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HomeMy WebLinkAboutTC Digest 2011-01-28TOWN COUNCIL WEEKLY DIGEST Week of January 24 - 28, 2011 Tiburon 1. Letter - Jim Fraser and Dick Collins - Downtown Vibrancy Project 2. Letter - Marin Clean Energy - Thank you and update 3. Email - Seeking Reappointment - Jerry Riessen to Bel/Tib Jt. Recreation 4. Email - Seeking Reappointment - Jane Jacobs to Bel/Tib Jt. Recreation Agendas & Minutes 5. Minutes - Hilarita/Tiburon Ecumenical Association - December 13, 2010 6. Minutes - Planning Commission - January 12, 2011 7. Action Minutes - Planning Commission - January 26, 2011 8. Agenda - Design Review Board - Special Meeting - February 1, 2011 9. Agenda - Design review Board - February 3, 2011 Regional a) Press Release - Marin Clean Energy Secures 680,000 MWh of Clean Energy Under Contracts b) Lecture Invitation - "Why the Bay Area Needs to Act Like a City/State - Paul Saffo - February 23, 2011- 4-6 p.m. c) Newsletter - Update on Public Law - Winter 2011 Agendas & Minutes d) None * Council Only TOWN OF TIBURON 1505 Tiburon Boulevard, Tiburon CA 94920 The Downtown Vibrancy Project IMPORTANT MEETING NOTICE! YOUR PARTICIPATION IS NEEDED! January 24, 2011 Re: DOWNTOWN BUSINESS COMMUNITY MEETING Dear Member of the Business Community, As you may already know, the Town of Tiburon has launched an exploration of ways to increase the vibrancy of its downtown. Some time ago the Town Council appointed us, Councilmembers Dick Collins and Jim Fraser, to form a "Downtown Committee". We have been working in that capacity ever since to create a process to improve the downtown environment in Tiburon. As a first step in the process, the Town engaged an outside facilitator with considerable experience in downtown revitalization. She interviewed some downtown property owners and merchants to start framing issues and challenges, as well as generating ideas to breathe new vitality into the area. A summary of issues, comments and ideas generated by those interviews is attached. The next step in the process is a "downtown business community" meeting, and we would like you to attend: The purpose of this facilitated meeting is to identify a series of short, medium and long-term actions or strategies to improve the downtown as well as how they might be collaboratively implemented. Actions might range from DOWNTOWN BUSINESS COMMUNITY MEETING PAGE 1 OF 2 installation of physical improvements (public or private), to business attraction strategies, to changes in the Town regulations or permitting process. Possible physical improvements to consider could include: • Streetscape improvements (e.g., lights, signs, banners, street trees, informational displays) • New or improved public spaces or amenities • Changes to traffic patterns. or parking • Enhanced pedestrian connections • New development (housing, mixed-use projects, etc.) • Fagade improvements Possible business attraction strategies could include: • Advertising campaigns and marketing • Branding • Improvements in tenant mix/vitality • Increased collaboration between merchants Changes in permitting and Town regulations could include: • Increasing allowable floor area, density, height limits, etc. • Increasing the types of uses allowed "by right" (without a use permit) All ideas are welcome! Please plan to join your fellow property owners, merchants and restaurateurs in this important step of the process. Following' this gathering of the business community, the next step will be an all-community meeting in March. Eventually we hope to develop a plan that will meet with the enthusiastic approval of the Town Council and the whole Tiburon community. Please let Town Hall Receptionist Joan Palmero know by February 3 if you will be joining the meeting. Joan can be reached at 415-435-7373 or ipalmeroCci.tiburon.ca.us. We look forward working with you on this exciting endeavor. Sincerely, aser iburon Vice Mayor Dick Collins Tiburon Councilmember DOWNTOWN BUSINESS COMMUNITY MEETING PAGE 2 OF 2 Downtown Vibrancy Project Step I DOWNTOWN TIBURON VIBRANCY PROJECT PRELIMINARY FEEDBACK AND IDEAS INTRODUCTION The Town of Tiburon is in the process of soliciting input from the community on ways to improve the vibrancy and functionality of Tiburon's Downtown. As an initial step, the Town retained an urban and regional planning firm to interview a sampling of Downtown business and property owners ("interviewees"), asking about their key ideas and concerns about Downtown. Interviews were conducted with 22 individuals on December 9th and 13th, 2010. This report documents the preliminary feedback and ideas received during this first step. The Summary of Strategies section lists ideas for Downtown improvement identified by those persons interviewed, ranging from small, short-term strategies to large, long-term strategies. The main body of the document provides a more descriptive discussion of three categories of strategies: 1) Physical Improvements; 2) Business Attraction Strategies; and 3) Changes in Permitting and Town Regulations, which were identified by interviewees. Summary of Improvement Strategies Little Ones • Install a kiosk near Ferry Plaza with a map and the name of all the shops and restau- rants in Downtown, • Expand the existing flower-basket program and/or have flowers on the street • Market Downtown as a destination for all-inclusive weddings • Examine Town and Chamber websites and revise to better support local businesses • Expand Chamber of Commerce events to start in March and continue through October • Continue the brick sidewalks around the bend to Ark Row • Ensure that the Town's license plate cameras do not act to deter visitors • Create a Town calendar that shows all Downtown events • Provide information at San Francisco ferry terminal regarding Tiburon weather, ferry times, and things to do in Tiburon • Place a marketing banner in a special place (e.g. Downtown entry), on occasion or full time • Install more lights in certain places (i.e. Tiburon Boulevard, near Library/Town Hall) • Offer free parking in pay-parking lots on certain nights, at least one a week, during the winter at least Mid-Size Ones • Get the CVS Pharmacy operational • Have only one lane of traffic on Main Street. Could be occasional, once a week, or per- manent. Get traffic driving the whole Main Street-Beach Road-Tiburon Boulevard circle. • Attract new local shops for specialty uses such as: books, leather goods and shoes, make-up, wine stores, men's and women's clothing, younger teen and "tween" girls, gifts, athletics, home goods, interior design store, pets, office supplies. • Improve the speed and consistency of the permit process • Have consistent store hours by merchants • Market the Blue and Gold Ferry and build a relationship with them Preliminary Feedback and Ideas Janua7y 2011 • Attract some new good restaurants • Have a bike valet on weekends and perhaps summer days • Create a Downtown Entry Statement: Banner, sign, arch, big set of lights, or something similar to denote the entry to Downtown • Establish an economic development budget for the Town • Improve working relationships and collaboration between Downtown owners and pro- prietors Long-Run Ones • Renovate or rebuild the Rooney's building and the New Morning Cafe building • Add another screen to the movie theater and upgrade the sound system • Develop some new mixed use housing: 2-3 stories on the bigger sites • Tear down the CVS Pharmacy building and replace with a new development • Tear down a building on the waterfront to permit open views of the water • Create an entry statement at Beach Road: small buildings on the three corners that are currently surface parking, with landscaping and/or fountain. Consider a roundabout for the Beach Road/Tiburon Boulevard intersection. • Public purchase of some or all of the pay-parking lots PHYSICAL IMPROVEMENTS (SMALL AND LARGE) Streetscape Improvements • Continue and Enhance Streetscape Improvements: Interviewees overwhelmingly sup- ported the Town's Streetscape elements, including lampposts, flower baskets, and banners. They encouraged more tree-lined streets and more blooming flowers (Corte Madera was an example). Main Street and Ark Row are attractive and appealing. Tiburon Boulevard was mentioned as a place for streetscape improvements, narrowing the feel of the road, adding more street trees, placing buildings up to the street edge as they redevelop, and improving lighting, to create a more pedestrian-oriented street. • Improve Signage and Way-finding: Interviewees supported an information kiosk at the ferry terminal and some were familiar with plans for a kiosk underway. Interviewees sup- ported information placards about Tiburon's history on Shoreline Park and at Ark Row and recommended that these be continued. Many remarked that visitors exiting the ferry do not know which way to turn. • Improve Access to Ark Row: Visitors on Main Street often do not make the turn north to visit Ark Row. Some interviewees believed that the signs to Ark Row on Main Street have helped, while others though they were not readily apparent. One recommendation was to continue the brick pavers or create a path of footprints to signify and encourage people to walk down to Ark Row. One person interviewed proposed reducing the gap between Main Street and Ark Row (currently the parking lot entrance) to create a more continuous street wall. The bigger recommendation is to change Main Street to be a one-way street, expand- ing the pedestrian area. • Develop an Identifiable Entryway to Tiburon: Many interviewees remarked that Tibu- ron is a "one-way in and one-way out" destination. Tiburon Boulevard is the primary en- trance to Downtown, but the four-mile route along the peninsula can feel long and it's un- clear when you have arrived. Signage, posts, or banners, or a bigger sculptural piece, could 2 identify your arrival, at either the intersection with Mar West Street or Beach Road. These gateway and signage features are well documented in the Downtown Design Guidelines. • Develop Gathering Places: Interviewees enjoyed the new fountain/sculpture and Shore- line Park as attractive gathering places. Several mentioned additional gathering places fur- ther west on Tiburon Boulevard so that it is more central for local residents: potentially, at the Beach Road intersection or near Town Hall and the Library. Changes to Traffic Patterns or Parking Alternative Transportation Build Relationship with Blue & Gold Ferry: Nearly all interviewees mentioned the suc- cess and importance of the ferry (currently operated by Blue & Gold) in bringing visitors di- rectly to Downtown without increasing parking demand or adding vehicular traffic. Some interviewees wanted to see an expansion of the ferry schedule, adding more ferries to and from San Francisco and later in the evenings, and recommended that the Town build a closer relationship with Blue & Gold. Improve Tiburon Boulevard Transit Service: According to interviewees, the Marin Tran- sit