staff report -...

Novato City Council Agenda Staff Report Date: ______________ File No. ____________

1 cc13_163.docx; 10/15/2013

STAFF REPORT MEETING DATE: October 22, 2013 TO: City Council FROM: Christine O’Rourke, General Plan Project Manager PRESENTER: Christine O’Rourke SUBJECT: REFINEMENT OF WORK PROGRAM FOR THE GENERAL PLAN

UPDATE REQUEST Consider providing direction on refinement of the General Plan Update work program, including selection of focus areas and white paper topic areas for policy options. RECOMMENDATION

Approve the focus areas and white paper topics outlined by staff in order to prepare an update to the 1996 General Plan. Background On April 2, 2013, the City Council approved a conceptual work program and process as outlined by staff to prepare an update to the 1996 General Plan. This work program was presented to the Planning Commission on April 15, 2013. The work program principally uses in-house City staff to update the existing General Plan, relying extensively on Planning Division staff with significant contributions from staff in the Public Works, Community Services and Police Departments and from the Economic Development and Hamilton Base Reuse Managers. In addition, the City will utilize consulting services as needed for overall project management, preparation of an EIR, updated quantification of greenhouse gas analyses, and graphics. Staff provided a preliminary cost estimate of $600,000 for the General Plan Update and a conceptual timeline that envisioned a two and a half year update process through completion of Draft General Plan Update and the EIR.

75 Rowland Way #200 Novato, CA 94945-3232

(415) 899-8900 FAX (415) 899-8213

www.novato.org

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At its May 14, 2013, meeting, the City Council approved a professional services agreement with Christine O’Rourke to serve as the City’s General Plan Project Manager through FY 2014-1015. On October 7, 2013, the Planning Commission discussed the refinement of the General Plan Update work program. The Commission recommended including Hamilton as a priority, “top three” focus area and confirmed the white paper topics as recommended by staff. DISCUSSION The 1996 General Plan will be utilized to the extent possible for the current General Plan Update, with changes made to reflect existing conditions in 2012 that have changed since 1996, planning issues that have evolved or arisen since 1996, and new or changed statutory or case law mandates for legally sufficient General Plans. Additionally, the City has adopted the Downtown Specific Plan and the Climate Action Plan, both of which will be incorporated into the General Plan, although in an abbreviated version.

The General Plan Update process is expected to take three years to complete. The major phases of the work are described below. Update of the Existing Conditions Report (Summer/Fall 2013)

An Existing Conditions Report presents information on baseline conditions about the City of Novato. It is intended to function as a reference document to be used by all participants in the General Plan Update process. The report provides background information necessary for informed decision making and consensus building during the update process. In addition to informing our future policy work, the report will be used for introductory material in the general plan chapters and as the basis of the preparation of the EIR. The City’s former general plan consultant, Design, Community & Environment, prepared a comprehensive, 500-page Existing Conditions Report nearly five years ago, in March 2009. The report spans 17 chapters and covers a diversity of topics, including circulation, parks/recreation, natural and cultural resources, public services, etc. Much of the information and all of the data contained in the report is now outdated. Therefore, staff’s first task is to update the Existing Conditions Report. The work has been divided among Community Development, Community Services, Public Works, Economic Development and Police Department staff and is currently underway. Staff expects to have an updated Existing Conditions Report prepared by December 2013. Evaluation of Existing General Plan Policies & Programs (Fall/Winter 2013-2014)

In addition to updating the Existing Conditions Report, departmental staff are also in the process of evaluating the policies and programs of the 1996 General Plan, identifying those that have

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been implemented, those that have not (and the reasons why not), and those that are no longer relevant. This work will inform the future redrafting of the elements and their evaluation by the City’s boards and commissions. Once the Existing Conditions Report chapters are updated and evaluation of current policies and programs completed, the information will be brought to the applicable boards and commissions for review and discussion (Recreation, Cultural & Community Service Advisory Commission, Economic Development Advisory Commission, Bicycle and Pedestrian Advisory Commission, Design Review Commission, the Multi-Cultural Advisory Commission, and others as appropriate). These initial meetings will also be used to identify significant policy issues that the new General Plan should address. Identification and Resolution of Significant Policy Options (Winter 2013 to Fall 2014)

