the rest of the community.
Almost anyone in TL will agree that the amount of traffic in TL has grown tremendously in the past ten years and it is routinely
backed up beyond the main entrance to Northgate 1 for those who are traveling east on Freitas toward 101 south. If significant
changes in traffic management are not implemented in conjunction with adding 200 units at what is already a very busy and
awkward intersection (Freitas and Northgate Drive), the traffic will become unbearable.
-101 south will need two dedicated lanes
-the very dangerous and often congested left turn onto Redwood Highway on the 101 overpass enroute to 101 north will need to
be addressed
-right-hand turners traveling E on Freitas will need dedicated right -turn lanes
the entrance to Northgate would need to be relocated away from the development's intersection.
-Developers must allot 2 parking spaces per unit. Realistically we all know that the average household contains at least two cars,
necessary due to our weak public transportation infrastructure. If two spots per unit are not allotted, the extra cars will congest
Los Gamos and Northgate 1 shopping center.
Without proper support from the city of SR to upgrade our infrastructure and also place appropriate demands on the developers,
this development will be a disaster for our community.
Final thought: the city planner at the meeting last week said that owners within a 1000' radius of the development were notified
of the meeting. In reality, the entire TL valley is impacted by this development because we all rely on Freitas Parkway in order to
access the freeway. EVERYONE in TL should be notified by mail of these meetings and discussions. And City Council members
should be present at those meetings to demonstrate their interest in and commitment to our community.
Best,
Theresa Brady
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Sent: Thursday, May 19, 2016 9:31 PM
To: City Manager
Subject: Copy of Council Contact - 9455673
The following email was received through the City Council Contact Email Form on the City web
site. A copy is being forwarded to each member of the City Council.
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* First Name
Jan
* Last Name
Slavid
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To the City of San Rafael's Mayor and City Councilmembers:
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I am totally against the idea of building 180 apartments, condos, whatever, around the hotel in Terra Linda. I don't see it as a
good idea at all, and I know that it is very unhealthy to live near a freeway: higher instances of miscarriages, autism, asthma,
the list goes on and on ... heart disease, etc. The traffic is already a pain in that area, and will only get worse. I don't want Marin
County, and especially San Rafael, to turn into Los Angeles.
From: form engine fs18.formsite.corn [mailto:form engine(dUs18.formsite.com]
Sent: Thursday, May 19, 2016 2:00 PM
To: City Manager
Subject: Copy of Council Contact - 9455071
The following email was received through the City Council Contact Email Form on the City web
site. A copy is being forwarded to each member of the City Council.
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Councilmembers concerning topics of interest to the community. Please contact the City Manager's office at 415-485-3070 for
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Note that the City of San Rafael considers email to Councilmembers as an informal and non -confidential method of
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* First Name
aaron
* Last Name
golbus
Address 1
Address 2
City
san rafael
State
Ca
Zip Code
94903
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To the City of San Rafael's Mayor and City Councilmembers:
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I believe the Terra Linda Condo project on the Shareton property will be bad for Terra Linda. It will add to traffic congestion at
Friedas and a new school will be needed.
From: form engine@fs18.formsite.com [mailto:form engine0bfs18.formsite.com]
Sent: Thursday, May 19, 2016 1:07 PM
To: City Manager
Subject: Copy of Council Contact - 9454944
The following email was received through the City Council Contact Email Form on the City web
site. A copy is being forwarded to each member of the City Council.
Council Contact Form
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Councilmembers concerning topics of interest to the community. Please contact the City Manager's office at 415-485-3070 for
any additional assistance.
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* First Name
Mary Ann
* Last Name
Gallardo
Address 1
Address 2
City
San Rafael
State
CA
Zip Code
94903
Phone Number
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To the City of San Rafael's Mayor and City Councilmembers:
* Please enter your questions/comments below
I'm a senior in Terra Linda and very concerned about the traffic congestion impact the new high rise buildings will bring to the
Freitas Pkwy. by Northgate. It is already congested trying to get on 101 from either directions as well as coming off 101 to
Freitas. Please consider our quality of life here. Do we really need such a big development? I'm displeased also that the Gateway
Gas may be closed, which is the easiest of all gas stations in this area to enter and exit. Also, I think 40% low to medium income
should be offered and first to local residents of Marin before opening applications to outsiders.
Steve Stafford
From: William Ferlatte <
Sent: Thursday, May 19, 2016 10:39 AM
To: Steve Stafford
Subject: Northgate Walk
To: Steve Stafford
From: Bill Ferlatte, San Rafael Manor
I live on Los Gamos RD. at San Rafael Manor, a nonprofit cooperative common interest development. There is a Board of
Directors but there is no HOA as such. We are 250 (more or less) people who own and reside in 160 apartments in the
coop. We vote and pay property taxes just like the folks who live in the Eichlers in Terra Linda.
At the informational meeting on 5/18/16 1 asked you if you thought this project would require a full blown EIR.
Unfortunately I could not hear your answer because of all the chatter around me. So what do you think about an EIR?
We want to see a shadow study done for 9:00 a.m. on Dec. 21.
On Jan. 26, 20161 dropped off petitions with 107 signatures of people who live on Los Gamos Rd. objecting to this
project. I am wondering if they ever came across your desk.
Thank you for your consideration of my questions and concerns.
Bill Ferlatte
Board of Directors, San Rafael Manor Inc.
Steve Stafford
From: Ms Angela Gott <
Sent: Thursday, May 19, 2016 10:22 AM
To: Steve Stafford
Subject: Comments from last night's meeting re: TL development
I have had a TL address and phone number since 1995. I have lived 3 different places off
Freitas Parkway with the PO Box at Scotty's Market and that phone number. I get nextdoor
in my email every day and someone put a notice that the meeting was last night and I go in
my car and went over there. I got there early and I stayed to the end. I had attended those
developers very fist meeting /presentation months ago, a year ago? at City Hall Chambers
when it was for apartments with rooftop fire pits and those elevator parking spaces for
cars.
All I care about is that San Rafael build senior subsidized housing in sufficient numbers to
house seniors in the extremely low income and the very low income categories of poverty
because we are the ones who need the housing far more than people who do not even live in
Marin yet. I have lived in Marin since the mid -80s and I worked for years in retail jobs in
NG Mall and usually had 2 or 3 jobs in that mall at the same time so I would go from one
job to the next and I also cleaned houses and did whatever else I could do. I lived in rented
rooms in houses owned by people who needed roommates and lived off Fritas Parkway.
For 5 years 1999 to 2004 (It closed 12/31/2003) I worked at City Hall at the Mall a police
substation under Cory Bytof who oversaw it but it was mostly solo staffed with a
community room in the back that nonprofits would use. We had library book pick up and
send back/drop off and a lot of other services. It was a great part-time job but didn't pay
much and mostly retired seniors worked in those positions. I was the youngest in my early
50s then. Cuts to the City forced closure but by then I was FT at Borders Books. I was a
bookseller as I have a MLS in library science among other degrees.
When Borders closed in 2011 as I turned 60, I lost my FT job with benefits and healthcare
and I have been extremely poor ever since. Today I am 65. I had to give notice on my
apartment of 11 years because I can't afford the rent any longer. I earned $22,137 in 2015
and $15,180 went to the rent. I drive a 31 year old car. I have been on the expanded
Medicaid for health care since January 2014 (ObamaCare the ACA) but at 65 you have to
get off that and sign up for Medicare. I earn too much now for both Medicaid and Food
Stamps. So despite the fact just about all I earn goes to rent, I have to get on Medicare and
that will be another $2,000 in premiums, co pays, deductible, etc. a year. The annual rent
increase was raising the rent to $1,400 a month so I just could not do it anymore on what I
earn. It took me 3 years to find new employment too. I am in a solo staff position in self -
storage. I work 5 days a week but it's only 31 hrs a week.
At age 65, I am truly lucky to have been able to find any work at all. My full retirement age
is 66 for Social Security but due to pay disparity my entire life, despite my higher education
, I need to maximize my Soc Sec and won't be able to collect until age 70. If I was in
subsidized housing though I might be able to since the rent would just be 30% of my
income. There are thousands of Marin seniors like me though. Most are on Social Security
1
and the director of St. Vincent de Paul's is on Youtube Marin IJ Forum What to do about
San Rafael's Homeless video saying they are aware of 20,000 Marin seniors living below the
federal poverty line which is $11,880 (2016) a year.
Every day 10,000 more boomers turn 65. The peak year for boomer generation births is
1958 so there will be 7 more years of more and more boomers turning 65. Marin's
population is aging. The women of my boomer generation to experience multiple marriages,
single motherhood, largely be in and out of the workforce over the course of our lives. Most
of our mothers and grandmothers and older sisters never worked outside the home. I was
born in 1951 and I was not raised to go to college but was raised to be a wife and mother. It
was rare for my age group of women to earn even one college degree and the fact I never
married was a red flag too. So I managed to find a way to earn a living but it was always by
working multiple jobs.
But most women of my age group who are now 65 and older did not have marriages lasting
10+ years so they will not get to draw spousal support or get survivor's benefits off a former
spouse. My 86 year old mother in a southern state-- (I found her when I was 25) gets
$1,400 a month from a dead husband's work history who spent his life working for
Chevron. As this generation of seniors born during the great depression dies out, the
women coming up will not get checks that large.
What I am saying is there is going to be an avalanche of homeless women seniors because
of the way Soc Sec is designed. It is over 35 of the highest earning years and most of these
boomer women did not work in jobs that paid into social security over 35 years. Women of
my generation were paid very little and way too many are filing at age 62 and there is a
lifetime penalty loss of 25% off every check for not waiting to age 66. Those born in 1960
have a FRA of 67 and they will lose 30% off every check if they claim at age 62. Now do you
see why I am waiting to age 70? Even then, I will only get about $1,200 a month, maybe a
little more.
Every year I continue to work and earn $22,000 a year knocks off a lower earning year
when I was in graduate school and I was in graduate school from 1973-1982 earning
advanced degrees but due to recessions and single status I never could get that first entry
level career path job. There was rampant sex discrimination in hiring back then and
employers asked me why I had never married, said I was a hiring risk as without a
husband or children there was nothing to tie me down. They said I was over qualified and I
likely was.
I came to CA from the mid west where I knew no no one . Reagan was President. I could
always find low paying jobs and I learned to settle for that existence. At Borders Books I
could finally use all my degrees but when Borders closed, I was only up to $10.23/ hour
after 8 years there. (Believe me I tried repeatedly to get jobs in the San Rafael Library and
in the Marin County Library system. ) After 5 years working for City of San Rafael at City
Hall at the Mall, I was only up to $8.83/hour when that closed.
I did not know the magnitude of the problem with affordable housing until 2013 as I turned
62 and called up Marin Housing only to be told the wait list had 8,000 on it age 62 up and
had closed in 2008 and they didn't know when it would open again. They opened it for one
week in February 2014 and 3,000 more seniors jumped on it and they slammed it shut
again. It is a wait list to nowhere for under 1,700 spaces with 11,000 on it and countless
others have reached age 62 since February 2014 too.
So all the wait lists are closed-- there is nothing being designed or planned to address the
need for 11,000 seniors on that wait list. More are turning 62 every day. So there is going to
be an avalanche of women seniors falling into homelessness soon. No one wants to rent to
seniors so once you lose your apartment, if you can't find anyone willing to rent you a
room the next step is sleeping in your car. Countless seniors are doing this now. I meet
homeless women in their late 50s early 60s all the time now.
None of this is our fault. We need senior subsidized housing to be built for us. The City of
San Rafael has got to push for housing for the extremely low and very low income levels.
This is where the women boomers fall into. Tam House, Rotary Manor, Martinelli House all
have these minimum monthly income streams of $1,400 a month and women can't meet
this. More and more women are going to fall into homelessness. This is a crisis and I do not
see City of San Rafael or Marin County doing anything to address this need.
I wrote the piece last night when I got home from the meeting and posted it on nextdoor.
The architect from Walnut Creek told me that you all , the city of San Rafael won't allow the
1 bedroom and 2 bedroom apartments to have 2 parking spaces. I told him to cut the 42
senior apartments in half and make them studios. Each would be 550 sq ft. but they will
each need 1 parking space. Not having access to assigned parking is a deal breaker.
Boomer seniors will be working until they die. They will always need to have some kind of
employment. This is the new "retirement", always be working. So they will be driving
to/from work and will need a parking space.
I can't imagine anyone buying a 1 bedroom and 2 bedroom Condo without 2 parking
spaces. Both in the couples will be working to pay that mortgage and HOA fees, and
property taxes, etc. They will need to work. Parking is everything when you get older. Lack
of parking is a deal breaker. Youve got to allow more parking for the residents and the
senior 42 homes at $1,100 square feet need to be cut in half and made for extremely low
and very low income levels. --each with 1 parking spot.
I managed to find someone willing to rent me a room in Greenbrae as a ghost tenant on the
2nd floor. I have H -Cap plates now and can barely walk and stand due to knees and back
pain and get out of breathe too. Yet I will now be climbing a flight of steps as these Bon Air
Apartments built in 1952 has somehow never complied with the ADA and Marin County is
not making them. There are no ramps, no elevators, no H -Cap designated parking. There is
nothing for H -Cap and Seniors and they somehow get away with this. So the City of San
Rafael needs to build senior subsidized housing soon --I need something that is H -Cap
friendly to live in ASAP.
I am keeping my PO Box at Scotty's Market at TL and will get my mail once a week. I will
continue to monitor nextdoor for San Rafael. I hope my time in Greenbrae will be short. I
want to move into subsidized senior housing as soon as possible. It is very difficult climbing
up steps. I have to pull myself up one step at a time and am winded at the top. Many
boomer generation women need housing to be built for us. I can't understand why the city
and the county are not proactive in this , with Marin's population aging like it is. It just
makes no sense.
3
Angela Gott
San Rafael, CA 94903
Posted tooextdoocc0m for San Rafael and Terra Linda, aboutl4neighborhoods allaround
San Rafael.
"I just came from the meeting and I stayed to the end. I was shocked to find out that most of the project kanow going
to be Condos' not apartments. | was also shocked to find out that the 1 and 2 bedroom condos only get 1 parking
spot. The 3bedroom condos get 2 spots. Then there isanother building down where the gas station ianow and that
will be designated for 42 "senior homes" of which only 9 is "affordable" and affordable to them is low income and
moderate income which means they are NOT affordable to most of the seniors now who are precariously housed as
we fall into extremely low and Very low income o8&agoriea.VVh8t|8also "vvaiu1" iathey are making the senior homes
1 bedroom but of1.1OOsq.ft.while the 1 bedroom condos will just be772oqftand the 2bedroom condos will be
900 sq. ft. and the 3bedroom condos will be1.3OOsq. ft.
I suggested that they cut the senior 1, 100 sq ft. senior homes in half and make them studios. I live in a 550 sq. ft
bedroom apartment now and it is just perfect. I said there is no way anyone will buy any of these if they do not have
2 parking spaces but the seniors if they were "studios" for extremely low income and very low income, they might
then get away with just 1 parking spot for those units. | was concerned about HOA fees too because as cOOdOS
there ieproperty tax, HOA fees, all kinds of other barriers and there is talk now with the owners to maybe not sell the
senior homes as condos but to keep them as apartments and I am all for that, only they need to be cut in half to
make twice 8Smany and each needs 1 parking spot for this tofly and they need tobGrented tOextremely low and
very low income seniors. I also suggested they need to figure out a back road over to the 101 so there is not the
mass exodus onto Freitas Parkway.
They need todD8bridge over the creek into Marin Commons orsome kind Offrontage road uptoLucas Valley road
for this to ever work. The City of San Rafael only notices people living within 300 feet of the project@OdthiSiSvvhy
most people who reside in Terra Linda still have no idea this is going On. 4 years into the design and review
process. Please g0out nfyour way tOmake certain all ofyour neighbors know about this project and come 1Othe
meetings.