buses are used mostly by Downtown employees; residents are less likely to ride the bus-, except during commute hours. Several interviewees proposed providing shuttle or jitney service to and from Strawberry every hour or two to improve access to and from Tiburon. This is especially important for restaurant workers, since the Marin Transit bus does not run past 7pm. The Town could coordinate schedules with Marin Transit or develop a local shuttle service. Taxis and water taxis were also mentioned, particularly for customers who may be drinking alcohol at restaurants and want a safe ride home. Welcome Bicyclists with Secure Bike Parking: Many interviewees supported bicycle use, since it matches the Town's healthy image and adds to the Downtown's vibrancy, without increasing parking demand or adding vehicular traffic. Some the persons interviewed said that bicyclists sometimes bring their bicycles into the stores to avoid theft while they shop; bicyclists have returned the following day (in street clothes) to make purchases. Many bicy- clists can be seen at Cafe Acri since they can watch their bikes while they eat. Secure bike parking or a bike valet service on busy sunny summer weekends could encourage bicyclists to linger Downtown for lunch or shopping. Parking Create a Public Parking Strategy to Improve Parking Convenience and Cost: Parking was a major issue discussed by nearly all interviewees. Generally, interviewees believed that customers are willing to pay a fee for convenience. However, local residents are less likely to want to pay for parking. At least one interviewee has paid customers' parking tick- ets on several occasions, so as not to scare customers away. Mill Valley was cited for its parking strategy, which includes a resident parking program, metered parking, free parking during holidays; Mill Valley residents pay for parking, but, according to interviewees, rates are reasonable and consistent. • Work with Private Parking Lot Operators to Improve Parking Signage and Cost: In the short term, interviewees would like the Town to negotiate with private parking operators to improve signage directing patrons to parking and to provide innovative parking strate- gies. For example, strategies to improve parking could include free parking after hours for local residents or free parking for locals one day of the week. At least one merchant inter- viewed was willing to validate and pay for customer parking on purchased items, if the op- portunity was available. • Secure Town-Owned Parking Facilities: In the longer term, the Town should seek to pur- chase parking facilities to operate as public parking. Interviewees felt that this would allow the Town to set the rules of operation around hours and costs. This would also provide the Town opportunities to use the land for special occasions, such as farmers' markets. Enhanced Pedestrian Connections Consider Reconfiguration of Main Street: Several interviewees recommended closing all lanes to create a pedestrian-only street during some of the Town's annual events. Other in- terviewees thought the street should be one-way, either on a temporary or full-time basis. Another entrance to the Main Street parking lot could be created from Juanita Lane. Still other interviewees thought these were terrible ideas that would reduce visits to local busi- ness and snarl traffic Downtown. New Development • Support for Commercial, Residential, and Mixed-Use Development: In general, most interviewees wanted to see more development Downtown: retail space to create more of a shopping destination, but also opportunities for small office uses and residential develop- ment to increase the vibrancy of Downtown. Interviewees mentioned a variety of housing markets: affordable, market-rate, and assisted living. • Focus Development Opportunities around Tiburon Boulevard and Beach Road Inter- section: Possible development sites mentioned include surface parking lots and the four lots surrounding Tiburon Boulevard and Beach Road. Some interviewees saw this intersec- tion as a gateway opportunity to create a landscaped roundabout, with another fountain or sculpture. Interviewees also saw development possibilities coming up to the street along these four corners to create more pedestrian-oriented development. Interviewees agreed that two stories was an appropriate height for this area-maybe up to three stories in cer- tain portions of the sites. BUSINESS ATTRACTION STRATEGIES Advertising Campaigns and Marketing • Celebrate Existing Thriving Businesses: Several interviewees believed that Downtown gets a bad reputation because many businesses have closed and there has been high turn- over in recent years. Therefore, they believe the Town should celebrate the businesses that have survived and thrived in the face of the economic downtown. The Chamber of Com- merce's Shop Local campaign is a start, but the Town could recognize existing businesses and the Ark could do a story on local business weathering the storm. • Acknowledge Local and Visitor Target Groups: Many businesses survive based on suc- cessful summer business when the weather is good. Still, business owners see their busi- ness success hinging on both local residents (Tiburon, Belvedere, and adjacent towns) and visitors (Bay Area and across the country). Marketing efforts should acknowledge these dis- tinct groups. Specific strategy recommendations include: highlighting a "business of the 4 week," creating pamphlets to have available in the San Francisco Ferry Building; and pro- viding video content for the San Francisco Pier 41 TV information screens. Encourage Weddings and Wine: Most business owners saw great opportunities in hosting weddings in Tiburon, since the Town has the ability to provide a package of great amenities (high-quality venues, hotels, restaurants, and shopping) all in and around Downtown. In addition, several interviewees saw Tiburon as a link between San Francisco and Wine Country. Downtown can provide a venue for shopping and wine tasting to capture these visitors. The annual Wine Festival is seen as very successful. Encourage Water Recreation: While nearly all interviewees commented on Tiburon's natural resources-hillsides and views-several also recommended the town build upon its recreation amenities, including opportunities for kayaking and canoeing access, and proximity to Angel Island. • Analyze Online Presence, Including Websites and Social Networking: Interviewees recommended that the Town and Chamber examine their websites and revise them to bet- ter support local businesses. This could include hosting a calendar of events online and in The Ark. Several business owners said that most of their marketing is done through their maintained email lists of customers-a targeted and inexpensive form of marketing. Branding Highlight the Town's Assets: Interviewees repeatedly pointed to the same set of Town assets: views of the Bay and San Francisco; sunshine and good weather; and a unique Downtown charm. Tiburon is different from Sausalito and needs to be recognized as unique. • Create a Consistent Brand: Interviewees regretted that the Town does not project a con- sistent brand identity. For example, sometimes Tiburon uses a shark logo, other times a flower, and other times a sailboat. Whatever the brand, it should be consistent, identifiable, and based on the Town's assets. Improvements in Tenant Mix/Vitality Increase the Total Number of Businesses to Create a "Critical Mass:" Overall, inter- viewees felt that they are missing out on potential business from local residents because there are simply not enough high-quality businesses in the Downtown, such that "it's diffi- cult to spend a day" in Tiburon. Without a critical mass of business, people are choosing to shop elsewhere, including Strawberry, Corte Madera, and Mill Valley. Local customers are discerning and there's a sense that some new businesses do not do their due diligence and subsequently fail. Balance High-End Stores with Local-Serving Needs: Some interviewees described the Downtown as segmented, with Main Street and Ark Row serving mostly visitors, while Tiburon Boulevard supports more local business. Interviewees expressed consistency in the desire to expand the presence of high-end businesses and goods (e.g. leather goods, men's stores, more women's clothing, athletic store, gifts, restaurants, etc). At the same time, interviewees were cognizant of both local residents' and visitors' desire for more lo- cal-serving business, such as a pharmacy, office supplies, and groceries. These two business types are not antithetical, but need to be well located and designed to maintain the Town's 5 character. Business owners wanted landowners to be more selective about tenants; for ex- ample, T-shirt and novelty shops should be avoided. • Attract Young People: At least a few of those persons interviewed mentioned that there should be more stores focused on families and young people, specifically middle and high school students. This could include clothing stores, but also food and hangout places, par- ticularly in light of the closing of Paradise Cafe. • Enhance Nightlife: In addition, some interviewees mentioned the lack of activities at night, with a nightlife that is limited to the movie theater and restaurants. Interviewees were very concerned about the movie theater potentially closing. Mill Valley has a music and theater venue that a few interviewees praised. Another suggested more flexibility in the hours and availability of live music. Expanded Chamber of Commerce Role (and/or City or Other Body) • Support Events Downtown: All interviewees supported the Chamber and Town- sponsored annual events, including Friday Nights on Main, the Wine Festival, the Art Festi- val, and the Classic Car Show. These events are unique in that they attract both local resi- dents and visitors from around the Bay. However, at least one person interviewed lamented that the Town only permits four public events per year in Shoreline Park. • Expand Marketing Role: Most interviewees saw the Chamber as a body that puts on the events described above; they do not think it has been effective in supporting or attracting existing businesses. The Chamber recently sponsored an outing to bring concierges from San Francisco hotels to Tiburon; this is seen as a great idea, but needs to be repeated. While nearly all business owners discussed marketing as an essential short-term need, it's not clear the Chamber or the Town (or both, in cooperation) are the best body to pursue mar- keting strategies. One interviewee recommended that the top revenue-generating business owners/managers get together and talk about a coordinated strategy. • Recognize Mutually Supportive Businesses: Business owners described the importance of visitors, specifically weddings, business groups, and couples' retreats, to their businesses. Hotel use, restaurants, and shops can be mutually supportive if they communicate about upcoming events. For example, a few interviewees said they would be willing to work with hotel managers to run specials for groups if they were notified about an event. • Enhance Predictability of Store Hours: Although interviewees respected the independent business owners Downtown, they also lamented the inconsistency in the days and hours that stores are open, believing that this detracts from the, critical mass of stores necessary to encourage shopping. Stores should at least post permanent/semi-permanent signs de- scribing their hours (as opposed to scribbling on a piece of paper). CHANGES IN PERMITTING AND TOWN REGULATIONS Increasing Allowable Floor Area, Density, Height Limits • Expand Density and Heights: A few interviewees said they would like to see more flexibil- ity in allowing higher densities in certain places. For example, a building could be lower in the front and higher in the back, maintaining the look and feel of the street wall, while ex- panding floor area somewhat. 