Working with the Executive Management Team, Planning Division staff has identified several issues that could benefit from an analysis, discussion and resolution of policy options before being incorporated into the draft General Plan. Staff is proposing to draft “white papers” on these subject areas that will be presented to the Planning Commission and City Council, as well as the appropriate City boards and commissions. While the Planning Division staff would be responsible for most of the white papers, Public Works and Community Services staff would develop white papers related to their functional areas. White papers would be developed and presented approximately every two months. The proposed white paper issues include the following: Urban Growth Boundary. The City’s urban growth boundary was adopted by the voters of the City of Novato in 1997 in order to limit urban sprawl by curtailing development outside the City boundaries and focusing new residential, commercial and industrial growth in areas already served by urban services. Development outside the urban growth boundary is limited to nonurban uses such as agricultural, conservation, parkland, and open spaces. In addition, the City Council may annex up to ten acres of land per year for affordable housing if certain conditions are met. The urban growth boundary, as adopted by voter initiative, expires on November 4, 2017. As evidenced by both Novato 2028- A Vision for the Future, adopted in 2003, and the results of a survey conducted by EMC Research, Inc., in 2009 for the general plan update, there appears to be community support to protect the existing urban growth boundary. As this is a critical land use planning issue, staff recommends that the Planning Commission and City Council determine whether to adopt or amend the existing urban growth boundary, or allow the urban growth boundary to expire in 2017.

Bel Marin Keys Land Use. The zoning established for the Bel Marin Keys Industrial Park allows the following uses: industrial, manufacturing and business services uses; laboratories, warehousing, distribution or storage; professional or administrative offices, and automotive

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service and repair. In addition, the zoning allows for “small retail and/or service commercial uses specifically accessory to and related to an approved use…intended as a convenience for the employees within the industrial park, such as snack bars and barber shops.” Over the years, the Planning Division has received requests to allow uses such as restaurants, sports/recreation studios, and medical offices. Currently, these uses are permitted if the operator can demonstrate that the size and nature of the business is intended to serve tenants of the industrial park and not the larger community. The Economic Development Advisory Commission recently discussed this issue and concluded that the industrial park should continue to provide commercial/auto services to the community and serve as a business incubator and job creator, with personal service uses limited to those that serve park employees and not the larger public.

A white paper on this issue would identify policy options to consider in determining whether or not to expand the allowable uses and/or to clarify the existing language in the zoning ordinance.

Downtown Parking & Ground Floor Retail. In order to ensure that new nonresidential development, expansion of existing uses, and use changes do not adversely impact public parking availability, the City conducts an annual parking demand and occupancy study to assess the availability of on-street parking stalls and other public parking facilities in the Downtown Core areas east and west of Redwood Boulevard. Should public parking stalls reach a rate of 90 percent, an on-site parking exemption currently provided for new construction, expansion of existing structures, or certain changes of use would be suspended and new projects would have to provide all their required parking on-site. Furthermore, the zoning code states that once occupancies are constant at a rate exceeding 85%, the City must commence planning efforts to ensure adequate parking in the Downtown Core. The most recent parking study found that the peak hour occupancy level was 83% in the area east of Redwood Boulevard and 66% in the area west of Redwood Boulevard. A white paper on the topic would provide policy options for the Planning Commission and City Council to consider in addressing these Downtown Core parking issues.

A second suggested topic for a white paper is whether ground-floor use restrictions in the Downtown Core should remain as adopted or be modified. The Downtown Core Retail (CDR) District generally restricts non-retail uses from occupying street fronting, ground floor commercial spaces. Non-retail uses, such as administrative offices, may be located on a second floor or at the rear of a building. This issue has been brought before the City Council recently due to the economic recession and was not addressed due to limitations on staff time.

Hillside and Ridgeline Preservation. The Hillside and Ridgeline Preservation ordinance was adopted in 2001to protect ridgelines from development, retain the natural topography to the extent feasible and reduce the size and density of development commensurate with steeper slopes. There remains a need to clearly map the ridgelines to establish a baseline and to map areas subject to the ordinance. The City Council has asked that staff provide an analysis of the effectiveness of the slope density/floor area reduction factors. Staff also believes that consideration of the ordinance’s effect on options for existing developed homes should occur.

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Climate Action Plan. The Novato Climate Change Action Plan, adopted in 2009, outlines strategies to achieve a greenhouse gas reduction target of 15% below 2005 levels by the year 2020, consistent with the State’s direction to local governments in the Assembly Bill (AB) 32 Scoping Plan. The Climate Change Action Plan utilizes the 2005 Greenhouse Gas Inventory in establishing baseline emissions and outdated resources for projecting future emissions. In addition to updating the emissions projections and potential reductions, there is an opportunity to adopt the Climate Change Action Plan as part of the general plan as a “qualified” greenhouse gas reduction plan. This would allow future development projects to streamline their analysis of greenhouse gas emissions in their project-specific environmental review documents by tiering off the General Plan CEQA document, provided that the project complies with the City’s Climate Change Action Plan. Among other criteria, a qualified plan should provide clear implementation programs and mandatory standards for new development. A white paper on this subject would identify the pros and cons to developing a qualified greenhouse gas reduction plan consistent.