Godoor todoor ifyou have to but make your neighbors aware of what is being proposed here. There will be an
article in the Marin IJ but not everyone gets the IJ so spread the word and make everyone aware. The developers
said the land is zoned for 317 units and they've pared them down to 182 but the main thing everyone is upset about
iGthe traffic OnFreitas Parkway because it\8already insane now. People are also upset about the impact onDixie
Schools. I do not think this will be a problem because as it exists now, there are only 5 or63bedroom Condos and
single moms will NOT be able to afford the cost of buying a 2 bedroom Condo and couples with small kids won't
want the hassle of not having two parking spaces and won't want their kids breathing freeway air either.
I see older couples who have downsized wanting to move into the two bedroom condos but not without two parking
spots. I see divorced older singles or widowed singles maybe moving into the I bedroom condo but if they have
anyone come to visit --there's no parking for them. Oh the developer made a big deal saying there are 26 guest
parking spots but those will be snapped up by actual tenants and never available.
The reality is, no one who lives in Terra Linda wants this because of the parking nightmare, the traffic nightmare and
itiSnot affordable fO[rUOstofthepaop|evvhOOeedhOUsing.|tiSD0taffDrd@b|eforSenionao[xvOrkfVrCe so|tiSfilling
a need that is NOT there. We do not need people who do not live in Marin to move into a development when there is
such critical need for Senior housing and workforce housing.
We need San Rafael and Marin County to build affordable housing for these two demographics, precariously
housed seniors and workforce working in the service industry, not luxury apartments for people who do not even live
in Marin at all. We need affordable housing for teachers, nurses, police officers and firemen and people who work in
public works and these luxury condos will be above their pay grade. VVeneed tobuild housing tOfill the need vve
have, not the need vvedonot have nor vvant."
Steve Stafford
From: david claiborne <
Sent: Tuesday, May 17, 2016 7:35 PM
To: Steve Stafford
Subject: Gateway 'Walk'
This project is a disaster (and pure greed on the part of the developers). Does anyone seriously think this monstrosity
can be squeezed onto a tiny strip of land, and that any but the utmost hearty inhabitants are going to walk the more
than 0.5 miles across an exposed freeway overpass to the Civic Center train station in the winter?
Steve Stafford
From:
Susy Miller <
Sent:
Wednesday, April 27, 2016 8:09 PM
To:
Steve Stafford
Subject:
181 apartments at Four Point location
Just interested where will they put all the cars 181 x 2 + x% visitors plus service vehicles ?
That will increase foot traffic over Freitas: any thought to creating ped overpass? Guessing 2 x 100 and 4 x 81
equals ... well you do that math. Traffic is already snarly from there to beyond the freeway entrances without a
lot more people crossing the Freitas there.
Not going to attend meetings, but thank you for thinking about processing all the people and vehicles in an
already overloaded traffic zone.
Thank you such for inviting comment, questions.
Susy Miller
Sent via the Samsung Galaxy Note® 3, an AT&T 4G LTE smartphone
Steve Stafford
From: Steve Stafford
Sent: Wednesday, February 10, 2016 11:35 AM
To: '
Subject: FW: Strongly against the development at the Four Points Sheraton
Importance: High
No project application has been submitted to the City for this. in September 2015, the City's Design Review
Board provided conceptual review on a redevelopment proposal for the site. Since that time, I believe, a new architect
has been brought on and some trip generation (traffic) estimates have been proposed. Tonight's meeting is not City -
sponsored or —required; it is voluntary outreach by the new architect to show new or revised concept drawings and illicit
comments from the closest neighbors, residents of San Rafael Manor. I will include you in the mailing of any future
noticing sponsored or required by the City; however, please remember that tonight's meeting does not involve the City.
Again, this is a voluntary effort by the new architect to present new design concepts to the most immediate neighbors,
which the City does not notice since it is not part of any project review at the moment. Thanks.
Steve
Steve Stafford
COMMUNITY DEVELOPMENT DEPARTMENT
Associate Planner
City of San Rafael
1400 Fifth Avenue
P.O. Box 151560
San Rafael, CA 94915-1560
415.458.5048 (o)
415.485.3184 (f)
Did you know San Rafael zoning information is available on-line. Please go to www.citvofsanrafael.org/zoning
4W
From: David Lambert[
Sent: Wednesday, February 10, 2016 10:21 AM
To: planning
Subject: RE: Strongly against the development at the Four Points Sheraton
Importance: High
I understand there is another meeting regarding this proposal for apartments at the Sheraton Four Points tonight. I am
planning on being there along with many others from the Terra Linda area.
Is there a way that I can be notified of these meetings regarding this particular proposal so I will not miss anything that is
going on regarding this issue?
Thanks
From: David Lambert
Sent: Thursday, October 08, 2015 2:36 PM
To: 'planning@cityofsanrafael.org'
Subject: Strongly against the development at the Four Points Sheraton
Importance: High
I have lived in Terra Linda for over 25 years and I am strongly opposed to the development that is being considered at
the Four Points Sheraton for all the reason that "everyone" is upset about.
I will be following this process very closely and will be trying to understand who in the planning commission is for this
proposal.
David M. F. Lambert, Jr.
San Rafael, CA 94903
PHONE: 4 i D-4(s-)ya I of
FAX: 415-485-3175
Janualy 7, 2016
Dear Mayor -and Councilmembers,
On November 6, 2015, the CAC met with representatives of the Northgate Walk project.
Although the project is in its preliminary stage of design, the CAC is generally enthusiastic about
it, with the caveat that there are additional issues to be considered. We did have enough
information to review some of the project attributes and make the following observations:
1. The project appears to be in alignment with the North San Rafael Vision and General
Plan and supports an innovative way to develop additional housing units using -an infill
concept. It takes an older property and modifies it to meet new community needs for
added, multi -family housing.
2. It is understood that the project would meet minimum affordable housing standards but
we would prefer to see more if possible. We recognize that given the age of the vast
majority of Marin's housing stock, there is also a strong need for market rate housing
units that are modern, accessible and well designed: This is especially the case for our
aging population as well as younger people who would like to rent a newer unit and
might work for companies in the nearby Northgate office buildings. The project could
provide opportunities for those workers to bike or walk to -work..
3. The project has the potential to make good use of the proximity to schools, shopping
services, SMART, and other public transit. In particular, the design should be. oriented to
allow non -motorized connections because the ability to walk or bike to nearby services is
considered by the CAC to be an important feature of this project. The CAC also
suggests:
a. Consultation with the school districts and. transit agencies to insure that bus or
shuttle services can be in reasonable proximity for residents.
b. Verifying that pedestrian safety between the project and adjoining retail services
can be assured
c. Finding ways to facilitate connections between the project and SMART,
especially walking or biking.
4. The project seems to minimize environmental impacts by reusing developed land and
also reduces neighborhood impacts by being close to the freeway, avoiding additional
traffic into Terra Linda.
5. The hilltop location received special mention in the discussion. The concern regarding
steepness of the entry road would inhibit pedestrian and bicycle access. We suggest that
ways can be found to mitigate this.
1400 FIFT14 AVENUE • PO Bot 151560 • SAN RArAEL. CA 91915-1560
W\i W.CITYOFSANRAPAEL.ORG
One consideration was to study construction of a pedestrianibike path that wraps around
the west and/or north sides of the project and has a gentler slope. This would better
integrate the project into the community. If open to the public, it might also enable
enhancements and better enjoyment of the nearby creek.
6. It was suggested that ways be found to give the project a neighborhood feel consistent
with other parts of North San Rafael. This might be achieved through features like
walkways, open spaces, play areas and so on.
7. Parking issues are thought to be important to study. Neighboring businesses and
neighborhoods need to be assured that they will not find their parking encroached. upon.
This is especially important due to the shared parking with the hotel and the adjoining
office building. This is an important factor because there are no alternatives for overflow
parking once a car arrives on the hill.
8. Although not under the purview of the CAC, members noted that there will be some
design challenges. Building height.should be reviewed for view impairment and
shadows. However, the CAC members also note that project density (i.e. unit count) is
an important factor in its economic viability.
9. From a marketing perspective, the CAC thought that access to the hotel amenities and the
restaurant would benefifthe appeal of the development.
Respectfully,
William Carney CAC Chair
Steve Stafford
From: form_engine@fsl8.formsite.com on behalf of leyla.hill@hos.com
<form_engine@fsl8.formsite.com>
Sent: Monday, November 30, 2015 1:54 PM
To: Community Development
Subject: General Contact Email - Building, Planning or Zoning Issue - 8981110
General Purpose Contact Form
City of San Rafael
General Purpose
Contact Form
Thank you for visiting the City of San Rafael web site. This form is intended for communicating with City staff on a variety of general topics. As an
alternative, you may want to use our Contacts Us listing to identify a specific office by function.
Note that the City of San Rafael considers email to staff as informal communication. Please send a signed letter if you prefer to make your
comment/question a matter of public record. Mail formal letters to PO Box 151560, San Rafael, CA, 94915.
* To help us route your message to the correct office, please identify your area of interest (select only one)...
F] Question/comment for City Council
❑ Question/comment for City Manager
Question/comment for Fire Department
Question/comment for the Library
❑ Question/comment for Police Department
FR Building, Planning or Zoning Issue
FIBusiness Licensing Issue
❑ Business or Economic Development Issue
❑ Parks and Recreation Issue
F]Road or Traffic Management Issue
❑ Web Site Technical Question
❑ Other Topic
* First Name
Leyla
* Last Name
Hill
Address 1
Address 2
City
San Rafael
State
CA
Zip Code
94903
Picone Number
* Email Address
* Please enter your questions/comments below
Regarding the proposed 217 unit development on Freitas Parkway:
PLEASE, NO! Highway 101 and Las Gallinas/Los Ranchitos/Lincoln are simply too crowded already. A development that large will vastly increase
the world-class gridlock traffic jams we already have. We don't need 217 market rate apartments there. We do not need to import more tech workers
from San Francisco or points south. We could use 50 or 60 senior affordable units or low to moderate income housing -- IF occupants could be
restricted to current Marin stakeholders, i.e., people already living or working in Marin County who have been priced out of market rate alternatives.
Steve Stafford
From: Brigitte Popenoe <
Sent: Friday, October 23, 2015 11:07 AM
To: Steve Stafford
Subject: I'm the 43rd signer: " Proposed development at 1005 Northgate Drive San Rafael"
Dear Steve Stafford,
I just signed a petition addressed to you titled Proposed development at 1005 Northgate Drive San Rafael. So
far, 43 people have signed the petition.
You can reach me directly by replying to this email. Or, post a response for MoveOn.org to pass along to all
petition signers by clicking here: http://petitions.moveon.or /g target talkback.html?tt=tt-100131-custom-
62475-20251023-CAthhw
The petition states:
"Stop Trachtenberg Architects of Berkeley's proposed 4 -story, high-density apartment development in
Terra Linda. Prevent the application from being filed with the San Rafael Planning commission."
My additional comments are:
The project is way to large for the area. The buildings to high and the area can't handle the additional
traffic.
To download a PDF file of all of your constituents who have signed the petition, including their addresses, click
this link: http://petitions.moveon.org/deliver pd£html?job id=1652257&target type=custom&target id=62475
To download a CSV file of all of your constituents who have signed the petition, including their addresses, click
this link:
hn://petitions.moveon.or /dg eliverpdf.html?job id=1652257&target type=custom&target id=62475&csv=1
Brigitte Popenoe
San Rafael, CA
This email was sent through MoveOn's public petition website, a free service that allows anyone to set up their
own online petition and share it with friends. MoveOn does not endorse the contents of petitions posted on our
public petition website. Ifyou have any questions, please email petitionskmoveon.org. Ifyou don't want to
receive further emails updating you on how many people have signed this petition, click here:
http://Petitions.moveon.ofgldelivery unsub.html?e=ola72e6odsBXn2InUccY23NOZXZILnNOYWZmb3JkOGNpd
HlvZnNhbnJhZmFlbC5vcmc-&12etition_id=100131.
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Steve Stafford
From:
Stove Stafford
Sent:
Thursday, October 23'2Ol55:52PM
To:
']udithMa|amut'
Cc:
Theresa Wallace
Subject:
RE: Northgate Scope of Services
| leave it to the bio experts. it will need to be thorough enough to pass the 'straight -face' test for environmental review.
Though this is a developed area, it also has an adjacent 'creek'. At the least, some type ofbiological study should: 1)
conduct asite inspeo1imn/eva|along the entire creek bank on the two sites that comprise the project area, at a time
when it would be most likely to spot a protected, threatened or special species; 2) document the location of any
protected, threatened or special species encountered and/or their habitat; and 3) identify recommended mitigation
measures, if appropriate. Please keep this in mind when coordinating the environmental work for the project(since
Planning is): This project continues to create a lot of comments in opposition from both immediate neighbors and
greater Terra UndaresidentsxxhodriveManue|T.FreitasPkvvydmi|y.ThevastmajorityofrommnentsconcerntrafOc
impact (hence myprior email that everything revolves around the comprehensive traffic report for the project).
However, I fully expect a 'shotgun' approach by the public in their comments of opposition to this project;usingevery
opportunity the site provides to create questions and imply impacts unless proven otherwise. So, the biological study
should provide the information and details that any environmental document would require and stand up to public
scrutiny. Hope this helps.
Steve Stafford
COMMUNITY DEVELOPMENT DEPARTMENT
Associate Planner
City OfSan Rafael
1400 Fifth Avenue
P.O. Box 151560
San R8f@el, CA 94915-1560
415.458.5048/O\
415.485.3184 (f)
u��
-~~-' Did you know San Rafael zoning information is available on-line. Please go to
From: Judith Malamut [mailtoJudith.MalamNt@ba-assoc.coml
Sent: Thursday, October 3Z,3O1SS:O7PM
To: Steve Stafford
Cc: Theresa Wallace
Subject: RE: Northgate Scope of Services
Hi Steve,
We are finalizing our scope and our biologists asked a point ofclarification. In your comments on m requesting a
'
b|ogica|ausesmmentfortheareaedUamen1tothaCreek,vvou|dusiteneconnaissancebvabiolo�ytandbotanist
res--u|ting in a memo report be sufficient, ordoyou think a formal Biological Assessment, which is more complicated and
costly, be required? Because I believe the revised site plan will show an adequate setback from the Creek for the project,
| think asi1ereoonnaissanceendqueryofthespeda\-stetusspedesdatebasesshou|dbaadequata.
Thank you for your help,
Judy
Judith H.K@allamut, AICP
Principal
LSA Associates, Inc.
2215Fifth Street
Berkeley, CA04T1O
510-540-7331
510-540-7344 (fax)
From: Steve Stafford
Sent: Friday, October 18,ZD1511:48AM
To: Judith Ma\nmut
Subject: RE: Northgate Scope of Services
Hi Judy,
| had achance toreview your proposal and wish toprovide afew comments:
Phase 1 Environmental Site Assessment. Unless the current ownership group is self-funded, |'m sure their purchase of
the project sitesvveneoondng*ntonaposkk/erevievvofaPhaoe1Environmnenta|SiteAssessment(andafo||ow'up
~
Phase 2 assessment, if necessary). These environmental site assessments will need to be included in any CEQA review
and required clean-up included improposed mitigation measures.
Comprehensive Traffic Evaluation. You've indicated that this will be done separately bvVV-Tn*ns. | believe you'll agree
that this is, byfar, will likely bethe greatest impact ofthe project. |tio(current\y) the consensus number one issue of
opposition among the public, the Terra Linda residents, ofthe project. ( believe the traffic study, essentially, 'drives the
bus' here; it will help determine the appropriate density and the extent (costs and timeline) of mitigation measures. Due
to the proximity of the project site to the US 101 off -and on -ramps, mitigation measures requiring improvements to
these Caltrans structures will likely be costly and bureaucratically time-consuming. I strongly recommend all efforts
focus onthe traffic study now. | strongly urge the project not to seek an Override due to traffic/circulation impacts. It's
my understanding in talking to the City Engineer that there is little 'wiggle room' on capacity without significant
infrastructure improvements.