6 Increasing the Number of Uses Allowed "By Right" (Without a Use Permit) • Reduce Constraints on Uses and Franchise Business: Several interviewees felt that cer- tain uses were not wanted by the Town even though they are permitted by the code. One interviewee believed that the limits on franchise businesses preclude good high-end busi- nesses from entering town. Other Ensure Efficiency and Consistency in Permitting Process: Several interviewees men- tioned that the Town's permitting process is slow and applied inconsistently. Generally, they would like to see a more streamlined system where multiple reviews can happen si- multaneously particularly for small rehabilitation jobs. Some property owners believe that regulations are not always applied consistently and that conditions for approval seem arbi- trary. Project an Inviting Image for Potential Businesses and Customers: Some interviewees believed that the Town is projecting an image that its gates are closed and it does not want visitors. Several interviewees expressed opposition to the recent installation of cameras photographing license plate at the entrances to Tiburon. They believe this prevents visitors from coming to Tiburon for privacy concerns and locals to come down for dinner, for fear of being pulled over on their way home. 7 DIGEST marin clean energy DAWN WEISZ INTERIM DIRECTOR TOM CROMWELL CITY OF BELVEDERE LEW TREMAINE TOWN OF FAIRFAX CHARLES MCGLASHAN COUNTY OF MARIN SHAWN MARSHALL CITY OF MILL VALLEY BARBARA THORNTON TOWN OF SAN ANSELMO DAMON CONNOLLY CITY OF SAN RAFAEL JONATHAN LEONE CITYOFSAUSALITO RICHARD COLLINS TOWN OF TIBURON Dear Ms. Curran, RECEIVED a0 ~1v 2 6 X311 TOWN MANAGERS OFFICE TOWN OF TIBURON On behalf of the Marin Energy Authority (MEA) Board of Directors, we would like to provide you with an update on some of our recent activities and thank you for the role you played in forming and launching the Marin Clean Energy program. Since launching service in May 2010 we have been serving customers with twice as much renewable power as they were receiving previously at competitive rates. We have also launched programs to accelerate local renewable energy generation (like solar, for example) while stimulating the local economy, promoting energy efficiency, and encouraging electric vehicle charging. You can learn more on our website at: www.MarinCleanEnergy.com On the finance front, we, are pleased to inform you and your town council that revenue is coming in as projected and has allowed MEA to repay in full individuals who provided implementation loans for Marin Clean Energy. Additionally, MEA repaid the County of Marin in full and released the co-sign funds originally provided from the County and Town of Fairfax for its implementation loan. After having flipped the switch on cleaner, greener energy procurement, Marin Clean Energy is already working and we couldn't have done it without your community's support. Going forward, we will see an average annual reduction of 123,844 tons of greenhouse gas emissions per year - that's the equivalent of taking 21,482 cars off the road and eliminating the electricity used in 13,635 average US homes. We thank you for playing an essential role in the launch of Marin Clean Energy. Your continued help and support is truly appreciated! Sincerely, marin energy authority ),&EPA A GREEN POWER PARTNER January 18, 2011 Peggy Curran Town Manager 1505 Tiburon Boulevard Tiburon, CA 94920 Charles McGlashan Chair cc: Tiburon Town Council 7L- Dawn Weisz Interim Director 781 LINCOLN AVE., STE. 320 SAN RAFAEL, CA 94901 (888) 632-3674 MARINENERGYAUTHORITY.COM MARINCLEANENERGY.COM Diane Crane lacopi • From: Jerry Riessen U.riessen@comcast.net] Sent: Tuesday, January 25, 2011 12:06 PM To: Diane Crane lacopi Subject: Bel Tib Joint Recreation Hi Diane, I would like to be considered for another term with Joint Recreation. Thanks, Jerry 0 E C E I v E JAN 2 5 2011 D TOWN CLERK TOWN OF TIBURON el 1 Page 1 of 1 Diane Crane lacopi From: jane jacobs Banemjacobs@hotmail.com] Sent: Sunday, January 23, 2011 12:46 PM To: Diane Crane lacopi Subject: A Recreation Committee From: janemjacobs@hotmail.com To: dcrane@cl.tiburon.ca.us Subject: A. Recreation Committee Date: Sun, 23 Jan 2011 12:41:14 -0800 Dear Diane, As per your letter dated January 12, regarding my term expiration on the Joint Recreation Board, please extend my term for another term. I have enjoyed serving and as Chair for this year, I believe it is important for me to sign on for another term. Jane Jacobs Al. 1/24/2011 The HILARRAMURON ECUMENICAL ASSOCIATION 100 Ned's Way -Tiburon, California 94920 BOARD OF DIRECTORS MEETING Minutes of December 13, 2010 Officers: President - Keith Lester Vice President - Charles Quick Secretary - Barbara Garcia-Romero Treasurer - Dennis Leary (aka Hilarita-TEA or H TEA) E61GEST I DECEIVED 5# 4 2011 TOWN MANAGERS OFFICE TOWN OF TIBURON DIRECTORS PRESENT: The Hilarita Residents Association (HRA): Mary Ann Alvarado, Loretta Bromberg, Michael Burns, Dorothy Larson Community Congregational Church (CCC) Liz Jones, Keith Lester St. Stephen's Episcopal Church (SSEC) Barbara Garcia-Romero, Michael Peters Westminster Presbyterian Church (WPC) Richard Leonards, Charles Quick Town of Tiburon Representative - Carolyn Grey Community-At-Large - Nuria Ibars DIRECTORS ABSENT: HRA- Cathomas Ford, James Hardy, Phillip Ramirez* * = excused Dennis Leary*-WPC; Anne Brown -SSEC OTHERS PRESENT: Loren Sanborn, Sr. Vice President, The John Stewart Co. (JSCo) Noelle Simmons, Co-Manager, The Hilarita (JSCo) Tony Gourd, Lead Maintenance A QUORUM IS 7 1. MEETING CALL TO ORDER President Lester determined that a quorum was present and called for order at 7:30 PM in the Community Resource Center of The Hilarita Apartments. 2. MINUTES OF THE NOVEMBER 8. 2010 MEETING The President called for approval of the November 8, 2010 minutes: M/S (R. Leonards/C. Quick) that the Board approve the November 8, 2010 minutes as presented. Call for approval: There being no comments it was: / P motion carried. 10 ayes, 2 abstain 3. CORRESPONDENCE & ANNOUNCEMENTS There were none. 4 HRA - The HILARITA REPORT Meets every third Monday of the month at 7.30 PM in the Esther Whitman Community Center No report. President Lester advised that the 2009-2010 term for Mary Ann and Dorothy is ending. The HRA Board of Directors need to call for an election to appoint two members to this H-TEA Board of Directors. The appointed members are to be presented to this Board at our January 10, 2011 meeting. Dorothy Larson asked if her term could be extended, and the President suggested that she and Mary Ann Alvarado notify the HRA Board of their desire to serve another 2-year term. < 1 > 5. SECRETARY'S REPORT Barbara Garcia-Romero: no report. 6. TREASURER'S REPORT Dennis Leary (absent). President Lester advised that the Treasurer was out of the area but that he has advised that the Board's checking account balance has not changed. 7 The JOHN STEWART COMPANY PROPERTY MANAGEMENT REPORT A - Loren Sanborn, Sr. Vice President, reported that: 1. SurveX: the Board approved survey was only $3,900. The work has begun and we expect the final survey in about two weeks. We will resubmit a new permit application with the survey. It is reasonable to presume that some trees are on Cal Trans property. In discussion: C. Quick: let me see application before submitting. L. Sanborn: OK, but we have to redo. M. Bums: we had this Cal Trans tree thing many years ago, all trees were on Hilarita property. L. Sanborn: does not result from a survey. D. Larson: our responsibility? L. Sanborn: City said Hilarita will have to guarantee. We will have to do this. President: we have to wait and see. 2. Waiting List: this will be opening for the 2, 3, and 4 bedroom units on January 12, 13 and 14. Applicants will come to site to pickup an application from 9AM-4PM. We will be advertising the same as in past years in accordance with HUD approved Affirmative Fair Housing Marketing Plan. 3. CAHII MOR: received close-out letter from CAHII, findings have.been cleared. We thank the staff, who inherited this task, for working so diligently in clearing all items on the report. 4. Noelle and Dru have been doing a really good job. Dru started a book club, and JSCo donated 12 books. Tony advised that he will approach stores for donations. Each six months we will rotate the books through a sale for 1-2$ each. We will use the income to buy new books, which are geared to 18 years and up in age. Tenants can enjoy themselves. 5. JSCo is extending resident grant applications to January 7, 2011. She believes there are about 7 applications from The Hilarita at this time. in discussion: C. Quick: is there assistance for residents to fill out forms? L. Sanbom: yes, she has helped, but they do have to write an essay on their goals. We also do this for our employees, but no one here as applied. B. Garcia-Romero: I have helped in the past. C. Quick: if you need an editor for those essays, I would be happy to help. B - Noelle Simmons, Property Co-Manager, reported that: 1. the office is preparing for the MOR April, 2011 review. We want to get a better score than the last year. 2. our temporary office assistant left last Friday. and a new temp begins tomorrow. < 2 > 3. our monthly newsletter is in progress, and we will bring copies to this Board. 4. we have been working to establish a more friendly atmosphere along with trust in this community. Residents who are now coming into the office, are more relaxed and friendlier. We are sending out a more positive note and it is coming back. We are looking forward to the annual Hilarita Christmas dinner event. 5. a resident scheduled a Scavenger Hunt on-site, and there was a good turnout and all had fun. 6. Marin Family Action sponsored a financial seminar on-site for the residents with many attending. 