Complete Streets and the Bicycle/Pedestrian Master Plan. “Complete Streets” provide safe mobility for all users, including motorists, bicyclists, pedestrians and transit riders. As of 2011, the California Complete Streets Act requires cities to plan for Complete Streets whenever making substantive revisions to the circulation element of a general plan. A white paper on this topic would identify “best practice” Complete Streets policies, major gaps in the citywide bicycle and pedestrian network, and a list of the types of transit-supportive improvements needs to support SMART and the downtown transit hub.

Traffic Levels of Service. The 1996 General Plan establishes Level of Service (LOS) standards for use in evaluating the impacts of proposed development projects. LOS D or better is required at intersections with signals or four-way stop signs and LOS E or better is required at intersections with stop signs on side streets only. A white paper on traffic levels of service would explore the trade-offs of allowing lower vehicle levels of service versus implementing capacity improvements to maintain current LOS standards. The implications of LOS policy options on Complete Streets policies would also be reviewed.

Healthy Living Policy Options. Community Services Department staff and the Recreation, Cultural & Community Service Advisory Commission have indicated their interest in adding goals, policies and programs to the General Plan that encourage physical activity, fitness, healthy eating, and access to affordable, healthy food, among other initiatives. A white paper on this topic would identify significant policy issues that could be incorporated into the draft General Plan.

Land Use Alternatives and Development Criteria for Focus Areas (Fall 2013 to Winter 2014)

In addition to a general update of data, policies and programs, the General Plan Update will focus on specific areas of the community that are likely to change and could benefit from careful planning. Staff has identified several areas for potential focus areas and has gathered public input through the City’s new on-line public forum, Open Novato, to prioritize these areas.

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On October 7, 2013, the Planning Commission provided its recommendations on priority focus areas.

At the direction of City Council, the North Redwood Corridor (Olive Avenue to San Marin Drive) previously was selected as a focus area due to the enactment of a development moratorium in April 2013. The Planning Division recently concluded a public charrette process that included a staff-led tour of the Redwood Corridor on September 12 and two community workshops on September 14 and 28 to look at redevelopment potential of the area. The first workshop, attended by over 100 people, provided information on the local real estate market, identified opportunities and constraints for future redevelopment, and explored preferred land uses, building types, infrastructure options and design features. A group of 14 volunteer architects then met to develop these ideas and produce three alternative sketches. Over 120 community members evaluated the alternative design schemes at the second workshop. Staff is now synthesizing the information gathered at the workshops and will be presenting its conclusions and recommendations for land use designations and design criteria to the Design Review Commission, the Economic Development Commission, the Planning Commission, and the City Council over the next few months. Ultimately, the information gathered from the workshops will be folded in the new General Plan, along with policies and implementing programs related to the North Redwood Corridor.

Depending upon available resources, up to three additional focus areas could be selected for a community workshop process. In April 2013, staff presented a list of potential focus areas for initial feedback from the Planning Commission and the City Council. These areas included:

North, North Redwood Boulevard (from San Marin Drive to the Birkenstock site)

Hamilton

South Redwood Boulevard (from Rowland to De Long)

Northwest Quadrant Neighborhood (north of Grant, between First and Seventh)

Bel Marin Keys Industrial Park

Staff gathered additional public input on these focus areas through the City’s new, on-line public engagement tool, Open Novato. “What focus areas should be studied by the City for potential land use changes?” was the first topic posted on Open Novato. In addition to the areas listed above, the College of Marin Indian Valley Campus was added to the list at the college’s request. As of October 15, 2013, the topic had been reviewed by 165 participants and 13 people had posted their priorities (see Attachment 1), resulting in the following ranking:

1. North, North Redwood Boulevard

2. Northwest Quadrant Neighborhood

3. South Redwood Boulevard

4. Hamilton

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5. Bel Marin Keys Industrial Park

6. College of Marin Indian Valley Campus

7. Other (Grant Avenue)

Staff generally concurs with this ranking, but recommends moving the Hamilton area to the third place position if the federal land use restrictions are lifted and as long as the public workshop focuses on underutilized City-owned properties and not on any single development proposal that may or may not be in process at the time, such as a potential recreational facility. At its October 7, 2013, meeting, the Planning Commission recommended moving Hamilton into the top three focus areas. Below is staff’s evaluation of the potential focus areas.