Cu Itu ra [/Archaeological Resources. The project sites have a 'medium sensitivity' rating, based on the City of San Rafael
Archaeologicalnn�ensitivi�yap,which denotes itislocated within 5O0'ofanatural watercourse (i.e.the adjacent North
Fork of the Gallinas Creek). Per the adopted San Rafael Archeological Resource Protection regulations, staff will refer the
project eapplication |icationbothtn eWVV|CandtheFedereLed\ndianyofGratonRancheriafnrrrviem/andcunnnoent.|feither
agency--detenr�nes the project has the potential to impact an archaeological resource, staff will require an Archeological
Resource Study, which staff may require to be peer reviewed if necessary. You may wish to accommodate this in your
esuueStudy,vvh|chsteffmayrequinetnbepeorrev(evvedifneceeary.Youmaywishtoaccononoodatethisinyour
budget proposal.
Biological Assessment. Please make sure to conduct a Biological Assessment for the project site asGa\|inosCreek is
located along the entire west property boundary lines.
CEQA Document. Please remember that having the project applicant conduct their own CEQA review and document is
not traditionally how the City of San Rafael operates. Staff will review and require modifications/amendments to the
CEQA document, which may also include peer review.. You may wish to accommodate this in your budget proposal.
That's it. Enjoy your weekend.
Steve
Steve Stafford
COMMUNITY DEVELOPMENT DEPARTMENT
Associate Planner
City of San Rafael
1400 Fifth Avenue
P.O. Box 151560
San Rafael, CA 94915-1560
415.458.5048 (o)
415.485.3184 (f)
Did you know San Rafael zoning information is available on-line. Please go to www.cityofsanrafael.orglzoning
Aw
From: Judith Malamut [
Sent:: Wednesday, October 14, 2015 3:05 PM
To: Steve Stafford
Cc:
Subject: Northgate Scope of Services
Hi Steve,
As we discussed previously, the project applicant (George Saad of Empire USA) for the Northgate Drive Project is hiring
LSA to prepare technical studies on the project primarily in response to the City and agency comments included in the
pre -application comments letter dated June 17, 2015. We have prepared the attached scope of services (not including
traffic analysis to be done by W -Trans under contract to Empire), and I would appreciate it if you could review the scope
and let me know if it fits with what is expected by the City.
Thank you for your assistance,
Judy
Judith H. Malamut, AICP
Steve Stafford
From:
Steve Stafford
Sent
Friday, October l6'2Ol5ll:48AK4
To:
']udhhK4a|amut'
Subject:
RE: Northgate Scope of Services
Hi Judy,
I had a chance to review your proposal and wish to provide a few comments:
Phase I Environmental Site Assessment. Unless the current ownership group is self-funded,I'm sure their purchase of
the project sitesvverecontingentoneposbkerevevvofa Phase 1Environmental Site Assessment (and efollow-up
Phase assessment, ifnecessan).These environmental site assessments will need to be included inany CEOAreview
and required clean-up included inproposed mitigation measures.
Comprehensive Traffic Evaluation. You've indicated that this will be done separately hyVV'Trans. ! believe you'll agree
that this is, by far, will likely be the greatest impact of the project. it is (currently) the consensus number one issue of
opposition among the public, the Terra Linda residents, ufthe project. | believe the traffic study, essentially, 'drives the
bus' here; it will help determine the appropriate density and the extent (costs and timeline) of mitigation measures. Due
to the proximity of the project site to the US 101 off -and on -ramps, mitigation measures requiring improvements to
these Caltrans structures will likely be costly and bureaucratically time-consuming. ( strongly recommend all efforts
focus onthe traffic study now. | strongly urge the project not to seek an Override due to traffic/circulation impacts. It's
my understanding in talking to the City Engineer that there is little 'wiggle room' on capacity without significant
infrastructure improvements.
Cultural/Archaeological Resources. The project sites have a 'medium sensitivity' rating, based on the City of San Rafael
Archaeological Sensitivity map, which denotes it is located within 500' of a natural watercourse (i.e. the adjacent North
Fork of the Gallinas Creek). Per the adopted San Rafael Archeological Resource Protection regulations, staff will refer the
project application both the NVV\C and the Federated Indians ofGraton Rencheria for review and comment. if either
agency determines the project haxthepotentia|toimnpoutanarchaeo\oQ(ce|resouroe,staffvvi||requireanArcheo|n8ica|
Resource Study, which staff may require to be peer reviewed if necessary. You may wish toaccommodate this in your
budget proposal.
Biological Assessment. Please make sure to conduct Biological Assessment for the project site asGa||inas Creek in
located along the entire west property boundary lines.
CECADocunnen±. Please remember that having the project applicant conduct their own CEQA review and document is
not traditionally how the City of San Rafael operates. Staff will review and require modifications/amendments to the
CEQAdocunoent, which may also include peer review. . You may wish to accommodate this in your budget proposal.
That's it. Enjoy your weekend.
Steve
Steve Stafford
COMMUNITY DEVELOPMENT DEPARTMENT
Associate Planner
City of San Rafael
1400Fifth Avenue
P.O. Box 151560
San Rafael, CA 94915-1560
415.458.5048 /o\
Aw Did you know San Rafael zoning information is available on-line. Please go to www.citvofsanrafael.org/zoning
4
....__-.. _........_..._ _ __....._._. .n_.........__ .__ .... _ _..
From: Judith Malamut[
Sent: Wednesday, October 14, 2015 3:05 PM
To: Steve Stafford
Cc:
Subject: Northgate Scope of Services
Hi Steve,
As we discussed previously, the project applicant (George Saad of Empire USA) for the Northgate Drive Project is hiring
LSA to prepare technical studies on the project primarily in response to the City and agency comments included in the
pre -application comments letter dated June 17, 2015. We have prepared the attached scope of services (not including
traffic analysis to be done by W -Trans under contract to Empire), and I would appreciate it if you could review the scope
and let me know if it fits with what is expected by the City.
Thank you for your assistance,
Judy
Judith H. Malarnut, AICP
Principal
LSA Associates, Inc.
L
I LSA ASSOCIATES, INC.
S A 2215 FIFTH STREET 510.540.7331 TEL
BERKELEY, CALIFORNIA 94710 510.540.7344 FAX
CARLSBAD
FRESNO
September 1, 2015 (Revised October 14, 2015)
George M. Saad
Empire USA, LLC
1801 Century Park East, Suite 2400
Century City, CA 90067-3113
IRVINE RIVERSIDE
PALM SPRINGS ROCKLIN
PT. RICHMOND SAN LUIS OBISPO
Subject: Proposal for Preparation of Technical Services for the 1005-1020 Northgate Drive
Project, San Rafael, CA
Dear George:
LSA Associates, Inc. (LSA) is pleased to provide you with this scope letter to provide technical
reports and services for the 1005-1020 Northgate Drive Project (project) in San Rafael, California. As
our previous scope letter dated August 3, 2015 introduced LSA and our project team, this scope of
services provides a description of tasks and costs to prepare technical reports and memorandums in
support of the project and to satisfy the requirements of the City of San Rafael as stated in their letter
to David Trachtenberg dated June 17, 2015 (Re: [PA 15-002] Pre -application Summary Comments).
As we discussed previously, W -Trans is on our team as a subconsultant to LSA for preparation of the
transportation and parking report, and their proposal and scope is attached to this letter scope. At this
point, we are still reviewing the technical reports that have been prepared previously by other
consultants, (Phase 1, geotechnical, hydrology and flooding...), and we are not sure if additional
work will be needed for those topics at this time or if the existing reports are sufficient. If we find that
we do need additional technical assistance, we will contact you and Trachtenberg Architects to
determine the best course of action and subconsultant(s) for the work.
As we let you know previously, Judith Malamut, AICP, Principal, will serve as Principal -in -
Charge of this effort and Theresa Wallace, Associate will service as Project Manager. Other key
LSA staff include Amy Fischer, Associate, Tim Lacy, Principal Biological Resources, Andrew
Pulcheon, Principal Cultural Resources.
Please note that the City of San Rafael will want to review this scope of services and may make
comments and request additional or different tasks. If that is so, LSA will contact the applicant and
design team and make adjustments and amendments to the scope and budget accordingly.
A. SCOPE OF WORK
The following scope of services identifies the tasks and technical reports to be prepared by LSA and
W -Trans.
10/14/15 (0:\PROPOSAL\15056-Northgate San Rafael\10-14-15 LSA Scope for Tech Studies LTRHD.docx)
PLANNING I ENVIRONMENTAL SCIENCES I DESIGN
LSA ASSOCIATES, INC.
Task 1: Project Initiation
LSA proposes to undertake project initiation tasks including a site visit and preparation of the project
description for review by the applicant and design team prior to undertaking the environmental
documentation studies.
Task 2: Environmental Documentation
This task describes the technical studies and analysis that LSA will undertake for the Northgate
Mixed -Use Project. In addition to LSA staff needed to prepare an air quality health risk assessment, a
greenhouse gas emissions study, a noise impact analysis, an arborist report, a cultural resources
review, review of other CEQA topics and preparation of an Environmental Checklist to support the
CEQA analysis and document to be prepared by the City, we have included W -Trans as a
subconsultant to LSA to prepare a traffic and parking study, and their full scope is included as an
attachment to this letter proposal.
Task 2.1: Air Quality and GHG Analyses
The proposed project would generate construction emissions and new vehicle trips in the project
vicinity. This increase could contribute to existing air pollution in the San Francisco Bay Area Air
Basin and has the potential to exceed regional air emission thresholds established by the Bay Area Air
Quality Management District (BAAQMD). Construction activities associated with development,
particularly demolition, could increase concentrations of particulate matter and could expose sensitive
receptors to toxic air contaminants. The project is also located adjacent to Highway 101 which could
expose future residents of the site to toxic air contaminants. The project would also result in the
generation of greenhouse gas emissions which could contribute to global climate change.
The Air Quality Impact Analysis would cover all areas of analysis identified in the May 2011
BAAQMD CEQA Guidelines, including an assessment of construction and operational health risk
impacts and an assessment of the project's greenhouse gas emissions.
Following the BAAQMD's CEQA Air Quality Guidelines, LSA will prepare a draft an Air Quality
Impact Analysis report to identify existing air quality conditions, potential air quality impacts
resulting from the proposed project and air quality impacts to future residents of the project site, by
undertaking the following subtasks:
• Describe the existing regulatory framework. The existing regulatory framework for air quality,
including existing air quality laws and regulations and the roles of the local agencies including
the California Air Resources Board (ARB), the BAAQMD, and the City of San Rafael will be
described.
• Obtain and describe air quality monitoring data. Project setting meteorological and air quality
data developed through the ARB and climatological and air quality profile data gathered by the
BAAQMD will be utilized for the description of existing ambient air quality. Most recent
published air quality data from air quality monitoring stations in the vicinity of the project site for
the past three years will be included to help highlight existing air quality. Other sources such as
regulatory documents, professional publications, and past LSA experience in the project area will
supplement background information.
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LSA ASSOCIATES, INC.
• Assess project construction emissions. Construction activities associated with the proposed
project would generate increased particulate emissions associated with demolition, grading, soil
hauling and other construction actives on the project site. Construction equipment exhaust would
also be a source of air pollution. LSA will calculate the regional construction emissions using the
California Emissions Estimator Model (CalEEMod).
• Conduct construction health risk screening assessment. Based on the latest guidance from the
BAAQMD, LSA will determine the proposed construction activities potential to expose sensitive
receptors to toxic air contaminants using the guidance in the BAAQMD's Construction Risk &
Hazard Analysis screening document which would include a write-up on the disclosure
requirements for construction toxic contaminants analysis as outlined in the May 2011 BAAQMD
CEQA Guidelines. Based on the proximity of the closest sensitive receptors, it is not anticipated
that detailed construction health risk assessment modeling would be necessary.
• Assess project operation period impacts. The project would generate new vehicular trips within
the region. Emissions associated with long-term operations from vehicle trips will be calculated
with CalEEMod. In addition, emissions associated with stationary sources, such as on-site energy
consumption or emissions from residential wood combustion devices (if applicable) will be
estimated.
• Conduct project health risk assessment. LSA will prepare a health risk assessment (HRA) for
inclusion in the AQ1A to determine the potential effects of roadway emissions on the health of
future occupants of the site. The vehicular traffic operating on Highway 101 adjacent to the
project site could potentially expose sensitive receptors residing in the proposed project to Toxic
Air Contaminants (TACs). LSA will prepare a detailed modeling analysis using site specific data
to document potential risks from vehicle emissions in the project vicinity.
LSA will use a BAAQMD approved health risk dispersion model for the analysis. Model inputs
including detailed meteorological data for the site will be obtained from the BAAQMD as well as
vehicle traffic volumes from the Caltrans traffic data annual report or traffic data from the City
traffic engineering staff. The HRA will predict the long-term carcinogenic, chronic and short-
term acute health risk levels associated with vehicle emissions of TACs that include diesel
particulate matter and volatile organic compounds from Highway 10L The analysis will also
incorporate available emissions data from the BAAQMD for all significant stationary sources
within 1,000 feet of the project site. The report will document in tabular form the maximum
computed cancer risks due to exposure of roadway traffic for different exposure periods including
70 -year, 30 -year and 9 -year. Results will be compared to the BAAQMD's significance criteria.
The report will also graphically display the project site, modeled roadways and risk contour lines.
• Assess greenhouse gas emissions. LSA will provide a quantitative assessment of greenhouse gas
emissions associated with relevant sources related to the project including construction activities,
new vehicle trips, natural gas and electricity use, water usage, and generation of solid waste using
the BAAQMD approved CalEEMod.
• Determine the project's consistency with adopted plans. LSA will review adopted plans related
to clean air and the reduction of greenhouse gas emissions in the State of California, City of San
Rafael, and the Bay Area and determine the project's consistency with these plans.
• Identify mitigation measures. LSA will identify, where necessary, practical mitigation measures
to address any significant project or cumulative impacts. Mitigation measures designed to reduce
the project's short-term construction and long-term air quality impacts to the extent feasible will
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LSA ASSOCIATES. INC.
be identified. Mitigation measures established by the BAAQMD for dust suppression will be
identified to reduce construction impacts. Both an evaluation of the potential mitigation measures
and a discussion of their effectiveness will be provided.
LSA will submit two paper copies and one digital copy of the Draft Air Quality and GHG Impact
Analysis to the project team for review. Based on one set of comments, LSA will prepare a final Air
Quality and GHG Impact Analysis for submittal to the City.
Task 2.2: Noise Study
The proposed project would generate new vehicle trips in the project vicinity which could expose
existing residents to an unacceptable increase in noise levels. The project also is located adjacent
Highway 101 which could expose future residents of the site to unacceptable noise levels. The Noise
Study will be prepared using industry standards and will assess the potential effects of the proposed
project on the existing and future noise environments in the project vicinity and the project's land use
noise compatibility by undertaking the following subtasks:
• Describe the existing regulatory framework. Applicable State of California and City of San
Rafael noise and land use compatibility criteria for the project area will be identified. Noise
standards including General Plan noise policies and City Noise Ordinance will be discussed.
• Document existing noise levels. Existing sources of noise in the proposed project area, such as
traffic on adjacent Highway 101 and Manuel T. Freitas Parkway will be identified. Existing noise
sensitive land uses in the project vicinity, including residential land uses will be identified using
aerial images and a field reconnaissance. An ambient noise monitoring effort will be conducted to
establish the existing noise environment for comparison to the City's noise/land use compatibility
standards. Three short-term (15 -minute) and one long-term (24-hour) ambient noise
measurements will be conducted within the project site to establish the existing noise
environment.