7. a unit is now available as a Moderate Income Unit or someone without their own Section 8 voucher. So far, no one on the waiting list qualifies, so we will soon begin marketing this on Craigslist and local newspapers. C - Tony Gourd, Lead Maintenance, reported that: 1. non-residents have been coming to our laundry facilities to vandalize them. We are tracking usage, and with evidence we have, it is enough to convict anyone responsible for the damage. Barbara Garcia-Romero advised that the laundry room will have code keys for tenants. 2. he heard owls again last night from the two boxes installed. In answer to a question of the type of owls, he said that Screech owls `hoot' and small owls `screech. 3. Holiday lights have been installed on-site although there are some `black' spots which we will replace. Barbara Garcia-Romero said that the Christmas tree in the CLC had been decorated by the children here. Also, the annual Hilarita holiday dinner is set for December 16th at at 5:30 PM in the Computer Learning Center. In discussion: D. Larson: why are some units market rate? L. Sanborn: based on income; does not ask for a Section 8; average market rate or Section 8 different from the wait list. Nothing has changed. There are a vast number of Section 8's here. President: we use the income to run the facility. M. Bums: what are the Section 8's? L Sanborn: a number of Section 8's are 2-bedrooms; non Section 8's are marketed when we have them. President: good question, we need to understand. President Lester told the board of his family's experiences with living in an affordable housing complex when they came to California. He said that life here at The Hilarita is "very good. 4. We did not get the surveillance camera installed as planned. Will make every effort to get this done. Have to come up with a grid to preserve the lens from damage. Data can be downloaded to a laptop for viewing the lots. In discussion: M. Bums: any legal issue with this? L. Sanborn : No issue. President: the Town of Tiburon has cameras now. 8. ON-SITE COMMITTEE REPORT Meets fourth Thursday of the month at 600 PM or as needed. Committee: Anne Brown-c. Loretta Bromberg, Michael Bums, Carolyn Grey, Nuria (bars, Richard Leonards Anne Brown (absent) - no report. President Lester advised that he had talked with Jarvis Jones of the Esther Whitman Community Room makeover committee, who advised that they are making ready the report to submit to this Board. < 3 > 9. BUILDINGS & GROUNDS COMMITTEE REPORT Meets 7.30 PM in CLC first Monday in Mare & last Monday in May, September, November. Committee: Charles Quick-c, Mary Ann Alvarado, Dorothy Larson, Michael Peters, Phillip Ramirez Charles Quick reported that: 1. the November 29th meeting was held with only Tony Gourd and himself present. We discussed the survey; eucalyptus trees, and who was going to take them down; stairs; need concrete repairs; iron work up to ADA compatible; birdhouse window; place-ment of donated sculpture. 2. Tree work has been approved, and we are ready. Bids will be requested for the repair of exterior concrete work for Board approval. 10, COMMUNITY TRAINING & SERVICES COMMITTEE REPORT - CLC Meets the first Friday of the month at 6.00 PM or as needed. Committee: Barbara Garcia-Romero-c, Anne Brown, Dennis Leary Barbara Garcia-Romero advised that: a) the Committee report was included with the 11/8/10 Minutes mailing to all Directors; b) we are preparing updated Rules and Regulations for the CLC; c) there are four new computers in the Center that are super fast and the kids love them; d) old computers have been 'cleaned' and are being retained for their `parts'; e) the three replaced computers were 'cleaned' and brought up to par and now are up for a lottery , and the drawing takes place this Friday. Ms. Sanbom advised that three applications have been received. President Lester said that in last year's drawing, there were 7 or 8 people involved. 11 FINANCE COMMITTEE REPORT - This report is pro np •etarv and not to be discussed outside of this meeting Meets as needed. Committee: Dennis Leary-c, DoroMy Larson, Michael Peters Dennis Leary (absent) - no report. 12. OLD BUSINESS Ms. Sanbom brought the Board up to date on how Linda Tilton, Director of Property Management is doing. She said that Linda's therapy was pretty difficult but that Linda's attitude is still the best and Linda believes that she will be able to return in a month. The JSCo office sends dinner to Linda once a week and President John Stewart calls Linda every Saturday. 13 OPEN FORUM [Protocol: each speaker has three minutes; if there are subjects not covered in the allowed time, to wait until all others have spoken before resuming your comments. All questions and replies are to be directed to the President.] Dorothy Larson advised the Board of the death of Robert Moe, former Assistant Manager. 14. NEW BUSINESS President Lester advised that we need to prepare for the January elections of Board Officers, and he proposed that Mary Ann Alvarado, Carolyn Grey and Barbara Garcia-Romero serve as the Election Committee. M/S/P (C. Quick/M. Bums)that the Board approve the President's recommendations for the Election Committee. Unanimous < 4 > 15. EXECUTIVE SESSION -This session is confidential and not to be discussed outside of this meeting There was no call for an Executive Session. 16. DATE OF NEXT MEETING The next Board of Directors meeting will be called to order at 7:30 PM on January 10, 2011 in the Community Training & Services Center of The Hilarita Apartments. COURTESY CALL-. Please remember that a quorum is required to proceed on any `action' item. If you will be unable to attend this meeting, please phone President Lester [456-6659] or the Recording Secretary [381-2556], or contact either via e-mail. Thank you. • Absences: Bylaws ARTICLE 6 Section 6.05, with Board discretion, permit no more than three (3) consecutive or four (4) non-consecutive meetings to be missed without justification. Dorothy Larson said that people are concerned with liability regarding computers. It is reasonable we should not be billed. M. Sanborn advised that the previous CLC Coordinator would go into units without JSCo knowing about "it. Someone got very irate with his work. This is not going to go on any more. Refer to the clause "there is n hold harmless". Barbara Garcia-Romero advised that she had contacted someone at Shelter Hill, brought him here and gained a technician for $25.00 an hour to work here with residents' computers President Lester said that this has been discussed, discussed and discussed. We are not going to discuss it at a meeting any more. If Dorothy still has questions, she should talk with the office. 17. CALL FOR ADJOURNMENT President Lester called for adjournment and there being no objections, the meeting adjourned at 8:30 PM. 2011 Board of Directors Meeting Calendar: (second Monday of each month except May and August) • Annual Meeting/Elections -January 10, • February 14, • March 14, • April 11, • regular business meeting & annual walk around -Saturday May 14 at 9:30 AM, • June 13, • July 11, • August - customarily no scheduled meeting, • September 12, • October 10, - November 14, and, • December 12. H-TEA Recording Secretary- 12 /2010 minutes distribution • H-TEA Board of Directors • JSCo approved minutes distribution: • Sponsor Churches: Community, St. Stephen's, Westminster • EAH • Marin Housing Authority • Belvedere City Council • Tiburon Town Council • Loren Sanborn, JSCo • H-TEA Secretary files • BRA files < 5 > 6# r PLANNING COMMISSION MINUTES NO. 1004 January 12, 2011 Regular Meeting Town of Tiburon Council Chambers 1505 Tiburon Boulevard, Tiburon, California CALL TO ORDER AND ROLL CALL: Chair Frymier called the meeting to order at 7:30 p.m. Present: Chair Frymier, Commissioners Corcoran, Doyle, Kunzweiler, and Tollini Absent: None Staff Present: Director of Community Development Anderson, Planning Manager Watrous, Planning Consultant Baird and Minutes Clerk Levison ORAL COMMUNICATIONS: None COMMISSION AND STAFF BRIEFING: The Community Development Director provided the following preview of upcoming Agenda items: • January 26th - Tiburon Playhouse Conditional Use Permit (CUP); • January 26th - Alta Robles Project Final Environmental Impact Report and merits hearing on the prezoning and Precise Development Plan; • February 9th - Belvedere Tennis Club annual CUP review; • February 9th - An appeal of an Incompleteness Determination made by staff regarding a tree permit on Vista Tiburon open space PUBLIC HEARING 1. REPEAL OF ZONING ORDINANCE-BASED GREEN BUILDING REGULATIONS: CONSIDER MAKING A RECOMMENDATION TO TOWN COUNCIL REGARDING REPEAL OF ARTICLE IV (GREEN BUILDING) AND RELATED SECTIONS OF CHAPTER 16 (ZONING) OF THE TIBURON MUNICIPAL CODE The Community Development Director presented the staff report, stating that shortly after the Town adopted its current "green building" regulations set forth in the Zoning Ordinance, the State started work on, and has since adopted, its own mandatory building code based green standards. CALGreen became effective January 1St of this year and since any local amendments made to the California building codes must be more restrictive, there is a need to repeal the TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 1 Town's green building regulations. The Town Council is already in process of adopting the new CALGreen code, which will effectively replace the old zoning based program for the time being. Mr. Anderson discussed several modifications under consideration by the Council that would preserve certain elements of the Town's current green building program, as follows: 1. Additions to residences in excess of 500 square feet and commercial structures in excess of 3,000 square feet would be subject to CALGreen standards; and 2. Language retaining enhanced energy efficiency requirements for larger homes. There was no public comment. Commissioner Doyle expressed support for the staff recommendation. Vice-Chair Corcoran concurred. He said he is hopeful staff can reevaluate these standards in several months for any amendments that would encourage green building within the Town. Commissioner Kunzweiler echoed the previous comments. Having been involved in development of the green building regulations, he appreciated the Council's support in meeting and exceeding the CALGreen guidelines. Commissioner Tollini agreed with the importance of green building standards. Having said that, she questioned whether the condition applying to remodels in excess of 500 square feet might not be onerous. Chair Frymier echoed Commissioner Kunzweiler's comments. She said she found the LEED methodology somewhat cumbersome and was pleased to see something so positive coming from the State. ACTION: It was M/S (Corcoran/Kunzweiler) to adopt the Resolution recommending repeal of the Town's zoning ordinance-based green building regulations to the Town Council. Motion carried: 5-0. 2. 