North, North Redwood Boulevard. This area is currently zoned for professional offices, light industrial and commercial uses, although some new multi-family housing may be built for Buck Center employees and there are proposals to redesignate vacant land from office to multi-family housing. There is a significant amount of vacant land available for development and the major existing office complex has a very substantial vacancy rate. The SMART station is expected to make this area more attractive for both new residents and businesses. A community workshop process would identify appropriate land uses that the community wants in this area and include a discussion of traffic implications. Northwest Quadrant Neighborhood (north of Grant Ave., between First and Seventh). This area has a mix of single family houses and older apartment buildings and would benefit from revitalization. Its proximity to downtown makes it ideal for residents who want to walk to shopping, restaurants and entertainment venues. With the right development, the area could be particularly attractive for older residents who are looking to downsize their homes. Staff agrees with an Open Novato participant who noted that the area gets a lot of visibility from people visiting the downtown, especially during high commerce periods when parking on Grant Avenue is a challenge. Improving the aesthetic and functional appeal of the area would help attract and sustain Downtown businesses. Hamilton. The Hamilton Master Plan needs to be completed, including reuse of the remaining vacant historic buildings and development of the former commissary site. A community workshop would help identify uses the community supports and which are economically feasible. Again, Hamilton would be selected as a focus area if the federal restrictions are lifted on the City-owned properties to allow changes in contemplated land uses. In addition, direction would be helpful from the City Council that General Plan workshops on Hamilton should focus on appropriate land use and design options for the City-owned properties and not on an evaluation of potential impacts of a specific development proposal, such as a possible recreational facility, which would more appropriately be considered as part of a detailed entitlement process.

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South Redwood Boulevard. Commercial buildings, automotive services, car dealers, and a mobile home park are located in this area. Buildings are typically set back from the road with parking lots in front, emphasizing an already wide roadway. This area is likely to see change over the next 20 years and could provide a more attractive approach to the downtown. Bel Marin Keys Industrial Park. After recently meeting with the Bel Marin Keys Industrial Park property owners and real estate brokers, staff has determined that most stakeholders agree the character of the industrial park should be retained for predominately industrial, research and development and office uses. Any potential land use changes could be accomplished through minor amendments to the zoning code. Therefore, staff recommends that further study of policy options for this area be explored through the use of a white paper, as described above.

College of Marin Indian Valley Campus. The College of Marin has decreased enrollment and an aging campus in need of renovation or repurposing. The College District would like to have the campus included as a focus area of the General Plan to solicit community input. Given the City’s limited resources, staff agrees that the College of Marin Indian Valley Campus is a lower priority for selection as a focus area. However, the Council could consider encouraging the District to fund a consulting planner to develop and implement a public input process for their campus, the results of which could be incorporated into the Draft General Plan and the accompanying EIR.

Public Outreach

One of the most important aspects of the General Plan Update process is public involvement in the decision-making process. The City wants to ensure that all of its citizens have an opportunity to have a voice in the future direction of the city.

Staff will continue to host community workshops on the selected focus areas and potentially on some white paper topics. The recent charrette workshops on the North Redwood Corridor drew 120 participants at two Saturday events. To engage the community, staff utilized the City’s existing communication tools, including the e-notification system, website, social media, e-news, and media outreach, and translated our outreach materials in Spanish. Additionally, staff launched an online engagement tool, Open Novato, which allows participants to weigh-in online on the various aspects of the general plan update.

Staff plans to continue to use Open Novato to gather community feedback on specific questions, preferences and options for focus areas and white paper policy options. In addition to the topic posted on Open Novato on prioritization of focus areas, staff posted a topic on the North Redwood Boulevard Corridor, which allows participants to take a “virtual tour” of the area and

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identify and place development types they would like to see on a land area map. Seventeen people posted their preferred area plans on Open Novato and 205 people read the topic (the topic is now closed). A second topic was posted to allow the online community an opportunity to comment and evaluate the three design schemes presented at the second charrette workshop. As of October 15, the topic had been read by 90 people and 16 participants had posted responses. Staff expects to use a similar format for other focus areas, with an opportunity to weigh in on particular questions and options before the community workshop and then a second opportunity to provide feedback on land use and/or design options developed during the workshop.

Public participation will also be facilitated through the City’s boards and commissions, including, as appropriate, the Design Review Commission, the Recreation, Cultural & Community Services Advisory Commission, the Economic Development Advisory Commission, the Multi-Cultural Advisory Commission and the Bicycle and Pedestrian Advisory Committee. Staff expects to utilize these boards and commissions to review updated existing conditions reports, assist in evaluating existing general plan policies and programs, provide input for white paper topics, and develop new policies and programs for the General Plan Update.

