OCTOBER 29TH ATTEND THE LAST PLANNING COMMISSION MEETING ON NORTHGATE BEFORE FINAL APPROVAL

Dear RGM Supporters,

On Tuesday October 29th the Planning Commission will be meeting in person, most likely for the last time, on the Northgate Redevelopment Project. We URGENTLY ask that you attend the meeting and comment in person and/or write letters.

For 5+ years, RGM and the community have worked tirelessly to help shape the future of Northgate, resulting in the incorporation of many of our objectives into the improved revised plan. Our success was achieved by attending City meetings and commenting in person as well as writing thousands of letters.

LET’S PACK THE HOUSE WITH STANDING ROOM ONLY AND MAKE OUR VOICES HEARD

ATTEND MEETINGS, LOOK FOR RGM EMAILS

• Tuesday, October 29th, 7pm, Planning Commission meeting (in person)

  • The Final Environmental Impact Report (FEIR) along with project entitlements and land use permits will be reviewed, Commissioners will send their final recommendation on the Northgate project to the City Council.

  • The Final Environmental Impact Report (FEIR) can be viewed here.

  • TO COMMENT: Email April Talley, Project Director april.talley@cityofsanrafael.org or to

    PlanningPublicComment@cityofsanrafael.org Include ‘For Public Comment’ in the ‘Subject’.

  • Note: Correspondence received by 12pm (noon) on Monday, October 28th, will be conveyed to the Commission as a supplement and saved to the project record.

• Monday, November 18th, 6pm City Council meeting (in person)

  • Final Environmental Impact Report, land use (Planned Development) zoning amendment; use permit; environmental and design review permit; vesting tentative map; master sign program; and density bonus will be reviewed for final approval, conditional approval or denied.

  • If you can only attend one meeting, attend the City Council meeting. They have final approval and can accept or reject the Planning Commissioners’ recommendations.

WRITE LETTERS

Although the revised plans do not meet all of the community’s objectives, at this point we can only influence the permits and entitlements that are in the City’s control due to specific state laws that can’t be overridden.

Areas under State control which we can’t influence /change:

• The Developer has met the affordable housing requirement (10%) so State Laws give them a height & density bonus

This proposal will increase Terra Linda’s population by approximately 30%, and issues of traffic, public safety, environment/greenhouse gases and the financial burden on San Rafael residents are not adequately addressed.

Areas under Local control where we can make a difference:

• Land use (Planned Development) zoning amendment

• Use permit

• Environmental and design review permit

• Vesting tentative map

Provided below are suggested prototype paragraphs/ideas so that you may either speak at the upcoming Planning Commission meeting or email letters in advance to the commissioners.

TRAFFIC

The project’s traffic study was based on average shopping center traffic conditions in the State’s traffic handbook instead of actual on-the-ground existing traffic conditions. The study concluded that there will be no increase in traffic after 1442 housing units are built at Northgate, which does not pass any credibility test. The project’s Master Use Permit must require follow-up traffic studies using on-the-ground traffic counts at the end of each phase to verify actual traffic changes and identification of any mitigation measures needed. The Master Use Permit for Loch Lomond Marina demonstrates a precedent for mandating verification by a follow-up study of the parking study for that project.

CONSTRUCTION MANAGEMENT PLAN

A 20-year project of this size (the largest commercial/residential development in Marin) must include a mechanism for ongoing audits to ensure the developer and builders stay on track with their commitments. A detailed Construction Management Plan (CMP), including an onsite construction manager responsible for all construction and available to answer public concerns, must be included as a condition in the Environmental and Design Review Permit. The BioMarin/Vivalon project provides a template for a CMP in its Environmental and Design Review.

PARKLAND IN-LIEU FEES

This project does not meet City standards for providing parkland and recreational space for new residents and it will be required to pay parkland dedication in-lieu fees. San Rafael’s recent Parks Master Plan identified nearby recreational facilities that are degraded, outdated and inadequate. The project’s Tentative Subdivision Map needs to require that the project’s in-lieu fees be applied to improving recreational facilities specifically in the North San Rafael area.

FIRE RISKS/EVACUATION

City residents repeatedly voiced concerns over fire risks from wildfire sparks, flammable trees, constrained evacuation routes, EMT response times, and scarce police services. The project’s Environmental Impact Report claims there are no increased risks, no negative impacts on public services, and no responsibility to pay for additional needed services and mitigations. Again, this fails a credibility test. San Rafael does not require developers to pay a public safety impact fee. What future assessment will be made for these critical safety issues, and who will pay for any necessary mitigations? What additional tax burden is likely to be levied on San Rafael residents due to this project?

TOWN SQUARE

Request that as a condition to approving the project, the City documents must stipulate that the Town Square remain in perpetuity for the recreational needs of the residents and the Terra Linda community. It is critical to protect this open space in the event that the property is sold or plans are changed in phase-II of the project.

ASK MAYOR COLIN AND THE CITY NOT TO HIDE BEHIND STATE LAWS AND INSTEAD PROTECT THE INTERESTS OF THE CITY AND ITS RESIDENTS BY INCLUDING THE ABOVE CONDITIONS IN NORTHGATE’S PERMITS AND ENTITLEMENTS WHICH IS WITHIN THEIR POWER

We are grateful for all your support and activism.

Best regards,

RGM