1599 TIBURON BOULEVARD: CONDITIONAL USE PERMIT TO OPERATE A DRUG STORE AND PHARMACY; FILE #11005; Zelinsky Properties, LLC, Owner; CVS/pharmacy & Armstrong Development Properties, Inc., Applicants; Assessor's Parcel No. 058-171-89 and a portion of 058-171-88 The Planning Manager presented the staff report. The applicants have requested permission to operate a drug store and pharmacy in a building previously occupied by a grocery store on property located at 1599 Tiburon Boulevard. The applicants would occupy approximately 18,000 square feet of the existing building and sell a full range of convenience consumer products, including food items and alcoholic beverages. The proposed store hours would be from 7:00 a.m. to 10:00 p.m., seven days a week. The applicants intend to sublease a 1,800 square foot space in the southwest corner of the building to an unspecified future retail sales tenant. TIBURON PLANNING COMMISSION MINUTES - JANUARY 12, 2011 MINUTES NO. 1004 PAGE 2 A two-lane drive-through pharmacy facility would be added to the eastern side of the building, and the interior of the pharmacy connected to an exterior window by a small addition. A porte- cochere-type covering would be constructed above the drive-through lanes. The drive-through pharmacy would operate during the regular store hours. The business would have use of the 72 parking spaces on the site through a lease with the property owners that cover the entire lot on which the building is located and a small portion of the adjacent parcel to the northwest. The applicants propose to provide 8 additional parallel on-street public parking spaces in the Tiburon Boulevard right-of way. Mr. Watrous discussed several issues relating to the application, noting that the applicants have also requested the ability to remain open 24 hours a day if community need presents itself. Staff recommended that the Commission set the daily hours of operation from 7:00 a.m. to 10:00 p.m., acknowledging the applicant may request an amendment to the use permit at a later date. Staff also recommended that limitations placed on commercial deliveries in certain downtown areas also be applied to this property, prohibiting commercial trucks outside the hours of 7:00 a.m. to 10:00 p.m. on weekdays and 8:00 a.m. to 10:00 p.m. on weekends and holidays. Mr. Watrous said that staff received no comments as of the date of the staff report. However, a number of late mail items were received with a recurring theme related to the mailing of notices. The Town's records indicate that notices were correctly delivered to the post office in December, but it appeared that few, if any, residents actually received those notices. In addition to considering the permit application, the Commission must determine if adequate information was given to the public to support making a decision at this time. Josh Eisenhut, Armstrong Development Properties, discussed the proposed use, particularly as it relates to the drive-through pharmacy. He stressed a distinction between this type of drive- through use and that seen with a fast-food restaurant, stating that statistics show that peak hours, typically from 5:00 to 6:00 p.m., experience only about 5 to 7 vehicles utilizing the drive-through per hour. He stressed that retailers would obviously prefer customers to come into the store, but the feature is available for the convenience of those with a true inability to leave their cars. He discussed the site's constraints and acknowledged the potential for noise impacts on neighbors. He stated that a number of noise studies conducted on similar projects with comparable distances found the noise generated by either drive-through or loading activities to be comparable to an open office background noise. He felt that any noise would be mitigated by both the proposed property line wall and existing mature landscaping along the property line. He also noted the standard CVS speakers used for drive-through service are equipped with volume control and they could be lowered if they present an issue. He stated that the typical CVS receives 3 large deliveries per week and he assumed that this would be a lesser impact than the previous use. Mr. Eisenhut referred to the proposed hours of operations and confirmed that it was the applicant's intent to operate within those hours at the present time, but said that CVS prefers the flexibility to extend those hours if the demand is there. He thought it would likely never reach that point, but respectfully requested the Commission grant the applicant the leeway to do so without returning for an amendment to the conditional use permit. TIBURON PLANNING COMMISSION MINUTES -JANUARY 12, 2011 MINUTES NO. 1004 PAGE 3 Chair Fryinier asked what limits were unposed on delivery hours for the previous occupants. Mr. Watrous said none, but staff had heard anecdotal complaints about late night deliveries, particularly where the truck's AC compressors was left running for a considerable amount of time. Chair Frymier asked if the applicant would be required to stock cigarettes out of sight. Mr. Watrous said that this is not stipulated in the draft conditions of approval. He noted that staff received an email from Smoke Free Marin requesting that the applicant either eliminate tobacco products altogether or store them out of sight. He also noted that no such regulation has been imposed on any other business in town. Chair Frymier asked how many households should have received notice of the hearing. Mr. Watrous said approximately 50 notices were sent out to all property owners and residents within 300 feet of the site. Chair Frymier opened the public hearing. Cres Van Keulen said that she was asked to speak on behalf of 2 neighbors who could not attend this meeting. She indicated that many more Marsh Road residents would be present had they received more notice. She said that while she was prepared to welcome CVS into the community, she could not support a drive-through pharmacy in any shape or form and that 24- hour operation is completely unnecessary in Tiburon. She said that she lives directly behind the site and has had many issues with noise over the years. She said that there are many things about cars that CVS cannot control, including exhaust and noise. In addition, she said that lights from the pharmacy window and headlights from cars would point directly towards her in the evening hours. She described how the dangers at the intersection of Marsh and Beach Roads, where cars would exit from the drive-through window, would only increase with additional traffic. She believed hat the proposed building additions would significantly add to the bulk of the building. She said that most Marin residents belong to Kaiser and would not utilize the pharmacy and that asking those who would to get out of their car is not asking too much. Terry Hennessy said that she supported the addition of CVS but was concerned about late night deliveries. She questioned whether an 8-foot wall would require a variance and asked why this was necessary when the Town could simply eliminate the noise source. She saw no compelling reason for CVS to be open beyond 9:00 p.m. She concurred with Ms. Van Keulen regarding light impacts, the dangerous blind curve at the intersection of Marsh and Beach Roads, and the expectation that people should get out of their vehicles. She said a drive-through window of any sort would not be appropriate for the character of Tiburon. Mike Scippa concurred with the previous speakers. He said that he did not receive any notice on the hearing, nor did many others. He said that his issues with noise related primarily to the compressors used by the previous occupant, which were out-of-date and perennially in need of repair. He asked that the applicant update and soundproof this equipment if they intend to offer refrigerated produce. He was concerned with the applicant's intent to sell alcohol and he TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 4 provided the Commission with a list of 27 other establishments in Town that already sell alcoholic beverages. He asked that the Commission deny alcohol sales for this use. Neal Toft said that he believed that staff prepared and attempted to distribute the appropriate notices, but no one seemed to have received them. He said that CVS would be a great convenience and an asset to the community. He asked staff whether architectural and site plan review would take place at the staff level or through a discretionary process. Mr. Watrous said the public would receive notice in either event, but given the extent of work it would likely go before the Design Review Board. Mr. Toft encouraged the use of down-lit non-glare lighting, particularly on the sides of the building. With regards to delivery hours, he hoped the Commission would recognize the archaic nature of the existing use permit and restrict the hours to earlier than 10:00 p.m. He said he supported the proposed masonry wall, but thought it should be 8 feet in height at the minimum. He said that mechanical noise was an issue at this location and encouraged that the equipment be updated and a condition of approval added that requires the applicant to maintain this equipment in a way that complies with the Town's noise requirements. He stated that the general plan discourages drive-through restaurants and to approve this would be inconsistent with the tranquil character of Beach Road. He questioned the peak hour traffic described by the applicant and said that any increase to the traffic load at the corner on Beach Road was an ill-conceived idea. He said that none of the architectural elements would be helpful and these changes would create real issues with aesthetics. Gary Lucas disagreed that drive-through customers would exit the property at the location as stated by others. Mr. Watrous noted that Mr. Lucas is employed by the property owner and recommended he hold his testimony until it is time for the applicant to come forward again. Kent James said that a pharmacy is much needed but the advent of any drive-through in Tiburon would be a shame. Robin Curley suggested relocating the drive-through to the Chase Bank side of the property. She said that the dangerous intersection affects more than those leaving Marsh Road, and the idea of large trucks turning in that area would be an accident waiting to happen. She said that the proposed sound wall would likely be a great help for those immediately behind it but she thought it would also redirect noise up into her neighborhood. Eleanor Barron-Druckrey said that her greatest concerns are with traffic and noise. Mr. Eisenhut said that he was unaware of the issues at the intersection of Marsh and Beach Roads, but that he was willing to work with staff and the community to address the issue. He suggested that pruning shrubbery and perhaps stepping down the wall at that corner could offer some improvement. He said he had no issues with upgrading existing lighting to conform to downtown development standards. He noted that CVS operations are different from that of a grocery store, that the larger freezers and refrigeration units are already slated for removal, and that CVS will only house in-store cooler boxes. He said that preliminary testing has determined that the existing HVAC units to be out of date and in need of replacement by units that meet TIBURON PLANNING COMMISSION MINUTES -JANUARY 12. 