Staff will also be available to attend meetings of community organizations on topics of interest.

General Plan Logo

To help brand the General Plan Update process, the City will be using the logo below, which conveys the breadth of issues that the General Plan will address, including the Natural Environment (represented by the left quadrant with the heron and hillsides), the Built Environment (the lower quadrant with buildings and transportation) and the Socio-Economic Environment (this is a working title – which will encompass recreational, social, safety and economic services – represented by the right quadrant with bi-generational shoppers on Grant Avenue).

Schedule

Building upon the work previously accomplished, and with dedication of substantial staff resources from several departments, and relying upon existing boards and commissions, staff anticipates completing the General Plan Update in approximately three years. The EIR process would likely constitute one year of that time. A timeline is attached as Attachment 2. The schedule contains the following milestones:

Update of the Existing Conditions Report: December 2013 Complete Evaluation of Existing General Plan Policies and Programs: March 2014 White Paper Topics Presented to Commissions and the City Council: Through October

2014

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Community Workshops on Focus Areas: Through January 2015 Draft General Plan Policies and Programs: Through March 2015 Draft Housing Element for 2014-2022 Planning Period: Due at HCD by January 31, 2015 Adopt Housing Element: By May 31, 2015 EIR for General Plan: Spring 2016 Adopt General Plan: Winter 2016

ALTERNATIVES

The Council may choose to:

Identify up to three focus areas, in addition to the North Redwood Corridor, for staff to include in the General Plan Update process.

Direct staff to encourage the College of Marin District to fund a consulting planner to develop and implement a public input process for their campus.

Confirm White Paper topic areas for development of policy analysis and options.

Identify other focus areas, policy topic areas, or public process options to complete the General Plan Update.

ATTACHMENTS

1. Open Novato Focus Area Rankings and Participant Statements

2. Preliminary General Plan Update Schedule

All priorities sorted chronologically

As of October 15, 2013, 9:26 AM

As with any public comment process, participation in Open Novato is voluntary. The priorities in this record are notnecessarily representative of the whole population, nor do they reflect the opinions of any government agency or electedofficials.

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Land Use Focus AreasWhat focus areas should be studied by the City for potential land use changes?


As of October 15, 2013, 9:26 AM http://www.peakdemocracy.com/1427

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Introduction

The City is updating the Novato General Plan, which was adopted in 1996. Our updated GeneralPlan will help guide the growth and future development of Novato for the next 20 years, and while theCity has very few vacant parcels remaining and major land use changes aren’t anticipated, there areopportunities to examine specific “focus areas” that might benefit from redevelopment. We would likeyour input on what areas warrant a closer look.

Potential focus areas, listed in alphabetical order below, include (see map for location):

Bel Marin Keys Industrial Park This area was originally created for industrial, manufacturing andservice-commercial uses. Over time, the City has had requests for personal service uses like yogaand gymnastics studios and dog grooming facilities. The community may want to open up theindustrial park for other uses, or perhaps focus on making the industrial park an incubator for start-ups and tech companies.

College of Marin Indian Valley Campus: Student enrollment has been declining for several years, andthe College Board would like to consider additional uses of their 350-acre campus. Appropriateadditional uses could include a conference center and senior housing linked to lifelong learningopportunities.

Hamilton Many residents would like to see the Hamilton Master Plan completed, including reuse ofthe remaining vacant historic buildings and development of the former commissary site. Given theremaining federal restrictions, other land uses could be explored.

North, North Redwood Boulevard (north of the San Marin Drive/Highway 101 exit to the Birkenstocksite). This area is currently zoned for professional offices, light industrial and commercial uses,although some new multi-family housing may be built for Buck Center employees and there areproposals for additional housing on the vacant property at Black John Road. The SMART station isexpected to make this area more attractive for both new residents and businesses.

Northwest Quadrant Neighborhood (north of Grant Ave., between First and Seventh). This area has amix of single family houses and older apartment buildings and might benefit from some revitalization.Its proximity to downtown makes it ideal for residents who want to walk to shopping, restaurants andentertainment venues. With the right development, the area could be particularly attractive for olderresidents who are looking to downsize their homes.

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South Redwood Boulevard (from Rowland Blvd. to Diablo Ave.). Commercial buildings, automotiveservices, car dealers, and a mobile home park are located in this area. Buildings are typically setback from the road with parking lots in front, emphasizing an already wide roadway. This area couldpotentially provide a more attractive approach to the downtown.