Assess short-term construction impacts. Noise impacts from construction of the proposed project
on adjacent land uses will be analyzed based on the available project specific construction infor-
mation provided to LSA. EPA recommended noise emission levels will be used for the construc-
tion equipment. The construction noise impact will be evaluated in terms of maximum levels
(Lmax) and/or hourly equivalent continuous noise levels (Lea) and their frequency of occurrence.
Impact analysis will be based on the sensitivity of the area and the requirements of the applicable
City Noise Ordinances. Avoidance, minimization, and mitigation measures will be identified to
address potential adverse project related short-term noise impacts on sensitive receptors.
Calculate project and cumulative vehicle impacts. Traffic noise impacts associated with the
project will be qualitatively evaluated. Additional noise impacts from project -related traffic and
any other noise sources on both on-site and off-site sensitive land uses will be assessed.
Assess project site land use compatibility. Using the data collected during the noise monitoring
effort, LSA will determine if the existing noise environment is compatible with the proposed
residential use using City and State noise compatibility criteria.
Identify noise reduction measures. If necessary, LSA will identify practical measures to address
any significant project level or cumulative level noise impacts. Measures designed to reduce
interior and exterior noise levels to meet applicable standards will be identified as necessary. Any
measures required to reduce the project's short-term construction and/or long-term impacts to
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LSA ASSOCIATES, INC.
acceptable noise levels will also be identified. Both an evaluation of the potential measures and a
discussion of their effectiveness will be provided.
LSA will submit two paper copies and one digital copy of the Draft Noise Study to the project team
for review. Based on one set of comments, LSA will prepare a final Noise Study for submittal to the
City.
Task 2.3: Arborist Report
The proposed development may include the removal of trees and associated landscaping on the site.
Trees occur along the perimeter of the site, around existing buildings, and in the parking lot islands.
Most of the trees on the parcels appear to be planted landscape trees although a few ornamental native
trees were also used in the landscaping. To undertake this task, LSA will need a topographic survey
base map from the design team, showing the location of the trees for use in preparing the tree map.
The design team will need to identify the proposed disposition of each tree (preserved, removed or
relocated). Parcel lines should also be clearly identified on the base map. The map can be provided in
either CAD or ArcGIS electronic formats. To prepare the arborist report, LSA will conduct the
following tasks:
Conduct Field Survey of Property. LSA's certified arborist, Tim Milliken (International
Society of Arboriculture [ISA] Certified Arborist WC -5539A), will conduct a field survey
of the subject property to identify, map, characterize trees slated for removal or
preservation. During the field survey LSA's certified arborist will: (1) identify each tree
within the proposed area; (2) map the location of each tree on a base map of the property
(plan); (3) measure and record the trunk circumference of each tree at a point 4.5 feet above
the natural grade (CBH); (4) note whether individual trees within a stand of trees is
dependent on each other for survival; (5) estimate tree canopy driplines; and (6) evaluate
the health, structural condition and relative age` of each tree.
Prepare Draft Arborist Report. LSA's certified arborist will prepare a Draft Arborist
Report which will include information necessary for the Community Development
Department review of the project's application (arborist report, tree table, site plan,
photographs). A tree table will list all the trees on the parcels, botanical name, common
name, CBH, estimated age; evaluation of health, and requested disposition (remove or
preserve). The arborist report will provide a description of best management practices
which should be implemented to insure the preservation of protected trees throughout the
development process.
Prepare Final Arborist Report. LSA will respond to one unified set of comments ftom the
project team and will incorporate the appropriate changes into the Final Arborist Report for
submittal to the City.
1 Trees relative age will be assigned as either young (less than 20 years old) or old (more than 20 years old).
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LSA ASSOCIATES. INC.
Task 2.4: Cultural Resources Study
LSA will conduct a cultural resources study to address the City's requirement for an Archaeological
Resources Assessment, as described the Pre -Application Summary Comments (June 17, 2015). The
format and content of the study will conform to Office of Historic Preservation guidelines for
archaeological resource management reports.
The project area consists of two sites containing a hotel and gas station, respectively. The gas station
will be removed as part of the redevelopment. Based on a preliminary visual review of photographs of
the gas station building, it does not appear to be older than 50 years, nor does it possess any
distinguishing or unusual architectural features. Therefore, the analysis for the study will not address
the gas station because LSA is assuming a lack of potential significance for the building.
To prepare the study to CEQA standards, LSA will identify cultural resources that may meet the
definition of historical or unique archaeological resources and that may be impacted by the project.
LSA will conduct the following cultural resources identification tasks:
i Records Search. A records search will be conducted at the Northwest Information Center
of the California Office of Historic Preservation's California Historical Resources
Information System. Background research using resources on file at LSA will also be
conducted.
• Field Review. A field review will be conducted for the project area and adjacent parcels.
• Contact Commission. The Native American Heritage Commission will be contacted to
request a review of the Sacred Lands File for the project area and vicinity.
• Prepare Letter Report. A letter report will be prepared to summarize the results of the
study. Should cultural resources be identify, LSA will offer preliminary (i.e., informal)
recommendations on potential eligibility and the need for additional investigation. Formal
evaluations and additional investigations, however, are not included in this scope of work.
Task 2.5: Traffic and Parking Study
W -Trans will prepare a traffic and parking study under contract to the applicant and in coordination
with the City to evaluate potential traffic impacts associated with proposed redevelopment of the
Northgate site.
Task 2.6: Prepare Draft Environmental Checklist
LSA understands that the City will prepare the CEQA document (expected to be a Mitigated Negative
Declaration) for the project. In order to allow for the most expeditious and efficient review process,
LSA proposes to prepare a Draft Environmental Checklist (Appendix G in the CEQA Guidelines) for
the City's review and use based on the results of the technical reports identified above and those
identified below.
Policy Consistency. LSA will review the San Rafael General Plan and the EIR, the Zoning
Ordinance and other relevant plans and will document the extent to which the project
complies with policies, requirements and General Plan EIR mitigation measures included in
those documents.
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LSA ASSOCIATES. INC.
• Aesthetics, Land Use, and Population. LSA also will review the project in light of the
Environmental Checklist questions regarding aesthetics, land use and population and will
identify any requirements or mitigation measures that would need to be incorporated into
the project. The results of this task will be incorporated as responses into the Draft
Environmental Checklist.
• Geology, Hydrology, and Hazardous Materials. LSA will review the existing information
concerning these topics to determine if sufficient information is available to respond to all
questions in the Environmental Checklist and the City's requests for information. Should
additional information be needed, LSA will coordinate with the applicant and design team
to identify the appropriate subconsultant to supply that information and will amend the
scope and budget as necessary.
• Public Services and Utilities. Based on the project plans and existing information available
from the City, LSA will respond to questions concerning these topics in the Environmental
Checklist. Based on our review of the City's comments and those made by the Marin
Municipal Water District. Should additional information be needed, LSA will coordinate
with the applicant and design team to identify the appropriate subconsultant to supply that
information and will amend the scope and budget as necessary.
• Prepare Draft Environmental Checklist. LSA will compile this information into a draft
Environmental Checklist.
Task 2.6: Prepare Final Environmental Checklist
Based on a set of consolidated comments from the City, LSA will revise the Draft Environmental
Checklist and the technical reports and will prepare a Final Environmental Checklist and technical
reports, as necessary.
Task 3: Management and Coordination
Judith Malamut and Theresa Wallace will initiate the project, coordinate with the project architects,
the applicant, and City planner, as necessary. They will also undertake a variety of general project
management tasks throughout the process of preparing the technical reports. Judith will provide input
on and monitor the scope, budget, and scheduling of the project. She is also ultimately responsible for
quality assurance for all work undertaken. She will review all prepared text, tables, and graphics
before these materials are presented as administrative review documents. She will also be available
for consultation on CEQA procedural matters and will oversee all technical work on the assignment.
Theresa will coordinate the day-to-day activities associated with the project including regular client
contact; subconsultant oversight, schedule coordination; and development of products.
In the event that Judith Malamut or Theresa Wallace would need to attend team meetings or meetings
with the City in person or via teleconferences, we have include a small and/or public hearings related
to conducting these tasks; therefore, the cost of attending such meetings is not included in this
proposal. If requested, meeting attendance would be provided on a time -and -materials basis.
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LSA ASSOCIATES, INC.
We look forward to working with you on this assignment. Please feel free to call if you have any
questions.
Sincerely,
LSA ASSOCIATES, INC.
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)4th H. Malamut, AICP
Managing Principal
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Theresa Wallace
Associate/Project Manager
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Steve Stafford
To: Community Development
Subject: RE: No to Big Apartment Complex at Northgate
From: Hunter Marvel[
Sent: Thursday, October 22, 2015 11:36 AM
To: Andrew McCullough; John Gamblin; Kate Colin; mary.bushgylang cityofsanrafael.org; Gary Phillips
Cc: planning
Subject: No to Big Apartment Complex at Northgate
Dear Andrew, John, Kate, Mary and Gary,
I am writing to voice my opposition to the proposed apartment complexes at Four Points Sheraton.
As a resident of San Rafael and more recently Terra Linda, I believe that this development will negatively impact the
neighborhood in so many ways:
® School impacts. We moved to Terra Linda for the Dixie Schools and already they are over -crowded. Let's not add
more kids to already over-burdoned school system without a plan/ additional budget.
o Ex. we've been waiting for over a year to get my son into Vallecito aftercare and there's still no space for him
and a huge waiting list.
• Increased traffic to already dangerous intersections (highway entry backs up during commute times every morning.)
o Ex. I've personally been involved in a crash in this intersection during commute hours (not at fault).
e Parking: Parking is already an issue at Four Points Sheraton during heavy periods and spills into surrounding
neighborhoods.
o Adding a hydraulic lift for parking in a suburban neighborhood is a totally unacceptable solution.
® Environmental Issues: Increased pollution, water -use and sewer impact.
® Esthetic Issues: Just look at WinCup! Do you want to live next to that monstrosity?
I could keep going on this, but wanted to get this message to you.
Please reconsider this project as it benefits no-one.
Thanks,
Hunter
Hunter Marvel,
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Click here for Clearstream's asset library for your next presentation.
Steve Stafford
Subject: FW: 200 Units at Northgate
-----Original Message -----
From: Warner Schmalz[
Sent: Sunday, October 11, 2015 8:41 AM
To: planning
Subject: 200 Units at Northgate
Dear Staff and Commission,
I strongly endorse this proposal. Our city must embrace higher density residential development near the Civic Center,
downtown, and at major arterials and SMART stations. The related issues such as traffic and environmental quality can
be easily addressed. San Rafael should be the leader in development for high density housing in Marin both market rate
and affordable. Community leaders should not be intimidated by the unnecessary hysteria of the anti development
forces. Our city needs to plan for the future with strong and articulate education of our community by approving this
project and moving forward now with similar developments around our two SMART stations.
Thank you for your consideration,
Warner Schmalz, Architect
Marin Lagoon, San Rafael
Sent from my iPhone
Steve Stafford
To:
Subject: FW: Strongly against the development at the Four Points Sheraton
Importance: High
From: David Lambert[
Sent: Thursday, October 08, 2015 2:33 PM
To: planning
Subject: Strongly against the development at the Four Points Sheraton
Importance: High
I have lived in Terra Linda for over 25 years and I am strongly opposed to the development that is being considered at
the Four Points Sheraton for all the reason that "everyone" is upset about.
I will be following this process very closely and will be trying to understand who in the planning commission is for this
proposal.
David M. F. Lambert, Jr.
San Rafael, CA 94903
Steve Stafford
To:
Subject: FW: Listen to opposition with salt in your ears
From: Autumn Wagner [ .
Sent: Wednesday, October 07, 2015 2:39 PM
To: planning
Subject: Listen to opposition with salt in your ears
Dear planning department,
I notice that every single time any multi -unit housing is proposed people leap into opposition. We must approve some
developments. As long as thoughtfully conceived, we should lean in favor of approval. This is why nobody making less
than 100K can afford to live in the county and why the empty nesters among us cannot afford to downsize.
Please take all your constituents, not just the noisy ones into account when considering housing development approvals.
We could certainly use more apartments in Terra Linda and elsewhere.
Autumn Wagner
Steve Stafford
To:
Subject: FW: 1005 Northgate
From: Jennifer Cherry [
Posted At: Tuesday, September 29, 2015 5:27 PM
Posted To: Public Inquiry
Conversation: 1005 Northgate
Subject: 1005 Northgate
Dear Planning Commission,
I am concerned about the proposal of putting three 4 story buildings for housing at 1005 Northgate, in Terra Linda. I worry that this will
bring too many additional people and traffic to an area that is already congested. There is already a problem in this area with poor
traffic flow. I encourage you to find a way to scale this development way down.
Sincerely,
Jennifer Cherry
Homeowner
San Rafael 94903
Steve Stafford
From: Jane Dumont <
Sent: Wednesday, September 30, 2015 8:47 AM
To: Paul Jensen; Raffi Boloyan; Anne Derrick; Kraiq Tambornini; Sarjit Dhaliwal; Caron Parker,
Steve Stafford
Subject: No High Density Development at Northgate
I strongly oppose the high density development at Northgate mall. Traffic is already a problem there. Plus, if
we are already requested to cut back on our water usage by 20%, where is the water going to come from for
these new homes? Please, apply some reason and common sense when considering this proposal and don't
allow it!
Thank you.
Jane Dumont
San Rafael 94903
Steve Stafford
To:
Subject: FW: Proposed Units @ Northgate Drive
From:
Sent: Wednesday, September 30, 2015 3:31 PM
To: planning
Subject: Proposed Units @ Northgate Drive
Bad idea...
* 4 stories = too tall, more for a city.
* increased water use - in dought?!
* traffic - already backs up on Freitas to 101
Please don't let it happen.
Thank you,
Glenda Smith
Steve Stafford
To:
Subject: FW: 1005 Northgate Drive... AKA ... DixieCup
From: Brian Dempsey[
Posted At: Tuesday, September 29, 2015 5:29 PM
Posted To: Public Inquiry
Conversation: 1005 Northgate Drive... AKA ... DixieCup
Subject: 1005 Northgate Drive... AKA ... DixieCup
Greetings City of Council Members,
I am reaching out (as I am sure many others have) to voice my concerns in a very concise way about the 1005
Northgate drive development... AKA ... DixieCup.
Here are my biggest and most valid concerns with the project:
1. Traffic - The 101 South exit to Los Gamos is only 300 feet from the Freitas Parkway & Northgate
intersection. That intersection is very dangerous with speeding cars coming off the freeway and merging
into traffic with just a 'Yield' sign to continue on Freitas Parkway. I have actually been in an accident myself
at that very spot because of a merger and was rear-ended. This would be a NIGHTMARE of traffic ... and just
imagine the traffic to the mall during any kind of shopping holidays!
2. Traffic (#2) There is already such a heavy flow of traffic in Terra Linda, that it often takes me 10-20+
minutes to get onto the freeway in the morning commute. Part of this is due to the mass of cars on the
freeway, but it is also in part due to the amount of cars within Terra Linda taking kids to school, going to
and from Kaiser hospital, etc., etc. If your solution is to put'metering lights' on that freeway entrance then
the developer should foot that bill!
3. Privacy - The privacy of the entire Los Gamos neighborhood would be encroached upon because of the 4
stores of apartments looking down directly into bedrooms, bathrooms and backyards!
4. Parking- With only one parking place per unit is currently being allocated. There is no consideration for
the second person of the household -and guests to park, likely spilling onto streets below. The streets below
are already congested with overflow parking from the San Rafael Manor. Can you imagine if there was a
party ... the kind of overflow parking that would congest that entire neighborhood!
S. Light Pollution. the proposed buildings are slated to have "rooftop gardens" with big screen TVs and fire
pits for night use. This will have a huge light pollution foot print, changing human sleep patterns, bird
migration and the like. This is a typical design for URBAN (SF, East Bay, South Bay) not suburban San
Rafael.