2011 MINUTES NO. 1004 PAGE 5 current noise and efficiency standards. He acknowledged the neighbors' concerns regarding traffic but reminded them of the previously existing use. Mr. Eisenhut said that CVS does propose to sell a limited amount of liquor for off-site consumption, but that it was likely that the list presented by Mr. Scippa includes on-site consumption retailers such as restaurants. He stressed that CVS, as a large retailer with over 40 years experience, has the security measures and training policies to maintain a safe environment for its customers and the community. Mr. Eisenhut reiterated that this store was slated for standard business hours as noted in the resolution, but that CVS would like the flexibility to expand that if the need presents itself. He suggested that perhaps any amendment to the use permit regarding the hours of operation could occur at the staff level. He appreciated residents' concerns regarding the drive-through but said that it is an important aspect of the CVS business model. He noted that the drive-through might seem unnecessary to some, but those who need it may not be represented at this meeting. Gary Lucas said that his elderly parents are two Tiburon residents who are greatly in need of a drive-through pharmacy, as are many others. Claude Perasso said that he is a Town resident and consultant with Zelinsky Properties. He appreciated all the comments made, but noted that Tiburon has at least one existing drive- through service. He assumed that Bank of America's drive-through has not created significant adverse impacts and thought that the intensity of use proposed for this project would be significantly lower than that of a fast-food restaurant. He felt that it would be likely that the presence of CVS would actually mitigate traffic on Tiburon Boulevard by keeping residents in the. neighborhood rather than sending them across town. He said that he used to be employed as general counsel for a large retailer that sold alcoholic beverages, and in his experience large retailers are best suited to handle something like that because the stakes are higher for them. He strongly believed this use, when compared to previous uses on the site, would impact neighbors much less and serve the entire community in a very positive way. Chair Frymier closed the public hearing. Commissioner Doyle requested information on the neighboring lot. Mr. Watrous said that it is under the same ownership but is a separate lot. Commissioner Doyle referred to the project drawings and requested more information on the "graphics area." Mr. Eisenhut assured him that graphics are not intended to mean advertising. He explained that the intent of the graphics is to shield the interior racks that would otherwise be visible through the front windows. Commissioner Doyle suggested that if the site plan were reversed with the drive-through on the opposite side of the property, vehicles would not have to exit onto Beach Road. Mr. Watrous explained that the existing building is situated too close to the property line shared with the adjacent area used as a paid parking lot. TIBURON PLANNING COMMISSION MINUTES - JANUARY 12, 2011 MINUTES NO. 1004 PAGE 6 Vice-Chair Corcoran asked what hours and restrictions Boardwalk Market is subject to. Mr. Anderson said that there is no use permit for the operation. Vice-Chair Corcoran asked if any business within the downtown could operate 24 hours if it desired. Mr. Watrous said theoretically yes, unless regulated by conditions of approval in a use permit. Mr. Anderson added that many downtown uses predate these controls but that the Town is able to adopt a resolution regulating hours if any trouble arises. Vice-Chair Corcoran asked if the applicant has considered any sort of buffering or enclosure for HVAC equipment. Mr. Eisenhut said there would likely be some type of screening device and no equipment would be exposed to the right-of-way or adjacent properties. Commissioner Kunzweiler asked if the applicant anticipates the parking lot reverting back to a paid lot. Mr. Eisenhut said he believed a portion of the lot in front would be free for CVS customers, but the other lot is at the discretion of the property owner. Commissioner Kunzweiler asked how many deliveries, in addition to the 3 major ones already described, could be expected weekly. Mr. Eisenhut said it is ultimately dependent upon how quickly they run through product, but roughly 8 to 10 smaller box truck deliveries per week. He confirmed that CVS has some control over the schedule of its larger trucks and said that those deliveries typically occur in the morning hours. Commissioner Kunzweiler asked why, if peak usage would only be 5 or 6 cars per hour, 2 drive- through lanes were proposed. Mr. Eisenhut stated that this is a CVS standard that allows cars to be better serviced and traffic to flow better. He noted that the outside lane allows both drop-off and pick-up through a pneumatic tube. He said that there is likely potential for a single lane, though he cannot make that decision. Commissioner Tollini asked if CVS considers it important for drive-through hours to mirror store hours. Mr. Eisenhut said that the flexibility in hours is important but there are many instances where the drive-through closes an hour or so earlier than the inside pharmacy. Chair Frymier asked if the Mill Valley CVS has a drive-through. Several members of the public said "no." She asked Mr. Eisenhut to discuss what type of noise level could be expected from the store's and trucks' compressors. Mr. Eisenhut said that milk is the only perishable item he is aware of CVS selling, which does require changing out of product from a small milk truck every 2 to 3 days. He said that there would be no interior overstock area for cold products and the only interior coolers would be those visible from the sales area. He said that HVAC units would be typical of what one would find at any retailer and less intense than those required for a grocery use. Chair Frymier asked Mr. Eisenhut to elaborate on CVS' training program relative to alcohol sales. Mr. Eisenhut said CVS' policies require new employees to sign an acknowledgement that they have read and understand the store's policies. Any person working at a register is required to request identification from any customer who appears to be under the age of 30 and the computer system offers a back-up notification, as well. He was not personally familiar with CVS' policy document but was aware that they employ third-party audit companies to conduct TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 7 decoy operations to determine the compliance of individual stores. He said that any store failing such an audit must retrain the entire staff and it can be a terminable offense for the noncompliant employee. Commissioner Doyle confirmed with the applicant that the perishable product coolers are conceptually slated for the front corner of the store, which should alleviate a number of concerns. Vice-Chair Corcoran asked if approval of a drive-through would carry over to subsequent tenants of the property. Mr. Watrous said that the draft conditions of approval specify a drive-through pharmacy and any other drive-through use would require a CUP amendment. Commissioner Tollini said that while some neighbors claim to have not received notice of the hearing, the hearing was advertised in the paper. She thought the neighbors had good representation at the meeting, that any additional comments would likely be in line with those made tonight, and she felt comfortable in moving forward tonight. She said that there is a trade- off with any commercial development; in exchange for increased noise, traffic, and lighting, the community gets a pharmacy in a very desirable location. She said that a drive-through pharmacy would be a tremendous asset to several demographics but she thought some of the neighbors' concerns could be addressed through limiting the hours, perhaps 10:00 a.m. to 8:00 p.m. She did not think the demand would ever support 24-hour operations but she saw no harm in allowing the applicant the leeway to do so. Commissioner Tollini noted that she lives above Beach Road and while she agreed that the intersection could be somewhat dangerous, she doubted that the proposed use would present any increase in traffic over the previous grocery stores. She expressed full support for the delivery restrictions proposed by staff and said that she could approve the resolution as drafted, perhaps with the modifications noted. Commissioner Kunzweiler said that the need for a pharmacy has been a long-standing discussion point in the Town, and anyone should be able to see that this would be a less intensive use than a grocery store. Having said that, he suggested the Commission consider modifying the resolution to address several issues. He said that the delivery hours should be restricted to no later than 5:00 or 6:00 p.m., noting that CVS has full control over trucks coming from CVS warehouses. He also thought it would be reasonable to limit the drive-through to one lane, though he noted that a precedent was set years ago in allowing Bank of America two lanes. He supported the proposed 8-foot wall, provided no variance is required. He agreed with the public that noise travels up, but thought that the decreased intensity of use might keep those concerns from becoming a reality. He supported stipulating that all HVAC improvements be of the latest technology and implemented using correct commercial guidelines that adhere to accepted sound standards. Vice-Chair Corcoran agreed that a pharmacy would be a great addition to the Town and hoped it would lessen traffic. He said that it seemed clear that something happened to the public notice process and, while they might hear more of the same comments, he believed that it seemed only fair to postpone any decision on this application. He did not see a drive-through pharmacy as suitable for Tiburon and thought CVS would do fine without it. He could support hours of operation from 7:00 a.m. to 9:00 p.m., but not 24 hours. He supported staff's recommendation to TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 8 implement the same controls on deliveries as are imposed east of Beach Road. He disliked the idea of adding 8 new parking spaces in the Tiburon Boulevard right-of-way and said that he would prefer those spaces elsewhere in the existing lot. He appreciated that the applicant would be upgrading HVAC equipment and he would like noise shielding and lighting to be addressed through the Design Review process. He also hoped that the Town Engineer would weigh in on the safety of the Marsh Road intersection in question. Commissioner Doyle said that the drive-through was a great idea but he felt that the applicant has an opportunity to explore other site options that would have less impact