Other Don’t see a focus area you have in mind? Let us know below by prioritizing the “other”category and describe the area in the comment section.

You may have noticed two areas that aren’t included on this list: the North Redwood BoulevardCorridor (Olive Avenue to San Marin Drive) which is already slated for two community workshops onSeptember 14 and 28, and the Downtown--a specific plan has already been developed for this areaand will be used to update the General Plan.

To get started, we would like you to prioritize these focus areas with the top ranking for the area you’dmost like the City to study. Also, if there are other focus areas you think the City should consider,please prioritize “Other” and describe below in the comment section. We will share your prioritieswith the Planning Commission and City Council, which will inform the General Plan Update workprogram. You’ll need to click on the “Post” button below to prioritize the focus areas and, if you wish,enter your statement. Thanks for participating – we’re looking forward to hearing from you!

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As of October 15, 2013, 9:26 AM, this forum had:Attendees: 165Participants: 16Minutes of Public Comment: 48

13 participants posted priorities

Average Priorities

North, North Redwood Boulevard (north of the San Marin Drive/Highway 101 exit to the Birkenstocksite)

Northwest Quadrant Neighborhood (north of Grant Ave., between First and Seventh)

South Redwood Boulevard (from Rowland Blvd. to Diablo Ave.)

Hamilton


College of Marin Indian Valley Campus

Other


Page 4 of 14All priorities sorted chronologically


Name not shown inside Novato September 11, 2013, 7:10 PM

Why don't we give 'North, North Redwood Boulevard' a nice name stating what our vision is for thearea? Call it 'Olompali Biotechnology Park' or 'Olompali Business and Technology Park' - note, NOTindustrial park.

Instead of an unnamed, unknown area, a proper name is a good start and gives this area a purposeand positive energy :-)

Let's try to attract some high profile, high paying jobs/companies there. It will also help with our agingpopulation as well as creating good internships and other resources for our students.

South Redwood Blvd should also be used for similar purposes; along with some higher density, lowercost homes for young professionals that work in Novato - may want to look into Buck Institute'shousing model with the companies City of Novato is trying to attract to ensure those housings will beused by our own (young) professionals.

Mission Lodge area is right at the entrance into Downtown Novato; somehow I don't see it as includedin 1) 2) 3)? Get some nice shops like what we have envisioned for the entire North Redwood area.We already have quite a few senior homes in downtown Novato area, such as the new one onDeLong and Nova-Ros, Deerpark, Atrium, Novato Creek. Again, we are already aging quickly, I don'tthink we need to be thought of as a city for retirement homes - it will be difficult to attract youngpeople.

Multi-plex theater as a destination is a terrible idea for Novato. It's just not Novato. I am amazed byhow much Trek Winery is used, and Trek is not big. Think along that line. We don't need a monstermultiplex for our downtown.

Make the whole place green, warm and attractive - think High Line in NYC, the architectural drawingsfor 280 in the city - people will be willing to walk, shop and relax!

Above are just some quick wishful thinking, but i am not the city planner :-)

My Priorities









Hamilton

Other

2 Supporters

Heather Catalan inside Novato September 3, 2013, 2:02 PM

Because our family lives on Alameda del Prado, we would dearly love to see improved access toHamilton by bike as part of Hamilton's land use. Ignacio Blvd. overpass and A.d.Prado overpass areway to dangerous for children. We favor a bike/pedestrian bridge. However, I must concur with Ms. McMillan about the need for intelligent commercial planning toincrease city revenue before we start on lovely projects we can't afford!

My Priorities

Hamilton






Other

Name not shown inside Novato August 29, 2013, 2:35 PM

My Priorities




Other

Hamilton







My Priorities






Hamilton

Other


Before Novato rushes to judgment about need for more parks or ball fields, a Master Plan for Parksshould be prepared which has not been done by Novato in recent years. Do we really need more ballparks to serve Novato youth? Where is the evidence for this and how much more do we need? Wesurely do not want to use city resources for a regional center to serve areas outside of Novato. Or dowe? Currently, we have a surplus from Measure F funds but let's not squander it by supportingregional centers that will not best serve Novato youth.