6. Noise -Proximity of buildings to Los Gamos Road residents. This is a very quiet neighborhood with a high
density of elder residence. This would be a crime to punish the people that have lived there for 40+ years.
7. Blocking of light. As in the latter proposed section, this building would totally block out morning sunlight
for some buildings below
8. Waterway- Nature finds a way and even though it is a cement drain basin, this has been a path for Egrets,
herons, hawks and ducks to migrate through, feed and lay eggs, with so much development, this would be
destroyed in quick succession.
9. Rentals vs owner occupied- Not as much investment in property and impact on surrounding
community. The residences will not have the same care for the community
10. School Impacts - The Dixie School district is arguable the bet in Marin -it won't be if you dump 200+ more
kids in addition to the kids that will come with the inevitable Silveira ranch buildout. Terra Linda High is
already busting at the seams and needs major improvements in both facilities and educational
achievements.
I promise you that the Terra Linda neighborhood will stand up and not allow a Wincup / Dixiecup to be built and
destroy the unique character, culture and safety of our community.
Thank You and God Bless,
Brian
Brian Dempsey
Manager, Services and Innovation
Direct Line: (415) 532-8513
Cell: (415) 505-9987
Fax: (415) 532-8838
www.linkedin.com/in/`briandempseyl3
r
we ourcE
www.itsourcetek.com
"If everyone thinks alike, then someone isn't thinking." - General George S. Patton Jr.
This message contains information which may be confidential and privileged. Unless you are the addressee (or authorized to receive
for the addressee), you may not use, copy or disclose to anyone the message or any information contained in the message. If you have
received the message in error, please advise the sender by replying to brian.dempseya-itsourcetek.com and delete the message
immediately. Thank you.
Steve Stafford
To:
Subject: FW: Proposed development in Terra Linda
From: mgblanton [ Posted At: Monday, September 28, 2015 4:52 PM Posted To: Public
Inquiry
Conversation: Proposed development in Terra Linda
Subject: Proposed development in Terra Linda
Please consider effects of multi -story apartment buildings on Freitas Parkway traffic conditions before authorizing
extent of current proposal, Any buildings should include some percentage of low-cost housing rentals, the greatest
unmet real estate need in Marin County. It is time to serve the 99% of our population in the 21st Century.
Thanks for "listening."
Marian Blanton
San Rafael, CA 94903
Steve Stafford
To:
Subject: FW: 1005 Northgate Drive proposal
From: Dave Brooks [
Posted At: Monday, September 28, 2015 1:42 PM
Posted To: Public Inquiry
Conversation: 1005 Northgate Drive proposal
Subject: 1005 Northgate Drive proposal
As a resident of Marin Lagoon, an area nearby the Four Points Hotel complex, I have been made aware of a proposal to
build three four story units in that vicinity.
That area is ALREADY a traffic mess and such construction and development will only exascerbate this crowding
I strongly object to such a project in that location.
Dave Brooks
Steve Stafford
Subject: FW: 200 units at 1005 Northgate Drive
[Stere Stafford] From: Kristi Durst [
Posted At: Saturday, September 26, 2015 9:49 PM
Posted To: Public Inquiry
Conversation: 200 units at 1005 Northgate Drive
Subject: 200 units at 1005 Northgate Drive
Dear Planning Commission,
I've been a resident of Terra Linda for 21 years. What I love about our community is a sense of small town
quaintness, that doesn't feel like an urban setting. I am opposed to having these 200 units, 3 four-story buildings
built at 1005 Northgate Drive. We already have too much traffic on Freitas Parkway as people come an go to
work. The traffic is also greatly impacting the flow of Hwy. 101. Please do not allow the building of these units to
take place.
Thank you.
Kristi Durst
San Rafael, CA 94903
Steve Stafford
Subject: FW: No to huge apartment buildings
From: Myra Drotman[
Posted At: Saturday, September 26, 2015 3:27 PM
Posted To: Public Inquiry
Conversation: No to huge apartment buildings
Subject: No to huge apartment buildings
Huge apartments buildings make developers money and do not provide affordable housing.
Even Dick Spotswood said this is a money making scheme and no help for affordable
housing.
Wincup is 180 units with only 18 rent restricted units. The other 162 units use sewer,
water, create traffic and impact schools.
The developers are trying to make this a metropolitan area with toms of apartments where
they can make loads of money. Marin is a suburban rural area where home ownership has
always been the rule. Tenants do not directly pay for the taxes they vote in. Building should
be on a low level with small single family homes and condos where home ownership is
promoted.
NO TO
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..........
Myra Drotman
Presidents club 2014
Bradley Real Estate
(415) 601-5445 (cell)
(415) 209-9090 (vm)
www MyraDrotman.BradleyRealEstate.com
BRE License: 01305621
1
Steve Stafford
Subject: FW: Stop the project in Terra Linda
-----Original Message -----
From: Judson Allen [ Posted At: Saturday, September 26, 2015 6:21 AM Posted To: Public
Inquiry
Conversation: Stop the project in Terra Linda
Subject: Stop the project in Terra Linda
Sent from my Wad
Steve Stafford
Subject: FW: Northgate dvp
-----Original Message -----
From: ToniDavid [ Posted At: Friday, September 25, 2015 9:33 PM Posted To: Public
Inquiry
Conversation: Northgate dvp
Subject: Northgate dvp
I think the planned dvp is great spot but too large. Perfect for 1-2 bedrooms family -college students. Food
transportation etc very convenient Toni
Sent from Toni's Whone
Steve Stafford
Subject: FW: four points development -opposed
-----Original Message -----
From: Joe Long [ Posted At: Friday, September 25, 2015 5:44 PM Posted To: Public Inquiry
Conversation: four points development -opposed
Subject: four points development -opposed
I am a resident of Terra Linda. I am opposed to the proposed development at the current four points location. I cite
increased congestion, lack of water resources, impact to public schools and infrastructure as my primary reasons for
objection to the project.
Thank you
J.Long
94903
Steve Stafford
Subject: FW: 4 story units
-----Original Message -----
From: Rose Appel [ Posted At: Friday, September 25, 2015 3:46 PM Posted To: Public
Inquiry
Conversation: 4 story units
Subject: 4 story units
I am deeply opposed to this building. Freitas parkway and the freeway are clogged enough. I just read in the IJ that our
freeway system is the busiest in the nation, and the transportation commission is
currently working to fix this problem. We don't need more traffic which would occur if this project gets built along with
increased water usage by the tenants. I hope you will take my feelings under advisement!
Thank you.
Rose Appel
Steve Stafford
Subject: FW: NO ON PROPOSED DEVELOPMENT
From: Jeremiah Treacy[
Posted At: Sunday, September 27, 2015 5:10 PM
Posted To: Public Inquiry
Conversation: NO ON PROPOSED DEVELOPMENT
Subject: NO ON PROPOSED DEVELOPMENT
Please register my opposition to the Four Points Hotel location/Gateway Gas and UPS Tractenberg Architects of Berkeley on
behalf of San Rafael Hill1crest LLC and San Rafael Commercial LLC.
This makes no sense and I would love to see a NIR (Neighborhood Impact Report) as well as the EIR.
No to the continued pillaging of this area - a few years ago it was Susan Adams and her ill timed and poorly
planned "Sheriff's extension" building monstrosity.
No to this as well.
Jeremiah Treacy
San Rafael, CA 949403
Steve Stafford
From: Steve Stafford
Sent: Friday, September 25, 2015 2:37 PM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject: RE: Terra Linda Development
----Original Message -----
From: joni zunino [ Posted At: Friday, September 25, 2015 12:05 PM Posted To: Community
Development Internet Mail
Conversation: Terra Linda Development
Subject: Terra Linda Development
Proposed high density development at the Four Points Sheraton site is in need of a SERIOUS SLOWDOWN to consider
the ramifications. The developer's profit motive is neither the only, nor the most important, consideration.
Foremost is impact on the community.
1- area roads are already crowded arteries to the mall, local offices, and the freeway. Have you experienced these roads
during rush hours, during the county fair days, and during the winter holiday season? It's insane!
- public transportation to/from the area is very limited.
2- we are experiencing a severe drought. There are no additional water resources available for hundreds more people in
the area.
3- crime: theft and vandalism - is already on the upswing in the area. More people will cause crime to rise. further.
Please CONSIDER MORE THAN A DEVELOPER'S PROFIT. No high density development at Four Points.
Joni L Zunino
Quail Hill
Sent from my iPhone
Steve Stafford
From: Steve Stafford
Sent: Friday, September 25, 2015 2:40 PM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject: FW: The proposed
From: Bob Chapman [
Posted At: Friday, September 25, 2015 1:00 PM
Posted To: Community Development Internet Mail
Conversation: The proposed
Subject: The proposed
Dear planning commision members,
I am a resident of terra linda with concerns about the large development at the corner of Freiatas Parkway and
Northgate Drive. All I have seen to date is an advanced presentation regarding the size and scope of the
project. It is much too tall and densely populated for the area. There are areas where this type of mega
development would fit more appropriately. While I am not adverse to seeing the land developed this project is
simply outrageous. While there were few details about the plan, the height and proximity to neighboring two
story housing is ominous, The proposal as it was presented was simply a formula put on a piece of paper with
the maximum number of benefits for the developer with no consideration for anything but the bottom line. That
is the least of my concerns, That there is no guest parking. no consideration for the neighbors, or the
community, infrastructure upgrades, quality of life offsets, is most uncomforting. The only developer
considerations are for a minimum bonus to the city for low and moderate income housing as a for a trade off
against considerably more units, reduced height restrictions, and reduced parking requirements.This is simply a
plan based on a formula that only favors a over zealous developer. I would like to know what the minimum
density is for that land; and could that be presented as the communities first negotiated position. The next
proposal might take some of the communities considerations, a better place to start negotiating.
Sincerely
Bob Chapman
Marchant Chapman Realtors
Steve Stafford
From:
Alan Montes
Sent:
Friday, September 25, 2015 8:32 AM
To:
Steve Stafford
Subject:
FW: 1005 Northgate Drive High Density Development
From: Maria [
Posted At: Thursday, September 24, 2015 5:06 PM
Posted To: Community Development Internet Mail
Conversation: 1005 Northgate Drive High Density Development
Subject: 1005 Northgate Drive High Density Development
To the San Rafael Planning Commission Staff
Re: 1005 Northgate Drive High Density Apartment Development
I am writing to urge you to make this project and all related planning meetings more widely known to
the public, specifically to the residents of Terra Linda.
While I have read on your website that notification is only required within 300 feet, given the location
and potential impact of this project, it would be irresponsible not to provide more visible and timely
notification to the community.
I attended the Design Review Board meeting on September 9, 2015 with my spouse and several
neighbors who just happened to see the public notice sign and/or spread the word via word of
mouth.
My spouse and I are two of many people in the neighborhood (Los Gamos, Orange Blossom Lane,
Orris Terrace, area) immediately west of this property who would be most impacted by a
development at this location.
After hearing the proposal, we are extremely concerned about the outrageous size and urban nature
of its design as well as a clear lack of care about environmental, traffic, educational, and aesthetic
issues it presents.
We oppose this project as it is currently proposed because of the negative impact it would have on
our quality of life.
The larger Terra Linda community, most of whom use Freitas Parkway to access the freeway,
deserves the opportunity to express their views about this project.
Sincerely,
Maria Brundige
Steve Stafford
From: Alan Montes
Sent: Friday, September 25, 2015 8:32 AM
To: Steve Stafford
Subject• FW: Northgate Project
----Original Message -----
From: David [ Posted At: Thursday, September 24, 2015 8:22 PM Posted To: Community
Development Internet Mail
Conversation: Northgate Project
Subject: Northgate Project
I'm sure you're aware of the opposition to the perspective project at Northgate drive. I have lived in Terra Linda since
1964 since I was six years old.
I moved away for a few years when I was younger. I moved back to T.L. In 1993.
1 walk several times a week right by the location of the project. Something much,much smaller could work.
There is a lot of traffic here and many people walking. I feel it would be best to consider that.
Thank you,
David
Sent from my iPhone
Steve Stafford
From:
Alan Montes
Sent:
Friday, September 25, 2015 8:32 AM
To:
Steve Stafford
Subject:
FW: Stop the 1005 Northgate Drive High Density Apartment Development!
.
From: Joanne Bowman[
Posted At: Thursday, September 24, 2015 8:36 PM
Posted To: Community Development Internet Mail
Conversation: Stop the 1005 Northgate Drive High Density Apartment Development!
Subject: Stop the 1005 Northgate Drive High Density Apartment Development!
To the Planning Commission of the City of San Rafael,
I am extremely concerned about the outrageous size and urban nature of the new apartment development design as
well as a clear lack of care or thought about environmental, traffic, educational and aesthetic issues it presents. I oppose
this project as it is currently proposed due to the negative impact it would have on our quality of life. I will vote against
any elected officials that sanction this development. Traffic is absolutely horrible now for residents trying to get out to
the freeway. With drought concerns in mind, we have no business developing any land now or in the foreseeable
future.
Joanne Bowman,
San Rafael, CA 94903
Steve Stafford
From: Raffi Boloyan
Sent: Friday, September 25, 2015 9:36 AM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject: FW: Terra Linda Housing Development
Raffi Boloyan
CITY OF SAN RAFAEL
Planning Manager
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
14005 th Ave
SAN RAFAEL, CA 94901
TEL: (415) 485-3095
FAX: (415) 485-3184
From: Kristi Fish[
Posted At: Friday, September 25, 2015 9:25 AM
Posted To: Community Development Internet Mail
Conversation: Terra Linda Housing Development
Subject: Terra Linda Housing Development
Hello,
I would like to voice my concerns and opposition to the High Density Housing proposal in Terra Linda.
The proposal is outrageous in its size and has an urban nature of its design. There is also a clear
lack of care about environmental, traffic, educational, and aesthetic issues.
We oppose this project as it is currently proposed because of the negative impact it would have on
our quality of life. Reconsideration is necessary.
Regards,
Kristi f=ish
Resident
San Rafael, CA 94903
Steve Stafford .
From:
Alan Montes
Sent:
Friday, September 25, 2015 8:33 AM
To:
Steve Stafford
Subject:
FW: 1005 Northgate Drive Apartment Project
From: Anna Pennington Boucher [mailto:Anna@WorldClassProperties.com]
Posted At: Friday, September 25, 2015 7:50 AM
Posted To: Community Development Internet Mail
Conversation: 1005 Northgate Drive Apartment Project
Subject: 1005 Northgate Drive Apartment Project
I would like to know if there will be affordable housing offered and as much information as possible. On my
Nextdoor.com there are many negative comments and I would like to have information from you to formulate
my own opinion.
Thank you.
Anna K. Pennington Boucher
BRE License: 01136504
Today Sotheby's International Realty
www.WorldClassProperties.com
1250 San Carlos Ave
San Carlos, CA 94070
Direct: (415) 860-1399
Fax: (650) 597-1205
In the words of Ralph Waldo Emerson, "Success: To laugh often and much, to win the respect of intelligent
people and the affection of children, to appreciate beauty, to find the best in others, to leave the world a bit
better, whether by a healthy child, a garden patch, or a redeemed social condition, to know even one life has
breathed easier because you have lived. This is to have succeeded."
LNIOLMIN
Steve Stafford
From: Raffi Boloyan on behalf of Community Development
Sent: Tuesday, September 22, 2015 11:02 AM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject: FW: General Contact Email - Building, Planning or Zoning Issue - 8745209
Public comments re 1005/1010 Northgate
Raffi Boloyan
CITY OF SAN RAFAEL
Planning Manager
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1400 51h Ave
SAN RAFAEL, CA 94901
TEL: (415) 485-3095
FAX: (415) 485-3184
From: form engine(Osl8.formsite.com [mailto:form engineC,fsl8.formsite.com]
Sent: Saturday, September 19, 2015 10:34 AM
To: Community Development
Subject: General Contact Email - Building, Planning or Zoning Issue - 8745209
General Purpose Contact Form
City of San Rafael
General Purpose
Contact Form
Thank you for visiting the City of San Rafael web site. This form is intended for communicating with City staff on a variety of general topics. As an
alternative, you may want to use our Contacts Us listing, to identify a specific office by function.