on neighbors. He suggested that by moving the pharmacy and drive-through to the front of the store, vehicles could enter through the rear and exit onto Tiburon Boulevard. This would direct light and noise away from neighbors and vehicles away from the troublesome intersection. He supported limiting delivery hours to something reasonable and leaving store hours as proposed, with the opportunity to request a CUP amendment later. He had no issue with the sale of alcohol but did think it would be great if cigarettes were kept out of sight. Chair Frymier said that she was very excited to see a new business coming into town, particularly one that has been in such demand for so many years. She disagreed with the applicant that site improvements would be minimal, but acknowledged that they would be a huge improvement. She referred to the draft Housing Element which states that Tiburon's senior population will increase by 75% from 2000 to 2010; that 37% of Tiburon households are families without children; and 56.4% of persons aged 65 and over are disabled. She said that these statistics validate the need for a drive-through pharmacy and it would better serve the Town's demographic. She expressed strong support for some sort of re-design as suggested by Commissioner Doyle and encouraged the applicant to limit the drive-through to one lane. She would not like to allow leeway for the hours of operation at this time. She supported staff's recommendation regarding restricting delivery hours, appreciated the proposal for 8 additional public parking spaces, and noted that the applicant has agreed to take out a sidewalk in poor repair to accommodate this. She concurred with Commissioner Doyle that cigarettes would ideally be kept out of sight. The Commission further discussed the matter of continuing the hearing. Commissioners Doyle and Kunzweiler felt the Commission had a strong sense of the issues and preferred to move ahead. Vice-Chair Corcoran said that public participation is one of the hallmarks of this community and it would undermine the authority of the Commission to make a decision tonight. Commissioner Kunzweiler asked how the Commission could best condition the project on the applicant exploring alternatives to the proposed drive-through location. Mr. Watrous described how a continuance would depend on the detail requested and whether the changes would be reviewed by the Design Review Board or the Planning Commission. He suggested the applicant be allowed to comment on whether they would be willing to consider exploring such alternatives. Mr. Eisenhut said that the idea to relocate the drive-through would generate concerns from an internal layout and business model standpoint. He stated that the pharmacy is always located furthest from the front door to allow for a more continuous front sales area, and this would likely TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 9 be a significant concern for CVS. He said that the options are limited with an existing building and that reversing the traffic circulation would situate the driver on the wrong side of the drive- through window. He also noted that relying on pneumatic tubes takes away from person to person communication and is not likely something CVS operational standards would provide for. He said that he was open to looking at other mitigation measures to alleviate concerns, but this could create an impasse. Chair Frymier requested clarification on peak drive-through hours. Mr. Eisenhut said they would likely be 5:00 to 6:00 p.m. or 6:00 to 7:00 p.m., 7 days per week, and that a registered traffic engineer conducted the studies of a variety of CVS stores. Commissioner Doyle provided an amended suggestion where the drive-through would be moved closer to the front of the building by one car length and some sort of wall installed at the end to keep vehicles from exiting onto Marsh Road. He acknowledged the applicant's reasoning for placing the pharmacy at the rear of the building but said that there was more than one way to do things. Barring that, he suggested the Commission limit the drive-through to a single lane and constrained hours. Vice-Chair Corcoran said that the applicant conceded that drive-through sales are not a huge part of their business. He said that he still did not support this, but would certainly prefer a one-lane drive-through. After discussion by the Commission, Mr. Watrous summarized the changes proposed to the draft resolution: • Condition of Approval No. 2: the hours for the store shall be from 7:00 a.m. to 10:00 p.m. and the drive-through pharmacy from 8:00 a.m. to 8:00 p.m.; • Condition of Approval No. 3: truck deliveries shall limited to the hours of 8:00 a.m. to 6:00 p.m.; • Additional condition limiting the pharmacy drive-through to one lane of traffic ACTION: It was M/S (Tollini/Kunzweiler) to adopt the resolution approving the subject conditional use permit, as amended. Motion carried: 4-1 (Corcoran voted no). BREAK - Chair Frymier called a brief break and thereafter reconvened the regular meeting. NEW BUSINESS 3. PRELIMINARY DRAFT HOUSING ELEMENT: RECEIVE CONSULTANT'S PRESENTATION; ACCEPT PUBLIC COMMENT; PROVIDE COMMISSION COMMENTS & RECOMMENDATIONS The Community Development Director introduced the item, noting this request for initial comments on the Preliminary Draft Housing Element is the first step in a rather lengthy process. He introduced Planning Consultant Jeff Baird, primary author of the draft document. TIBURON PLANNING COMMISSION MINUTES - JANUARY 12, 2011 MINUTES NO. 1004 PAGE 10 Mr. Baird provided a PowerPoint presentation reviewing what a Housing Element is and must do, trends in State law, regional housing needs, review of the current Housing Element, and the modifications proposed. With regards to State law, he noted there is increasing specificity, more monitoring and accountability, increased local requirements and expectations, and a greater need for realistic solutions. He stated that Tiburon, in conjunction with the County and all eleven towns and cities in Marin, participated in development of the Marin Housing Workbook to aid in drafting a more coordinated and comprehensive Housing Element. Mr. Baird discussed the need to identify housing sites, as expressed through the Regional Housing Needs Allocation (RHNA) process. Of the Bay Area's 214,500 housing units needed, Marin County is responsible for 4,882 and Tiburon for 117 units of those units. Of Tiburon's units, 57 are required to be for the lower income demographic (low, very low, and extremely low income), with sites required to be zoned at 20 units or more per acre. He noted that while the Town's RHNA numbers are down over the previous planning period, it is required to provide for a higher percentage of lower income units. Baird noted that the State requires Tiburon to plan and zone for the housing units, but not construct them. He discussed the impacts of climate and housing demographic changes on the document. He stated that while population growth is fairly minimal in Marin County, new homes are needed to address the aging population and workforce affordability. Marin County has a significantly increasing senior population, as well as a very significant increase in the number of single person households. It is estimated that the latest census will indicate that approximately one- third of all new Marin County households will be single person, meaning the type of housing provided for this demographic needs to focus on service-based locations with opportunity for interaction. Mr. Baird reviewed the modifications proposed in the Preliminary Draft Element. The Town's key sites for high-density residential development potential are at the east end of the Cove Shopping Center, a Reed Union School District-owned site immediately behind Reed School, and the current parking lot site next to the proposed CVS location. All of these sites are currently shown in the existing Housing Element for this purpose, and are not new. With the affordable housing overlay, each site can provide greater than 20 units per acre, or 60 to 70 sites in total, which would satisfy the need for lower income housing. It remains to be seen whether HCD will accept this proposed solution as suitable, but at this time he and staff feel they have provided adequate sites. In addition to these sites, the Preliminary Draft Element updates certain data, outlines a program to adopt procedures for "reasonable accommodation," and modifies the Affordable Housing Overlay Zone to reduce the affordable housing requirement from 60% to 25% in any project. This is a significant change, but the reduction to a less onerous requirement would create more of an opportunity for these sites to actually be developed. The Preliminary Draft Element also establishes "variable density standards" for key Housing Opportunity Sites as a way to be more responsive to the size and impacts of individual units. TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 1 I Commissioner Doyle inquired as the term, "underdeveloped" and asked how that differs from "open" or vacant. Mr. Anderson explained that "underdeveloped" would describe something like the Rabin property, which has 30 acres and only one house, and is obviously not developed to its full potential. Mr. Baird added that the idea is to demonstrate to HCD and the community the feasibility and realistic assessment of these sites; sites that are vacant are much easier to develop than those that are underdeveloped and contain existing buildings. Commissioner Tollini requested clarification on the responsibilities associated with identifying sites with the potential for affordable housing. Mr. Baird stated the Housing Element primarily identifies sites suited for higher-density housing which, under State law as it applies to Tiburon, is the default amount of 20 units per acre. While it is assumed that this density creates an opportunity for affordable housing to be built, it is not the Town's responsibility to do so. Mr. Anderson added that the Town no longer owns any properties that could be used for affordable housing. Referring to Appendix B, Commissioner Kunzweiler asked where the data for potential housing units is derived from. He noted that certain properties showed potential for more units than the Commission approved for their projects. Mr. Anderson explained that the information is taken from the Town's Vacant Land Inventory and is based on what the General Plan allows on each specific parcel. While certain properties may have received approval for less, it is possible that those approvals will expire and the potential would return to that amount allowed by the General Plan. Chair Frymier asked Mr. Baird to speculate as to what HCD's comments might relate to and if the community is prepared to address them. Mr. Baird replied that State law has become increasingly specific and comments are usually focused on those requirements. Typically, the most significant comments relate to the assessment of "potential governmental constraints" and "adequacy of housing sites". Jurisdictions that exceed their requirements by very low margins are often asked to provide more information about the sites identified. Other typical comments relate to the feasibility of affordable housing requirements. Chair Frymier opened the public hearing. Robin Curley said that she has participated on the housing team of the Marin Organizing Committee (MOC) for the last year and is generally pleased with what Belvedere and Tiburon have done to encourage development of affordable housing. She referred to Page 21 of the Draft Element, which comments on the perpetuity of Bradley House affordability, and said MOC has struggled for the past year to ensure that Bradley House remains as low and very-low income housing stock. Also, there is a lack of oversight by the owners that has allowed their board to disband and a new board to be brought in under a new set of HUD regulations. She clarified that Bradley House is comprised of two elements: the 3 small cottages and then the 12 units. HUD has difficulty with keeping this straight, and now that the bonds have been satisfied, there is conflicting information as to what will happen. TIBURON PLANNING COMMISSION MINUTES - JANUARY 12. 