My Priorities



Hamilton







Other

Name not shown outside Novato August 26, 2013, 8:18 PM

My Priorities






Hamilton

Other

Tina G McMillan inside Novato August 23, 2013, 6:01 PM

The city of Novato has made clear that we are running at a chronic deficit because we lack therevenue from property and sales tax to support city services. City planning both through the generalplan, the downtown specific plan and other plans like those suggested above must address the needfor revenue or Novato risks the same fate of Vallejo, Stockton, San Bernardino and Mammoth Lakes(http://reason.com/archives/2012/07/20/california-goes-bankrupt)(http://www.npr.org/2013/04/01/175931395/stockton-bankruptcy-case-defers-decision-on-pensions)

Until the city council explains the long term consequences of living beyond our means people willcontinue to ask that the city create projects (like public parks) that do not provide revenue and that inthe long run create more debt.

Deciding where to focus without setting the theme implies options that we may not have. For example,IVC could be a thriving JC if we could get COM to offer all the classes that support the first two yearsof college necessary to get a transfer to a state college or a UC.

For now IVC has one new building that was designed to look as ugly as possible and it focuses onjust a few certificate programs. IVC has tremendous potential but not as a revenue generatingproperty but as a boon to the community in resources.




Bell Marin Keys which is second from the bottom, is already developed but has many empty officebuildings since the subprime mortgage crash of 2008. If we want to bring businesses back to BellMarin Keys then we must offer some benefit to companies who would relocate here. What can Novatooffer until it is fiscally solvent?

Redwood Blvd from Rowland to Atherton and beyond is a key frontage road that could resurrect ourbusiness/retail district and create a true sense of a downtown for Novato. If we are too restrictive inour planning we will lose opportunities for development.

For example, Circle Bank now Umpqua, had to wait almost ten years to get permission to rehab thecorner of Grant and Redwood because the city arbitrarily decided it didn't want banks at street level indowntown Novato. On the other hand it licensed multiple nail salons all the way from the depot to 7thstreet.

This misguided attempt to create a retail/business corridor backfired with planning that was toorestrictive. Grant Avenue could be used more effectively if we had offices above shops going from oldtown to 7th. To do that we must offer property owners incentive but we used all our RDA money toprovide affordable housing at Hamilton and to build a strip mall (Vintage Oaks) on the freeway. Thistime we have to do it right.

We have the areas from Grant (1st Street through 7th Street, Olive and so on) north zoned asresidential only. If that is the case then we don't need more housing on top of shops we need smallbusinesses to be woven throughout so that as customers frequent insurance agents, brokers andaccountants they can also shop retail, go to restaurants and movies.

The best recent offer has been that of Prado Group to turn Old Town/Grant/Redwood Corridor into aTheater District. Their offer of a 350 space parking garage along with a large multiplex theater givespeople a reason to visit all day and evening long and into the weekend. It was not a good idea to putboth the theater and large anchor stores at Vintage Oaks because they took shoppers entirely awayfrom Grant.

We must rebuild out retail/business district to be interesting and to meet the needs of residents whoare spending millions of sales tax dollars outside of Novato. If we did not accept in lieu fees thenaffordable housing would be integrated with all new developments and any commercial developmentsuch as a hotel would have to supply some degree of workforce housing to offset the obligationcreated when more and more low wage jobs are created.

Wouldn't it be amazing if we could offer jobs to young people, such as teens, instead. They wouldhave housing with their families and money to spend in shops while working in the Theater District.

We must create more space for businesses that pay a living wage to keep out-commuters in or closerto Novato. For now all we are looking at is creating housing to support low income workers.

In addition to the theater district we need the city to decide if Ammo Hill and Area 26 at Hamilton arezoned to provide a commercial Sports Complex that could offer multiple playing fields to children,teens and adults as a means of recreation, competition and revenue. As long as there is a question ofzoning then neighbors will insist that we build a public park with playing fields because it will be used




far less than a commercial enterprise. The city's lack of clarity in zoning has been a problem in otherareas as well. When a developer tried adding housing to Bahia the uprising was so intense that it ledto a ballot measure that resulted in Audubon Society reclaiming the wetlands corridor all the waythrough Hamilton. Clear planning and zoning are critical as we move forward.

As long as people who live in Novato have to pay the high cost of housing they will be forced tocommute to southern Marin, the city, the Southbay and the Eastbay for jobs.

Let's plan by making the key issue keeping Novato in the black and adding revenue to bring up thequality of services provided by the city. Let's refocus on local schools so that when parcel taxmeasures are put on the ballot we feel like we are getting something in exchange for the high cost ofliving here. Let's make high paying jobs a priority as well as the value of living in the suburbs as areason to relocate here. Novato is incredibly beautiful. It has so much to offer in its location adjacentto 101 but also within easy driving distance of hiking trails, the ocean, the vineyards, the mountainsand the city. We need to see what we really are instead of selling ourselves short. Taking on the roleof least desired city in Marin isn't attractive. We need to see our true potential. Novato is home to adiverse community of people who value living closer to nature as they grow up, grow old, raisefamilies and retire. It represents the very best of living in northern California.