Note that the City of San Rafael considers email to staff as informal communication. Please send a signed letter if you prefer to make your
comment/question a matter of public record. Mail formal letters to PO Box 151560, San Rafael, CA, 94915.
* To.help us route your message to the correct office, please identify your area of interest (select only one)...
Question/comment for City Council
F] Question/comment for City Manager
FiQuestion/comment for Fire Department
r] Question/comment for the Library
F] Question/comment for Police Department
0 Building, Planning or Zoning Issue
FIBusiness Licensing Issue
FIBusiness or Economic Development Issue
F]Parks and Recreation Issue
nRoad or Traffic Management Issue
r] Web Site Technical Question
n Other Topic
* First Name
Robert
* Last Name
Langenhan
Address 1
Address 2
City
San Rafael
State
CA
Zip Code
94903
Phone Number
* Email Address
* Please enter your questions/comments below
Planning Commission: We were unable to attend the 9/9/15 public hearing concerning the proposed 217 units for Terra Linda.
You already see what a travesty the WinCup development has created in Corte Madera? Everyone against this project has already voiced traffic,
noise, water shortages, and crowded neighborhoods. 217 units are being offered as a "Wish List" and if the final number becomes 75 -who wins?
Rather than upheave established neighborhoods, why not build a neighborhood out in the sticks and get the infamous Smart Train to service it?
Steve Stafford
From: Tess Giannotti <
Sent: Monday, September 21, 2015 4:46 PM
To: Paul Jensen; Raffi Boloyan; Anne Derrick; Kraig Tambornini; Sarjit Dhaliwal; Caron Parke,
Steve Stafford; Thomas Ahrens; steve.buffenbarger@cityofsanrafael.org; Brian Sheridan;
Lee Johnson; Robert Geno; Pat Nolan
Subject: 217 units in Terra Linda
Dear City of San Rafael Community Development Department,
As a Terra Linda resident and Realtor I ask you, PLEASE DO NOT LET THIS PROJECT GO FORWARD. 217 UNITS in the
proposed area, which I drove the other day is a ridiculous density for the acreage and will cause a major traffic
nightmare.
Thank you,
Tess Giannotti, Realtor
Broker, Marin and Beyond Realty
CA Brokers Lic # 00892331
415 472 0513
415 847 4890 cell
tessgiannotti@comcast.net
Steve Stafford
From: Lauren Crandell on behalf of City Manager
Sent: Monday, September 21, 2015 10:13 AM
To. mbleifer3@gmail.com
Subject: RE: Copy of Council Contact - All City Councilmembers - 8746738
Dear Michelle,
Thank you for contacting the City Council regarding the proposed development for 1005 and
1010 hlorthgate Drive. The Council has received your message and values the opinions of
residents. They have asked me to respond on their behalf from a staff perspective.
At this point, this project is in its early stages, so your comments are appreciated and will be
considered by the Design Review Board (DRB). The City has a requirement for large projects to
first go through a Conceptual Design Review process, before they develop the more detailed
plans and technical studies that are required for a full submittal. This requirements was
adopted by the City some years ago, at the request of the public, since the public felt that
many projects and applicant were too far developed to listen or entertain public comments
and many times applicants were not willing to listen to concerns or changes.
As you may be aware, at their September 9t" meeting, the City's Design Review Board provided
a conceptual review of the project. This review is a pre -application process intended to
identify relevant issues and significant concerns and to provide comments early on in the
review process on the appropriateness of the conceptual design of a project, and was focused
on the design related matter of a project, i.e. bulk, mass, site planning, design, architecture,
etc. During the Conceptual Review, comments were provided by the DRB and the public to
inform the applicant's revisions to the project prior to submittal for formal project review.
Should the developer then choose to pursue a formal application for the project, more
detailed plans, information and technical studies will be required; and additional public
comment opportunities will be provided through several more meetings before the DRB and
hearings before the City's Planning Commission.
The City will provide public notice to all property owners, residents, businesses and
neighborhood groups within 300 feet of the project site. The City will also post the site with a
notice of public hearing board, 15 days prior to any public meeting. If you are outside that 300
ft. radius and would like to be added to the mailing list for this project, please feel freer to
notify the project planner listed below.
You are welcome to stop by the Community Development Department to review the project
plans during open counter hours (Mondays and Thursdays, 8:30 a.m. — 5 p.m.; Tuesdays,
1
Wednesdays and Fridays, 8:30 a.m. —12:45 p.m.) You are also welcome to provide comments
at any time during the project's review to the project planner, Steve Stafford at
steve.stafford@cityofsanrafel.org or (415) 458-5048. Please note, if you would like to speak
with the project planner if you stop by the planning department, it is advisable to call or email
3-4 days ahead of time to make an appointment, as planners have many prior appointments,
meetings and commitments, as well as dozens of other projects with deadlines that they are
concurrently working on.
Best,
Rmvren C' ca n&&
Admin. Asst. to the City Manager
City of San Rafael
(415) 485-3056
lauren.crandell@cityofsanrafael.org
From: form—engine@fslB.formsite.com [mailto form engine@fsl8.formsite.com]
Sent: Saturday, September 19, 2015 1:39 PM
To: City Manager
Subject: Copy of Council Contact - All City Councilmembers - 8746738
The following email was received through the City Council Contact Email Form on the City web site. A copy
is being forwarded to each member of the City Council.
Council Contact Form
City of San Rafael
City Council
Contact Form
Thank you for visiting the City of San Rafael website. This form is available to facilitate contacting our Mayor and Councilmembers
concerning topics of interest to the community. Please contact the City Manager's office at 415-485-3070 for any additional assistance.
Note that the City of San Rafael considers email to Councilmembers as an informal and non -confidential method of communication. Please send a
signed letter if you would like to make your comment/question a matter of public record. Mail formal letters to San Rafael City Council, PO Box
151560, San Rafael, CA, 94915.
* First Name
michelle
* Last Name
leifer
Address 1
Address 2
City
San Rafael
State
CA
Zip Code
94903
Phone Number
* Email Address
* Send email to (select one)
All City Councilmembers
* Please enter your questions/comments below
Please do not go thru with this huge development in Terra Linda near the freeway. I have lived here off and on for 22 years and it is already
outrageous the amount of traffic on Freitas. Also this doesn't address the low cost housing need that we have. The huge water/drought issue. And
lastly I'm not certain on the status of the gas station, but typically it has the lowest prices around and is the most convenient location to get to, all the
others need to be circled around to and deal with a lot more congestion. I grew up in LA and I came here for the tranquility and still have the
wonderful culture of urban areas nearby. thanks for listening, Michelle
Steve Stafford
From: Susan Sidell <
Sent: Sunday, September 20, 2015 4:04 PM
To: Steve Stafford
Subject: Development in TerraLinda
Dear Mr. Stafford,
I plea to you to do everything you can to prevent more development in our lovely Terra Linda. The traffic through
Marin is becoming exponentially worse. This impacts my clients who come from north Marin, and Sonoma. It is
becoming more and more difficult for them to choose to use my services.
Marin is becoming over crowded.
I grew up in LA, the San Fernando Valley. In my youth it was horse ranches, orange, and walnut orchards. I watched it
develop along the 101 corridor, and become an un appealing continuation of cement. Too crowded, and ugly. Please
don't let this happen to sweet Terra Linda.
Sincerely,
Susan Sidell
September 19, 2015
Mr. Steve Stafford
Design Review Board
Dear Mr. Stafford,
I want to go on record as opposing the Sheraton Pour Points project.
We already have too much traffic on Freitas Parkway thanks to Kaiser.
At times it is bumper to bumper. And we are in a drought so where are they going
to get the water ?
Sincerely,
Kenneth Franceschi
Steve Staffed
From: Noel Olson <
Sent: Friday, September 18, 2015 9:56 PM
To: Steve Stafford
Cc• Mel Kirchgessner; Laura Slanec
Subject: Development of 4 Pts site
Dear Steve Stafford,
I am dead set against the proposed development of the 7.5 acre site where 4 Points Sheraton and FastGas are located.
The traffic nightmare that will occur with the burden of the proposed 300+ more cars will be comparable to the disaster
people experience trying to exit the dirt parking lot next to the Marin County Fair every year.
Who designed/built this and disappeared??
Terra Linda will not benefit from a huge apartment or condo complex built as luxury housing. I do not want to sacrifice
my quality of life to line a developer's pocket. Keep Terra Linda what it is- a quiet, suburban place that values open space
and treading lightly on our land. We value what resources we have left.
Sincerely,
Ray & Noel Olson
Sent from my iPhone
Steve Stafford
From: Jan Slavid <
Sent: Friday, September 18, 2015 5:17 PM
To: Steve Stafford
Subject: Regarding proposal for 217 apartments in Terra Linda
Dear Mr. Stafford,
I am writing to let you know how inappropriate I think this proposal is for Terra Linda. My first point is that we are a
suburban place, not urban, and we do not support urbanization. We do not want to become Los Angeles. The beauty
and peacefulness of our community is at risk. The architects who designed this proposed development don't get it, they
think smashing 217 apartments into a.space near the freeway is such a great idea! They also think having outdoor TVs on
the roof is a great idea! The people who live on Los Gamos and the other nearby streets do not agree, they already have
to deal with the lights on all night in the parking lot of the hotel. They don't need apartment buildings towering over
them as well.
The proposal cites 37 units to be low-income, as if that was 20% of 217. Wrong again, 20% of 217 is 43. No explanation
was given for the discrepancy.
I don't trust them at all. They just want to make a lot of money on this development, they don't care about the character
of or needs of our community.
Studies have shown that people who live close to freeways have health problems: higher incidences of asthma,
miscarriages and autism. This is serious, and it cannot be considered responsible to ignore these facts. Not to mention
the freeway noise, and views... they show a large L shaped building right on the freeway, who would want to live like
that?? They even show a garden area right on the freeway, it's really unbelievable.
Also, we are in a four year drought. We have all been called upon to cut down our water use by 25%. Where would the
water come from, for 217 more households? What about the need for affordable housing? These apartments look
luxurious, and no mention is being made of what we might actually need.
The majority are one bedroom apartments, and only one parking place is given per one bedroom apartment. Do they
really think there are that many rich single people who plan to stay single? It just makes no sense. If a couple lived in one
of these apartments, one of them would have no place to park. If a couple with a child old enough to drive lived in one
of the two bedroom apartments, they would have only two parking spaces.
Many people have complained about the traffic problems in the area already. This would just make it much, much
worse.
You'll be hearing from many neighbors. By the way, I'm a homeowner in Terra Linda
Jan Slavid
San Rafael, CA 94903
Steve Stafford
From: Keith Granger <
Sent: Friday, September 18, 2015 9:00 AM
To: Steve Stafford
Subject: Re: For Mr. Summers
Thanks again, Steve.
I know you have to work with the guidelines and procedures you have in front of you, however I believe the impact of
the hotel is not being fully accounted for in the Northgate development proposal. Kitchens or not, there are just to many
units and people being crammed up on to that hill.
I also have to question that, of the 7 acres they have on paper, only 5 acres are actually usable, buildable land, and much
of that is occupied by the hotel. The city should address these rules as we move forward in developing marginal land for
development.
The developer does not need a fourth story with height variance to meet his extra unit goals. They can be achieved
within the existing 36 foot height limitation by placing the parking underground. Yes that will cost more, but so will a 4th
story structure and the parklifts. But that's their problem. It will still be a profitable development.
Regarding your earlier email, I do believe that the Planning Dept. and city officials have to speculate... and question and
probe the developer's intentions. We rely on you to look out for our interests. This is looking more and more like a hotel
expansion and change of use development shrouded by a housing proposal; getting them an extra 4th story they might
not otherwise get. Do we know in fact if all these units will actually be rented to the public for housing, or will the hotel
lease 50-80 units for use in their short term stay / vacation rental inventory. I didn't see a rental/management office in
the plans, other than the hotel. I can't imagine the hotel allowing such a development to impede their operations and
undermine there ability W host large events. and make their guest comfortable.
I look forward to reading about further developments.
Keith Granger
San Rafael
On 9/11/15 2:50 PM, "Steve Stafford" <Steve.Stafford@cityofsanrafael.org>
wrote:
>Hi Keith,
>1. You're correct in your assumption. The maximum density of 318 units
>is based on the hotel portion of the site remaining in the project and
>the razing of the hotel. By excising the hotel portion of the site from
>the project, as proposed, the maximum density is reduced to 184 units.
>The conceptual project proposes 183 base density units excluding any
>density bonus. With the maximum allowable density bonus (35%), the
>project would be allowed to increase density to 248, an additional 65
>density units, if they provide the required parking. Instead, the
>conceptual plans indicated a request for additional 33 density units.
>Hotel uses are commercial uses rather than residential uses due to fact
>that each hotel unit does not include a kitchen. So, essentially,
>density limits do not affect the existing hotel. The hotel is an
>existing approved use (permits approved in 1968 and 1969) and the other
>portion of the hotel operation requiring study is relocation of the
>hotel hospitality amenities (restaurant, bar, ballrooms), where the
>existing use permit on the hotel will need to be amended to allow for
>it to rebuilt'offsite', in an new building immediately adjacent to the hotel but on a newly created lot.
>The conceptual project proposed to replace/relocate the hotel
>hospitality amenities'in kind', with the same square footage, and the
>same replace/relocated parking. As discussed in staff's report, the
>parking demand for the replaced/relocated hotel hospitality amenities
>will be determined by a parking study, as measured by the current
>parking standards and not by the original standards when the hotel was
>approved in 1968 and 1969, which will need to be submitted at the time
>of.formal project application submittal.
>2. The project area is located outside the 1/2 mile radius PDA
>(Priority Development Area) for the Civic Center SMART Station Area
>Plan. However, the traffic study will need to take into consideration
>the potential accumulative traffic impacts of the PDA.
>3. This is a good point. Since the conceptual review for the project
>has been completed, you would need to David Trachtenberg
>(http://cp.mcafee.com/d/k-Kr4wUe6zgb32rVEVjKygejtPrbVEVos76zB4SO-gem77C
>nPrbVEVos76zBASOUPuXXBUTivCvWAZttH505mBcJISCMzHK-
vMO4TgkORngr2eKXV_00jrJTSreLLZvAmbLCzAsDRXBQQn4-j76zBAsYgeuEyCJtdmZQ-
13PWApmU6CQjg9K_9zzhOUeo7fzDPtPoOestljDY27N8X6NfBYdBvBcC2GGMAeVsSyyMeodwLQzhObRyg81Kf6yOorll-
d3g9EVdRopL8b9D), the project architect/applicant. He is out of Berkeley and is the point of contact for the conceptual
project.
>If the project comes back to the City, either as another follow-up
>conceptual review or a formal project application submittal, you would
>provide those comments to me. You'll know if the project returns to the
>City when your homeowner's group representative contacts you or when
>receive a copy of the hearing notice directly from us.
>Enjoy your weekend.
>Steve
>Steve Stafford
>COMMUNITY DEVELOPMENT DEPARTMENT
>Associate Planner
>City of San Rafael
>1400 Fifth Avenue
>P.O. Box 151560
>San Rafael, CA 94915-1560
>415.458.5048 (o)
>415.485.3184 (f)
>-----Original Message -----
>From: Keith Granger [mailto:keith@omni7.comj
>Sent: Friday, September 11, 2015 1:40 PM
>To: Steve Stafford
>Subject: Re: For Mr. Summers
>Thanks Steve - I Understand. Your information was helpful.