2011 MINUTES NO. 1004 PAGE 12 Mr. Baird recommended that staff look into and include discussion on the matter in the preliminary draft. There being no one else wishing to speak, Chair Frymier closed the public hearing. Commissioner Kunzweiler said the document is incredibly well crafted and he is pleased to see special needs housing addressed. He referred to Program H-7(4) and expressed concern with the qualitative nature of "easily and inexpensively", noting that it occurs in several other sections relating to special needs. He also referred to Program H-19E, which discusses planning and development of unincorporated sites in the Housing Element Area. He described the poor condition of Paradise Drive and said he was glad to see the inclusion that this constrains development, but also that it begs the question of why both the County and the Town continue to approve development here. Mr. Anderson explained that HCD looks more at constraints to the development of "affordable" housing as opposed to market rate housing in communities such as Tiburon. Since neither the Town nor the County have proposed any affordable housing along Paradise Drive, the comments regarding Paradise Drive are consistent and accurate within the Element. Chair Frymier noted a font issue on Page 92 and requested that "cannot" on Page 13, last paragraph, be corrected to "can not." ACTION: It was M/S (Tollini/Corcoran) to accept the Preliminary Draft Element and recommended that staff forward the Preliminary Draft Housing Element to the Town Council with the Commission's comments. Motion carried: 5-0. MINUTES: 2. PLANNING COMMISSION MINUTES - Regular Meeting of December 8, 2010 Vice-Chair Corcoran requested the following correction to the Minutes: • Page 2, 3rd paragraph -"He assumed confirmed that any skylights would be tinted..." Commissioner Tollini requested the following correction to the Minutes: Page 2, last paragraph - "...are some of the Town's..." ACTION: It was M/S (Corcoran/Kunzweiler) to approve the minutes of December 8, 2010, as amended. Motion carried: 5-0. TIBURON PLANNING COMMISSION MINUTES -.JANUARY 12. 2011 MINUTES NO. 1004 PAGE 13 ADJOURNMENT: The Planning Commission adjourned the meeting at 10:45 p.m. CATHY FRYMIER, CHAIR TIBURON PLANNING COMMISSION ATTEST: DANIEL WATROUS, SECRETARY TIBURON PLANNING COMMISSION MINUTES - JANUARY 12, 2011 MINUTES NO. 1004 PAGE 14 7* TOWN OF TIBURON Action Minutes - Regular Meeting Tiburon Town Hall Tiburon Planning Commission 1505 Tiburon Boulevard January 26, 2011- 7:30 PM Tiburon, CA 94920 ACTION MINUTES' f 4 -4 711 TIBURON PLANNING COMMISSION CALL TO ORDER AND ROLL CALL At 7:30 PM Chairman Frymier, Vice Chair Corcoran, Commissioner Doyle, Commissioner Kunzweiler, Commissioner Tollini ORAL COMMUNICATIONS There Were None Persons wishing to address the Planning Commission on any subject not on the agenda may do so under this portion of the agenda. Please note that the Planning Commission is not able to undertake extended discussion, or take action on, items that do not appear on this agenda. Matters requiring action will be referred to Town Staff for consideration and/or placed on a future Planning Commission agenda. Please limit your comments to no more than three (3) minutes. Testimony regarding matters not on the agenda will not be considered part of the administrative record. COMMISSION AND STAFF BRIEFING Commission and Committee Reports Director's Report PUBLIC HEARINGS 1. 40 MAIN STREET: CONDITIONAL USE PERMIT TO CONSTRUCT AN APPROXIMATELY 100 SQ. FT. ADDITION TO THE TIBURON PLAYHOUSE THEATRE AND TO ALLOW THE SERVING OF ALCOHOL FOR CONSUMPTION ON THE PREMISES; File #11001; Main Street Properties, Owner; David Corkill/Cinema West, Applicants; Assessor's Parcel No. 059-102-27 [DW] Approved 5-0 Tiburon Planning Commission Action Minutes January 26, 2011 Page 1 2. ALTA ROBLES RESIDENTIAL DEVELOPMENT: 3825 PARADISE DRIVE; FILE #30701; CONSIDER RECOMMENDATIONS TO TOWN COUNCIL REGARDING THE FINAL ENVIRONMENTAL IMPACT REPORT AND APPLICATIONS FOR PREZONING AND PRECISE DEVELOPMENT PLAN FOR A 14-UNIT RESIDENTIAL PROJECT PROPOSED ON 52.12 ACRES; Planned Development #20; Irving and Varda Rabin, Owners and Applicants; Assessor Parcel Numbers 039-021-12 and 039-301-01 [DH] Recommended Approval of Final EIR 5-0 Recommended Approval of Pre oninz 5- Continued Precise Development Plan to 3/9/2011 5-0 MINUTES 3. PLANNING COMMISSION MINUTES -Regular Meeting of January 12, 2011 Approved as Amended 5-0 ADJOURNMENT At 11:10 PM Tiburon Planning Commission Agenda January 26, 2011 Page 2 TOWN OF TIBURON Special Meeting Tiburon Town Hall Design Review Board 1505 Tiburon Boulevard February 1, 2011 Tiburon, CA 94920 7:00 P.M. AGENDA A TIBURON DESIGN REVIEW BOARD CALL TO ORDER AND ROLL CALL Chairman Tollini, Vice Chairman Kricensky, Boardmembers Chong, Emberson & Weller ORAL COMMUNICATIONS Persons wishing to address the Design Review Board on any subject not on the agenda may do so under this portion of the agenda. Please note that the Design Review Board is not able to undertake extended discussion, or take action on, items that do not appear on this agenda. Matters requiring action will be referred to Town Staff for consideration and/or placed on a future Design Review Board agenda. Please limit your comments to no more than three (3) minutes. Any communications regarding an item not on the agenda will not be considered part of the administrative record for that item. STAFF BRIEFING (if any) TRAINING SESSION 1. Presentation by Janet Ruggiero ADJOURNMENT Design Review Board Special Meeting February 1, 2011 Page 1 TOWN OF TIBURON Tiburon Town Hall 1505 Tiburon Boulevard Tiburon, CA 94920 a 70~. ► AGENDA TIBURON DESIGN REVIEW BOARD CALL TO ORDER AND ROLL CALL Regular Meeting Design Review Board February 3, 2011 7:00 P.M. Chairman Tollini, Vice Chairman Kricensky, Boardmembers Chong, Emberson & Weller ORAL COMMUNICATIONS Persons wishing to address the Design Review Board on any subject not on the agenda may do so under this portion of the agenda. Please note that the Design Review Board is not able to undertake extended discussion, or take action on, items that do not appear on this agenda. Matters requiring action will be referred to Town Staff for consideration and/or placed on a future Design Review Board agenda. Please limit your comments to no more than three (3) minutes. Any communications regarding an item not on the agenda will not be considered part of the administrative record for that item. STAFF BRIEFING (if any) NEW BUSINESS 1. 2431 SPANISH TRAIL; File No. 21020; Paul and Jannette Mussche, Owners; Site Plan and Architectural Review for construction of additions to an existing single-family dwelling, with Variances for reduced front, side and rear yard setbacks. The applicants propose to demolish an existing garage and add a new garage with a second story master bedroom suite, and expand an existing dining room. The 620 square foot additions would extend to within 26 feet, 6 inches of the front property line, 5 feet, 6 inches of the left (northern) side property line and 17 feet, 6 inches of the rear property line, in lieu of the required 30 foot front yard setback, 15 foot side yard setback and 25 foot rear yard setback. APN: 059-091-31. [DW] 2. 10 SEAFIRTH ROAD; File No. 21021; Dion and Tracey Cominos, Owners; Site Plan and Architectural Review for construction of additions to an existing single-family dwelling, with Variances for reduced rear yard setback and excess lot coverage and a Floor Area Exception. The applicants propose to construct a 364 square foot office addition and bathroom to the side of the existing garage. The addition would extend to within 18 feet, 6 inches of the rear property line and would result in lot coverage of 17.9%, in lieu of the required 30 foot rear yard setback and 15.0% maximum lot coverage. APN: 039-092-06 [LT] MINUTES 3. Regular Meeting of December 16, 2010 ADJOURNMENT Design Review Board February 3, 2011 Page 1 DIGEST marin clean energy IMMEDIATE RELEASE January 24, 2011 Contact: Dawn Weisz, 415-464-6020 MARIN CLEAN ENERGY SECURES 680,000 MWh OF CLEAN ENERGY UNDER CONTRACTS Northern California Projects Expected to Come On Line in 2011 SAN RAFAEL-Marin Clean Energy continues to exceed expectations and lead the way towards a cleaner, greener future with reliable and renewable power. MCE will begin receiving renewable power supply in mid- to late 2011 with two landfill gas to energy projects from G2 Energy. And on January 1, 2015 MCE will begin receiving carbon-free hydroelectric power supply from a contract awarded through the Western Area Power Administration. The two projects developed by G2 Energy are similarly sized existing landfill gas facilities in Yuba and Solano Counties in Northern California. Both projects are for new gas supply from expansion of existing energy facilities for a 20 year term with an option to extend for five additional years. The Western Area Power Administration (WAPA), a Federal power marketing administration of the Department of Energy, announced MCE's allocation of approximately 20,000 annual MWh of hydroelectric power from a project in Douglas County, Oregon. The contract with WAPA will remain in effect through 2024. Under the terms of these 9 and 20-year contracts, MCE is expected to purchase 680,000 MWh of clean electricity for its customers. "We're very proud of this company milestone," said Damon Connolly, Marin Energy Authority Board of Directors. "MCE has helped customers-from local residents to small businesses and school districts-reduce energy-related greenhouse gas emissions by procuring clean energy at stable rates. It is a win-win for our community and the planet. 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