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My Priorities

Hamilton






Other

2 Supporters

Jennifer Lippay inside Novato August 23, 2013, 2:22 PM

What is euphemistically called the North Redwood Corridor is actually a few blocks of city streets thatused to be rural in character and fairly utilitarian in nature. Why, then, are we seriously considering




turning it into a replica of the Vintage Oaks strip mall—complete with movie theater, chain retailersand parking garages?

Over time, businesses have come and gone and a clone of the Marin City housing development hasbeen erected. As a small business district it is viable, despite the scarcity of parking spaces, asanyone who regularly shops at Trader Joe’s will attest to. Nonetheless, it retains a small-townatmosphere where you can grab a sandwich, get your hair cut and shop for antiques.

Yes, there is an actual empty, not built upon parcel of land next to the road. Perhaps, a park withtrees that will replace the broken and mangled victims of roadwork on the median? Perhaps, a winebar and café that patrons can frequent before seeing shows at the real Grant Avenue theater? Canwe think of some other option besides banal, nation-wide businesses that fling open their doors withthe same weary welcome in Novato as they proclaim in every other American town?

My Priorities






Hamilton

Other

Cliff Jacobs inside Novato August 22, 2013, 12:58 PM

All of the areas are important parts of Novato, but with the SMART Station coming, I believe that areashould be prioritized. It also would be great to see the Northwest Quadrant revitalized because insome areas it looks rundown, and it gets alot of visibility from people visiting our downtown area;especially during high commerce periods where parking on Grant is a challenge. If we are going toattract businesses in all areas of Novato, then the downtown area and surronding neighborhoodshould have a strong aesthetic and functional appeal. Potential businesses in other areas of Novatocould then promote their businesses as being "just minutes from lovely downtown Novato". It appealsto me, how about you?

My Priorities







Hamilton



Other

2 Supporters

Larry Bryson inside Novato August 22, 2013, 12:15 PM

"Normal" forces have resulted in housing for upper incomes, shopping at national chain stores, andnow a distressed middle class and below. The resulting need is to lead things into a middle incomesituation that is under less pressure to survive. That means less housing expense such as increasing the dreaded affordable housing numbers, apreference for local merchants, like a village shopping area with no franchises allowed, and a foodmarket with no Safeway/Lucky/Whole Foods infleunce, like Paradise in Ignacio but out west whereCala failed to be supported before. Maybe a food market with just products made within 20 miles?

My Priorities




Hamilton



Other

Victoria Sanders inside Novato August 21, 2013, 10:51 PM

My idea is to use the smaller parcels in the downtown area for affordable housing for veterans. Thereis a need and perhaps habitat for humanity could be called on for these parcels. They could be one




and two bedroom homes or apartments. This would give many who are now living in cars or have tolive far away from family support here. Example there is currently a lot for sale on Olive. It can besubdivided into four units that is four families that would be given hope. It is close to bus lines, anarea that would have employment like downtown or even close to Fireman Fund Insurance. This is aproject that will not only help our veterans but also give employees to the local businesses. Thereare many groups and organizations that would give grants for such a project. It would be good for ourcity to rally around the men and women who offered their lives in service to our country. Some havedevastating injuries that have left them unable to support their families and live in this area.

My Priorities



Hamilton




Other

1 Supporter


1. Other: Grant Avenue is hot topic now with Prado wanting to build a 6-screen movie theater and aparking garage. Let's plan in a full way and not piece by piece. This should include plans for land nearTrader Joe's. 2. NN Redwood should stay zoned for business as much as possible since that is what is mostly therenow and bio startup firms will want to be close to the Buck Center. The draft housing element EIRconcluded the alternative AH site on Wood Hollow was a poor choice compared to the other 4alternative sites.

My Priorities

Other









Hamilton

2 Supporters


My Priorities


Hamilton





Other

2 Supporters




PRELIMINARY GENERAL PLAN UPDATE SCHEDULE

July Aug Sept Oct Nov Dec Jan Feb March April

ElementsLand Use

TransportationHousing (2014‐2022)

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NoiseEconomic DevelopmentHuman ServicesPublic FacilitiesCommunity Identity

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Confirm & Prioritize Open N PC CCNorth Redwood Blvd Open N Workshop Open N EDAC/DR PC CCFocus Area #2 Open N Workshop Open N BoardFocus Area #3Focus Area #4

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