>Is it OK to ask you a few questions, or should I submit comments more
>formally? I promise only to cover new areas or provide new information!
>I collaborate with various homeowners and associations in Terra Linda.
>----------------
>1) How is the hotel complex taken in to consideration when making
>housing density calculations? The developer boasted he was building
>less than the
>316 units he is allowed for that site (7.2 acres times 44 per acre HD I
>assume) but isn't that true only if he was tearing down the hotel? The
>hotel is staying.
> The Hotel currently has 230 units -- albeit the size of a studio.
>Each of those units have additional shared common space, and people
>generating traffic, parking, and utility needs. Would the Hotel
>property itself be subject to review and environmental impact etc.
>after the subdivison? The developer is pushing way to many units in
>there. I believe
>100 condos or 1251b rentals is more appropriate. But they do look
>nice, I have to say!
>2) Is there any plan to evaluate the Northgate development alongside or
>make provision for other development that will be happening in and
>around the SMART train station; Merrydale, Redwood Blvd. Rafael meadow?
>3) Who can I write to about my concerns that we seem to have all rental
>properties on the table, and no home ownership scenarios. I believe we
>need both condominiums and a few rentals in our housing mix to
>communities sustainable long term.
>Keith Granger
>
>San Rafael
>On 9/10/15 12:53 PM, "Steve Stafford"
><Steve.Stafford @cityofsa n rafae I.org>
3
>wrote:
>>Hi Keith.
>>The City's Design Review Board, like the Planning Commission, does not
>>respond directly to questions submitted by the public on projects;
>>instead, these volunteer bodies of City government rely on staff to
>>provide responses. Since I'm the Planner for this project, I am
>>providing a response to your questions below:
»1. There is no difference in City review between an apartment oriental'
>>project or a condo or'for sale' project. A condo project would have
>>the added requirement of needing a Tentative Condominium Map, This
>>condo map is usually submitted and approved with the other permits
>>needed by the project, though it can be conditioned to return for
>>review and approval after the other permits for the project have been
>>approved.
»2. City staff has no idea what assumptions the applicant may have.
>>While we all know they exist, short-term rentals are not specifically
>>legal in the City. City codes currently deem a short-term rental as
>>operating akin to a "Boardinghouse/roominghouse", which are permitted
>>on the project site with Use Permit approval by the Planning Commission.
>>Hope this helps.
>>Steve
>>Steve Stafford
>>COMMUNITY DEVELOPMENT DEPARTMENT
>>Associate Planner
>>City of San Rafael
»1400 Fifth Avenue
>>P.O. Box 151560
>>San Rafael, CA 94915-1560
»415.458.5048 (o)
»415.485.3184 (f)
>>-----Original Message -----
>>From: Keith Granger [ Posted At: Wednesday,
>>September 09, 2015 11:21 PM Posted To: Community Development Internet
>>Mail
>>Conversation: For Mr. Summers
>>Subject: For Mr. Summers
>>Dear Mr. Summers,
>>Thanks for a good meeting and letting us all speak about Northgate --
»I wish I did not have such a speech impediment.
>>Your comments on Crescent were impactful.
4
>>I think the subdivision of Northgate - 3owned by different LLCs2 -- is
>>clearly part of a plan to eventually spin off part or all of the
>>development in to condos or separate ownership interests.
>>The hotel will retain that block around them as self catering
>>apartments for short term vacation rentals - a growing segment of the
>>market. Others will be converted to condo's when the market is right,
>>or made in to timeshares for fractional ownership. 1005 is the
>>sacrificial Iamb they will drop out as a bargaining chip to get the
>>project approved.
>>Two Questions;
»1) is the design review process any different for an apartment complex
>>as opposed to a condo development?
»2) What type of assurances or assumptions do the developers have as to
>>whether they will be subject to new or existing laws regarding short
»term rentals, Air BNB compliance, etc.
>>Keith Granger
>>Terra Linda - Golden Hinde
W,
Steve Stafford
From: Mel Kirchgessner <
Sent: Friday, September 18, 2015 1:26 PM
To: Steve Stafford; Noel Olson Ray; Laura Slanec
Subject: development of four points area
please know that the intersections in and near that area are already a miserable commute
the additional traffic will be a burden to all who use Freitas Parkway
this bottleneck will eventually affect emergency vehicles TO Kaiser and TO freeway responses
the environmental impact report will be reviewed very carefully with regards to the above
in addition, the increased demand on utilities and storm drainage will be very closely scrutinized
water, sewer, power and storm drainage, if not originally "loaded" for such new demands will be stretched unacceptably
thank you for keeping this project in front of the public, and Terra Linda in particular
our quality of life in this valley may well be changed for the worse
values of property lowered, and congestion increased.
.mel kirchgessner...
Steve Stafford
From:
lynn robinson <
Sent:
Friday, September 18, 2015 2:27 PM
To:
Steve Stafford
Cc:
Charles Schultz; Becky; Lynn Robinson; Andrew Nortz; william ferlatte;
Subject:
Development of Northgate Drive
Dear Steve,
I am a very long time resident of Terra Linda, since 1969 and particularly San Rafael Manor (Los
Gamos Road). As you are likely well aware, the new development proposal that is being visioned for
Northgate drive would have an enormous foot print in Terra Linda, and especially Los Gamos Road
residents.
For several reasons, there is a hue and cry (myself included) that this would alter the face of Terra
Linda -and not for the better.
To avoid taking too much of your time, I will bullet below the impact -some of which will be major,
others will be enough to change our quiet life forever.
® Traffic. There is an "on ramp" just a few hundred feet from the turning for Nothgate drive. This
has historically been a complicated merging process, and it'll be made into a nightmare with
400+ people going to and coming back from work every day
® Traffic. There is already such a heavy flow of traffic in Terra Linda, that it often takes me 20+
minutes to get onto the freeway in the morning commute. Part of this is due to the mass of cars
on the freeway, but it is also in part due to the amount of cars within Terra Linda taking kids to
school, going to and from Kaiser hospital, etc., etc.
• Light Pollution. the proposed buildings are slated to have "rooftop gardens" with big screen
TVs and fire pits for night use. This will have a huge light pollution foot print, changing human
sleep patterns, bird migration and the like.
® Noise -it is my experience in living behind the four Points sheraton for all these years that just
people getting into their cars at night wakes up those in the buildings that abut the lower
parking lot. One of the buildings proposed would be erected within a couple of hundred feet of
many bedroom windows, splashing light and noise down on our quiet community and
disrupting many people.
® Blocking of light. As in the latter proposed section, this building would totally block out morning
sunlight for those buildings below!
® Waterway -this has been a path for Egrets, herons and ducks to migrate through, feed and lay
eggs, with so much development, this would be destroyed in quick succession.
® Farce -this development talks about giving Marinites who have to commute to work, housing.
How extraordinarily funny. The rents in these proposed units will be top dollar -no teacher,
policeman, fireman or even nurse could afford them. They will bring down property values and
create an imbalance in the economy.
® Farce -the proposed "low income" units we know will not be for low income but a possible 20%
below market rate. Still hugely unaffordable to seniors on fixed incomes, teachers, policemen,
firemen and public workers.
Farce -below market rate units. They get away with less than 20% of the entire proposition....
Parking -only one parking place per unit is allowed. How in the heck are people going to park?
They'll come and try to use our already full streets. And has anyone thought about guest
parking? They have not!
Rentals vs owner occupied -everyone knows how different rental units are vs owner occupied.
Little investment in the beauty, upkeep and consideration of tenants.
Much more issues have been raised in the two meetings (planning and informational). PLEASE help
us to have a say in this awful project idea. We don't want our lives destroyed because of big money
development!!!
Any solutions/suggestions would be gladly considered.
Thank you for your time,
Lynn Robinson
Lynn Robinson, MA, MFTT,
Certified EFT Practitioner & Trainer
(
www.MindfuLEFT.com
Skype: Min dfuIEFT
Stevie Stafford
From: Raffi Boloyan
Sent• Friday, September 18, 2015 8:26 AM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject• FW: Project at Northgate
For the file
RB
Raffi Boloyan
CITY OF SAN RAFAEL
Planning Manager
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1400 5th Ave
SAN RAFAEL, CA 94901
TEL: (415) 485-3095
FAX: (415) 485-3184
-----Original Message -----
From: Kate McDonald [
Sent: Friday, September 18, 2015 8:25 AM
To: Raffi Boloyan
Subject: Project at Northgate
Dear Mr. Boloyan:
I was heartened that people showed up for the design review of the proposed Northgate apartment complex in Terra
Linda. I am sure that many more families would have attended if it had not been the beginning of the school year.
It strikes me that the decision of whether Terra Linda should be urban or suburban, should be left up to the community.
If there was a meeting in Terra Linda, or better, a series of meetings, to catch those individuals who are interested but
involved in other work or kid sport activities, there could be some actual citizen -driven planning, instead of reaction to a
building that citizens find undesirable.
The project was meant for high-tech workers, but what our community needs is more housing for all. Small, even 10 or
up to 25 unit buildings, in keeping with the Terra Linda character, should be spread throughout Terra Linda. With each
project, there should be an area for kids. I am not against such projects. I am against the high density proposed for this
area. We already have shops near -by --often walking or cycling to them. Buildings should be multi-purpose. Even
though the intent is for tech workers, families are looking for living spaces to be in this school district. Right now,
housing in Terra Linda is becoming quite expensive. If we want to honor diversity, we would have more housing
acceptable for families in the middle/low income range. These could also be useo ay high-tech workers, and should not
be so expensive.
We'also need senior housing. We have our son's godmother, who was outpriced from this area, and we wish she could
live closer.
An example of effective housing, would be to add living units above Northgate 1. Doing this could add some housing for
seniors, or for small families displaced by expensive housing or a divorce. We usually don't need all that parking at
Northgate II. Some of that area could be made into a two deck parking ramp for those residents, and those at
Northgate.
My husband is a high-tech worker, and I can see the need for high-tech housing, for single people. It seems this would
be better placed in Central San Rafael, where there is also a transportation hub easily accessible, and more to do at
night. The trend in this group seems to be a small but efficient space, as opposed to the more spacious space, needed
for families. Terra Linda is not a hot spot for entertainment.
It is a place that our kids can ride their bikes on the wide streets, where we can walk in open spaces, and where teens
can walk/skateboard to the Mall. We already have a community with shops that we can go to without driving. (How
about a walk/bike overpass over busy Manuel Freitas, so we don't have to worry about speeders when our kids cross
that road?)
Actually, we have a good number of tweens-teens, and could use a center for them and creation of more field space for
youth -sports. The formerly proposed complex at McGinnis is too large in scale for the type of neighborhood that we
are. We need to care for the residents who are already here, before we expand that picture.
I realize that residents do not always show up for planning, but if the catch phrase was: "Terra Linda to be Urban or
Suburban?", I can guarantee you would get a good turnout.
Sincerely,
Kate McDonald, LCSW
ATTN:Steve Stafford City nfSan Rafael Design Review
Dear Steve:
Attached are the business cards of the San Rafael City engineers who have worked on our traffic
problems in Terra Linda specifically the large amount of traffic Freitas Parkway handles. Recall last week
I spoke to you re the concerns of Terra Linda residents and the proposed dense development for 1005
and 1O1ONorth0a1eDrive. (4story apartments +).
Additionally, arecent Marin Uarticle last week indicated that the office building abutting the parcels in
question just sold. This entire area inTerra Linda (around NorthQateDrive) requires the City's careful
attention as it is an area that will impact traffic in our already crowded valley as well as the flow of
traffic off of the Hwy 101 So. Off -ramp and the Freitas Parkway overpass from Hwy 101 No.
Patricia Warnock San Rafael, CA 94903
Steve Stafford
From: Keith Granger <
Sent: Monday, September 14, 2015 10:08 AM
To: david@trachtenbergarch.com
Cc: Steve Stafford
Subject: Northgate Walk
Dear David,
I am a Terra Linda resident that attended your proposal on Northgate Walk, and I wanted to say I did very much admire
the architectural design; the forms, use of glass, colors and textures. I thought they fit in with the predominately mid-
century modern home styles we have in Terra Linda, as well as many of the commercial buildings and multi -family units
that have modern lines. I do have to stand with my neighbors however in saying it's to high and large for the area, etc. I
do hope to see another proposal from your group that is more in scale with the area. Sixty years ago architects from
Eichler and Alliance Homes sat in your seat selling skeptical officials on houses with flat roofs and glass walls, and I'm
glad they persisted.
If I may be so bold, I do have a few ideas or insights not mentioned earlier that might make the project more attractive
to the community and planners - apart from scale!
1) Rooftop Solar - I actually thought your roof idea was kind of cool, but apart from the problems it creates for many, it
won't really be used or benefit residents the way it was pictured (see later). I think a better use for the roof space is a
massive solar power array and figure power in to the tenant's rates. Solar will generate good will and PR in local media.
Cost recovery would be swift and might generate some profits long run. Those park lifts will use a lot of energy and most
of the units will have to run AC and climate control continuously to mitigate the freeway noise, pollution, and Terra
Linda heat. I don't think people would object to some roof access, say for a promenade or overlook on the North East
edges of such buildings facing the bay. The Solar array would face and tilt Southwest. Separate the promenade with a 6
foot wall and heavy shrubs, a few benches and low lighting, and bring roof access up through center, not on edge where
it looks like a 5th story.
2) 1 do wish the owners/developers would consider an 30wnership Based Mixed Housing Development' (catchy title)
offering ownership -based senior housing, ownership -based low income housing, market rate units for first time buyers,
and unrestricted market rate homes. -All these phrases have powerful, positive appeal. They will garner good will and PR,
and change the narrative. The nature of occupant tenure is a major concern for many activists that oppose low income
housing. And all of us know the only way one can make a life in Marin county long term is to have equity in the property
they live in. I'm sure Sheraton wants some self catering/short term stay units and even that's part of the mix that is
needed. Fine.
Please sell the remaining units. Some market rate units might be bought and put on the rental market if that demand
continues, but otherwise they'll be owner occupied.
3) 1 know many are tempted to call this project 3Terra Linda's Wincup'. I actually think it potentially has more in common
with the Serenity Apartments in Larkspur; similar size, next to a major hotel and vibrant shopping complex, one parking
space per unit with no adjacent street or guest parking. It's also three stories/36 feet, green space, quiet, shorter walks
to night life, walk to SF ferry - yet it still struggles to attract and maintain long term lessees. Turnover is very high. They
are having to renovate yet again trying to get up scale tenants. Rates are a few hundred less than posted as they have to
make deals. We have a family member there. These places are fun for a while for newcomers and people in transition,
and they take dogs, but one cannot build a life in them.
Common spaces are empty (like your rooftops on Northgate Walk would be) because you cannot invite people over for
an evening without parking.
Intra complex relationships are few as people are mostly transient.
http://cp.mcafee.com/d/k-Kr43gb32grZS3hOgeitPrbVEVos76zB4SO-
gem77CnPrbVEVos76zBASOUPuXXBUTivCvWAZttH505mBcJISCMzHK-vM04TgkORngr2eKXV 00igtTnn7nT-
LOaa9EV7etuVtdBO 916zBNYtORQrBEGTd7b7axVZicHs3ig9J4TvAXTLuZXTKrKr01Q-
fMBcJIPZylEIT7BYOLw26OLOC1111oi7sKrv7nhdwOlpAOePYQgObFVkSVMrVxFn
4) 1 know building parking underground is expensive but I think it really has to be considered for this project. The four
story/46' height is something everyone will go to the matt on. As long as it is not higher than what is there now it is
more amenable to people.
Thanks you for reading
Keith Granger
Marketing Communications/Design Consultant
Steve Stafford
From: stanton klose <
Sent: Saturday, September 12, 2015 5:42 PM
To: Steve Stafford
Subject: 1005 - 1010: Rent versus Own
Hello Steve,
One issue that wasn't touched on Wednesday evening is why the proposed development is an apartment
complex rather than condominiums. All things being equal, the latter would bring stability and a measure of
stewardship.
Stanton
Steve Stafford
From:
stanton klose <
Sent:
Saturday, September 12, 2015 5:38 PM
To:
Steve Stafford
Subject:
Wednesday's Conceptual Design Review for 1005/1010 Northgate Drive
Dear Steve,
Having seen the architect's initial presentation and heard comments from the Design Review Board and
members of the community, I offer the following for consideration by all parties.
Urban / Suburban / Scale
I encourage the developer and the the architect to walk Terra Linda's neighborhoods. Despite the general
classification of Marin County as an urban area, Terra Linda is clearly suburban in character.
San Rafael Manor, the residential area closest to the proposed redevelopment, consists of twenty one two story
buildings. The residential neighborhoods to the west of SRM consist of one and occasionally two story detached
single family homes.
Terra Linda Manor and Vineyard's Edge, two apartment complexes on the east side of Nova Albion Way,
include ground level two story buildings and two story buildings over garages. These buildings face mostly
parking lots and a perpendicular side street.
Northgate Apartment Homes and The Northview include some two story buildings over garages, but they are
located along Las Gallinas Avenue opposite Safeway and two medical office buildings.
Quail Hill Townhouses along Northgate Drive face the Sears parking lot. Villa Marin is a four story complex on
a hill, but it sits far back from adjacent roadways and is screened by mature trees. It is effectively invisible from
many vantage points.
Finally, The Meadows of Terra Linda and Green Oaks, two condominium complexes at the west end of Freitas
Parkway, are mostly two story buildings at grade, with some two story units over garages.
There is no precedent for four story apartment blocks in close proximity to a low rise residential neighborhood.
These proposed buildings would clearly be out of scale with the rest of the community, more so because they
would appear as a sort of citadel on an elevated site.
By contrast, the mixed use five story building which was originally proposed for the expanded Whistlestop
Wheels building near the San Rafael Transit Station would, in my opinion, have been a good example of
relatively high density housing with excellent proximity to public transit and downtown shopping. And there are
no residential areas nearby.
Greenbelt
Despite the idyllic title, the North Fork of Gallinas Creek is in fact a concrete -lined flood canal. If the
Department of Public Works could be dissuaded from scraping all the life out of it every year, it would
eventually be softened by riparian vegetation, but it's not the sort of place you'd go for a picnic.
The terrain on the east side of the canal is generally quite steep. It might be possible to run a narrow footpath
along the slope, but a bike path would entail some serious regrading and retaining walls. Either would require a
continuous railing or fence to prevent users from falling into the canal, and both would end ingloriously at the
right of way along southbound Highway 101.
Roof Areas
It sounds like there is consensus that using the roofs for social activities wouldn't be appropriate given the
proximity to adjacent residential areas. It may be premature to consider sustainability issues, but solar panels
might be the best use on at least some of the roof areas. Or roof gardens with some seating and protection from
the weather.
Ironically, San Rafael Manor is currently evaluating the feasibility of installing solar panels on carport roofs
adjacent to the flood canal. These panels would generate about 70% of SRM's current energy use. They would
face southeast, and some might get reduced exposure to morning sunlight if they were shaded by the proposed
adjacent apartment blocks.
Colors and Materials
The overall color palette is polite but not very adventurous, and it's been done many many times. I'd vote for a
bit more vibrancy. Disclosure: If I never saw another dark bronze anodized window mullion in my life, it would
be too soon.
Sincerely,
Stanton Klose
San Rafael Manor
Steve Stafford
From: stanton klose <
Sent: Saturday, September 12, 2015 5:38 PM
To: Steve Stafford
Subject: Wednesday's Conceptual Design Review for 1005/1010 Northgate Drive
Dear Steve,
Having seen the architect's initial presentation and heard comments from the Design Review Board and
members of the community, I offer the following for consideration by all parties.
Urban / Suburban / Scale
I encourage the developer and the the architect to walk Terra Linda's neighborhoods. Despite the general
classification of Marin County as an urban area, Terra Linda is clearly suburban in character.
San Rafael Manor, the residential area closest to the proposed redevelopment, consists of twenty one two story
buildings. The residential neighborhoods to the west of SRM consist of one and occasionally two story detached
single family homes.
Terra Linda Manor and Vineyard's Edge, two apartment complexes on the east side of Nova Albion Way,
include ground level two story buildings and two story buildings over garages. These buildings face mostly
parking lots and a perpendicular side street.
Northgate Apartment Homes and The Northview include some two story buildings over garages, but they are
located along Las Gallinas Avenue opposite Safeway and two medical office buildings.
Quail Hill Townhouses along Northgate Drive face the Sears parking lot. Villa Marin is a four story complex on
a hill, but it sits far back from adjacent roadways and is screened by mature trees. It is effectively invisible from
many vantage points.
Finally, The Meadows of Terra Linda and Green Oaks, two condominium complexes at the west end of Freitas
Parkway, are mostly two story buildings at grade, with some two story units over garages.
There is no precedent for four story apartment blocks in close proximity to a low rise residential neighborhood.
These proposed buildings would clearly be out of scale with the rest of the community, more so because they
would appear as a sort of citadel on an elevated site.
By contrast, the mixed use five story building which was originally proposed for the expanded Whistlestop
Wheels building near the San Rafael Transit Station would, in my opinion, have been a good example of
relatively high density housing with excellent proximity to public transit and downtown shopping. And there are
no residential areas nearby.
Greenbelt
Despite the idyllic title, the North Fork of Gallinas Creek is in fact a concrete -lined flood canal. If the
Department of Public Works could be dissuaded from scraping all the life out of it every year, it would
eventually be softened by riparian vegetation, but it's not the sort of place you'd go for a picnic.
The terrain on the east side of the canal is generally quite steep. It might be possible to run a narrow footpath
along the slope, but a bike path would entail some serious regrading and retaining walls. Either would require a
continuous railing or fence to prevent users from falling into the canal, and both would end ingloriously at the
right of way along southbound Highway 101.
Roof Areas
It sounds like there is consensus that using the roofs for social activities wouldn't be appropriate given the
proximity to adjacent residential areas. It may be premature to consider sustainability issues, but solar panels
might be the best use on at least some of the roof areas. Or roof gardens with some seating and protection from
the weather.
Ironically, San Rafael Manor is currently evaluating the feasibility of installing solar panels on carport roofs
adjacent to the flood canal. These panels would generate about 70% of SRM's current energy use. They would
face southeast, and some might get reduced exposure to morning sunlight if they were shaded by the proposed
adjacent apartment blocks.
Colors and Materials
The overall color palette is polite but not very adventurous, and it's been done many many times. I'd vote for a
bit more vibrancy. Disclosure: If I never saw another dark bronze anodized window mullion in my life, it would
be too soon.
Sincerely,
Stanton Klose
San Rafael Manor
Steve Stafford
From:
Steve Stafford
Sent:
Friday, September 11, 2015 2:51 PM
To:
'Keith Granger'
Subject:
RE: For Mr. Summers
Hi Keith,
1. You're correct in your assumption. The maximum density of 318 units is based on the hotel portion of the site
remaining in the project and the razing of the hotel. By excising the hotel portion of the site from the project, as
proposed, the maximum density is reduced to 184 units. The conceptual project proposes 183 base density units
excluding any density bonus. With the maximum allowable density bonus (35%), the project would be allowed to
increase density to 248, an additional 65 density units, if they provide the required parking. Instead, the conceptual
plans indicated a request for additional 33 density units. Hotel uses are commercial uses rather than residential uses
due to fact that each hotel unit does not include a kitchen. So, essentially, density limits do not affect the existing hotel.
The hotel is an existing approved use (permits approved in 1968 and 1969) and the other portion of the hotel operation
requiring study is relocation of the hotel hospitality amenities (restaurant, bar, ballrooms), where the existing use permit
on the hotel will need to be amended to allow for it to rebuilt 'offsite', in an new building immediately adjacent to the
hotel but on a newly created lot. The conceptual project proposed to replace/relocate the hotel hospitality amenities 'in
kind', with the same square footage, and the same replace/relocated parking. As discussed in staff's report, the parking
demand for the replaced/relocated hotel hospitality amenities will be determined by a parking study, as measured by
the current parking standards and not by the original standards when the hotel was approved in 1968 and 1969, which
will need to be submitted at the time of formal project application submittal.
2. The project area is located outside the 1/2 mile radius PDA (Priority Development Area) for the Civic Center SMART
Station Area Plan. However, the traffic study will need to take into consideration the potential accumulative traffic
impacts of the PDA.
3. This is a good point. Since the conceptual review for the project has been completed, you would need to David
Trachtenberg (http:Htrachtenbergarch.com/), the project architect/applicant. He is out of Berkeley and is the point of
contact for the conceptual project. If the project comes back to the City, either as another follow-up conceptual review
or a formal project application submittal, you would provide those comments to me. You'll know if the project returns to
the City when your homeowner's group representative contacts you or when receive a copy of the hearing notice
directly from us.
Enjoy your weekend.
Steve
Steve Stafford
COMMUNITY DEVELOPMENT DEPARTMENT
Associate Planner
City of San Rafael
1400 Fifth Avenue
P.O. Box 151560
San Rafael, CA 94915-1560
415.458.5048 (o)
415.485.3184 (f)
-----Original Message -----
From: Keith Granger [
Sent: Friday, September 11, 2015 1:40 PM
To: Steve Stafford
Subject: Re: For Mr. Summers
Thanks Steve - I Understand. Your information was helpful.
Is it OK to ask you a few questions, or should I submit comments more formally? I promise only to cover new areas or
provide new information! I collaborate with various homeowners and associations in Terra Linda.
1) How is the hotel complex taken in to consideration when making housing density calculations? The develo.per boasted
he was building less than the
316 units he is allowed for that site (7.2 acres times 44 per acre HD I
assume) but isn't that true only if he was tearing down the hotel? The hotel is staying.
The Hotel currently has 230 units -- albeit the size of a studio.
Each of those units have additional shared common space, and people generating traffic, parking, and utility needs.
Would the Hotel property itself be subject to review and environmental impact etc. after the subdivison? The developer
is pushing way to many units in there. I believe
100 condos or 125 1b rentals is more appropriate. But they do look nice, I have to say!
2) Is there any plan to evaluate the Northgate development alongside or make provision for other development that will
be happening in and around the SMART train station; Merrydale, Redwood Blvd. Rafael meadow?
3) Who can I write to about my concerns that we seem to have all rental properties on the table, and no home
ownership scenarios. I believe we need both condominiums and a few rentals in our housing mix to communities
sustainable longterm.
Keith Granger
San Rafael
On 9/10/1512:53 PM, "Steve Stafford" <Steve.Stafford@cityofsanrafael.org>
wrote:
>Hi Keith.
>The City's Design Review Board, like the Planning Commission, does not
>respond directly to questions submitted by the public on projects;
>instead, these volunteer bodies of City government rely on staff to
>provide responses. Since I'm the Planner for this project, I am
>providing a response to your questions below:
>1. There is no difference in City review between an apartment oriental'
>project or a condo or'for sale' project. A condo project would have
>the added requirement of needing a Tentative Condominium Map, This
>condo map is usually submitted and approved with the other permits
>needed by the project, though it can be conditioned to return for
>review and approval after the other permits for the project have been approved.
>2. City staff has no idea what assumptions the applicant may have.
>While we all know they exist, short-term rentals are not specifically
>legal in the City. City codes currently deem a short-term rental as
>operating akin to a "Boa rdinghouse/roominghouse", which are permitted
>on the project site with Use Permit approval by the Planning Commission.
>Hope this helps.
>Steve
>Steve Stafford
>COMMUNITY DEVELOPMENT DEPARTMENT
>Associate Planner
>City of San Rafael
>1400 Fifth Avenue
>P.O. Box 151560
>San Rafael, CA 94915-1560
>415.458.5048 (o)
>415.485.3184 (f)
>-----Original Message -----
>From: Keith Granger [ Posted At: Wednesday,
>September 09, 2015 11:21 PM Posted To: Community Development Internet
>Mail
>Conversation: For Mr. Summers
>Subject: For Mr. Summers
>Dear Mr. Summers,
>Thanks for a good meeting and letting us all speak about Northgate -- I
>wish I did not have such a speech impediment.
>Your comments on Crescent were impactful.
>I think the subdivision of Northgate -'owned by different LLCs2-- is
>clearly part of a plan to eventually spin off part or all of the
>development in to condos or separate ownership interests.
>The hotel will retain that block around them as self catering
>apartments for short term vacation rentals - a growing segment of the
>market. Others will be converted to condo's when the market is right,
>or made in to timeshares for fractional ownership. 1005 is the
>sacrificial Iamb they will drop out as a bargaining chip to get the project approved.
>Two Questions;
>1) is the design review process any different for an apartment complex
>as opposed to a condo development?
>2) What type of assurances or assumptions do the developers have as to
>whether they will be subject to new or existing laws regarding short
>term rentals, Air BNB compliance, etc.
>Keith Granger
>Terra Linda - Golden Hinde
Steve Stafford
From: Raffi Boloyan
Sent: Thursday, September 10, 2015 10:05 AM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject: FW: terra linda apartments
For the file
Raffi Boloyan
CITY of SARI RAFAEL
Planning Manager
• • •� • •�'
PLANNING DIVISION
14005 1h 4ve
From: Diana S [
Posted At: Wednesday, September 09, 2015 4:06 PM
Posted To: Community Development Internet Mail
Conversation: terra linda apartments
Subject: terra linda apartments
I cannot believe that the City of San Rafael is even allowing such a project to be
discussed. A 300 unit apartment building in Terra Linda, REALLY? first of all, the
traff ic, it's bad enough now, add another 4 or 5 hundred vehicles to the mix and it
will take the now residents of Terra Linda a lot of extra time to get to the freeway,
and for that matter anywhere around our area. And then there is a matter of
MATER, (you know that stuff that is supposed to fall on us during the winter months
and collect in our reservoirs?) well, we are running low on that commodity, in fact our
State Governor has said we must cut our consumption by 25%, our lawns and our
plants are all dying, our wildlife have nothing to drink and are eating our plants to get
to water and food. And you want to say ®K to a massive construction project such as
this? I suggest you think hard about an approval of this disastrous project, it will
not only be bad for Terra Linda, but will also affect all of San Rafael.
D® NOT GIVE TRIS PROJECT A G® AHEAD .... it will be a disaster.
Diana 5anti
Terra Linda resident
Steve Stafford
From: Raffi Boloyan on behalf of Community Development
Sent: Thursday, September 10, 2015 10:01 AM
To: Steve Stafford (Steve.Stafford@cityofsanrafael.org)
Subject: FW: General Contact Email - Building, Planning or Zoning Issue - 8707507
For the file
Raffi Boloyan
CITY OF SAN RAFAEL
Planning Manager
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1400 51" Ave
SAN RAFAEL, CA 94901
TEL: (415) 485-3095
FAX: (415) 485-3184
From: form engine@fs18.formsite.com [mailto:form engine@fs18.f6rmsite.com]
Sent: Thursday, September 10, 2015 8:59 AM
To: Community Development
Subject: General Contact Email - Building, Planning or Zoning Issue - 8707507
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I was unable to participate the public hearing for the high density housing in Terra Linda (around Four Point Hotel/Gateway Gas station) last night.
However, I would like to express my concern regarding the development. Terra Linda is way over saturated with traffic with three private schools
(Marks, Montessori, St. Isabella), hospitals and other medical offices, shopping center, shopping mall, etc. There often tend to be cars that try to take
surface way to avoid freeway jam. Adding a high density residential/commercial development will lower the quality of life in this small
neighborhood. Besides main streets, quiet local neighborhood streets are contaminated with traffics (especially, when people take alternative streets
to avoid traffic jam on the main streets.)