HomeMy WebLinkAboutTC Agd Pkt 2011-10-05 (2)To:
From:
Mayor & Members of the Town Council
Community Development Department
Town Council Meeting
October 5, 2011
Agenda Item:
Subject: Belvedere-Tiburon Public Library Expansion Project: 1501 and 1505
Tiburon Boulevard; Consider Certification of Final EIR and Project
Merits of Applications for General Plan Amendment, Rezoning, and
Amendments to the Point Tiburon Master Plan and Point Tiburon
Precise Plan Associated with a Planned 17,000 Square Foot Addition
to the Existing Library Facility
Reviewed by:
PROJECT DATA
Project Name:
Belvedere-Tiburon Public Library Expansion Project
Address:
1501 and 1505 Tiburon Boulevard
Assessor's Parcel Number:
058-171-92, 93, & 94 and a portion of 058-171-62
File Number:
GPA 2008-02; R2008-01; 30804 & 40801
Project Land Area:
Approximately 2.4 acres
General Plan:
P/PQ (Public/Quasi-Public), OS (Open Space) & NC
(Neighborhood Commercial)
Zoning:
P/PQ (Public/Quasi-Public), OS (Open Space) & NC
(Neighborhood Commercial)
Current Use:
Public Library, Tiburon Town Hall, Public Park and Open
Space
Owners/Applicants:
Belvedere-Tiburon Library Agency and Town of Tiburon
State Clearinghouse
2009052003
BACKGROUND
The approximately 10,500 square-foot Belvedere-Tiburon Public Library building was
constructed in 1996-1997 on land donated to the Town of Tiburon by the Zelinsky family, and
subsequently conveyed from the Town to the Belvedere-Tiburon Library Agency (BTLA) for
public library purposes. The BTLA indicates that the demand for its services and facilities has
risen dramatically each year since the building was occupied, and that insufficient space exists to
accommodate the current patronage as well as projected future increases in patronage.
In December 2008, BTLA filed applications proposing a major expansion of approximately
18,000 square feet to its existing building. The applications included general plan amendments,
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
o -T 5. 2(411
rezonings, and amendments to the Point Tiburon Master Plan and Point Tiburon Precise Plan to
accommodate the expansion project. The expansion project has been reduced in scale and refined
over the course of development review in order to reduce environmental effects and improve
General Plan policy consistency.
Future entitlements would include approval of detailed site plan and architectural drawings for
any addition. It is anticipated that the Town Council will utilize a "streamlined" review
procedure for the site plan and architectural drawings that would exempt the project from
provisions of the Zoning Ordinance, including the conditional use and design review permits, as
was the case for a 2004 library expansion proposal that was approved but not constructed. That
project approved a total of 17,075 square feet of additions to the library, primarily consisting of a
two-story building behind the existing building connected by a narrow enclosed corridor
spanning the major sewer pipe and easement that runs behind the library and Town Hall
buildings.
PURPOSES OF THE MEETING
The purposes of the meeting are for the Town Council to:
1. Hold a public hearing on the matter.
2. Consider the recommendations of the Planning Commission regarding the project EIR
and the land development applications.
3. Certify the EIR for the project.
4. Deliberate on the merits of the several applications before the Council and the Library
Expansion project as currently proposed and provide any desired direction to the
applicant.
5. If prepared to do so, introduce and hold first reading of three (3) Ordinances and
continue the item to a specific date for possible final action on the Ordinances and on
three (3) Resolutions associated with the applications.
PROJECT DESCRIPTION
As noted above, the applications before the Town Council are as follows:
1. General Plan Amendments to Diagram 2.2-1 (Land Use Diagram) and a potential text
change to Open Space & Conservation Element Policy OSC-20
2. Amendments to the Tiburon Zoning Map
3. Amendment to the Point Tiburon Planned Development Master Plan Land Use map
4. Amendment to the Point Tiburon Planned Development Precise Plan Land Use map
An environmental impact report (EIR) was determined to be necessary for the project and has
analyzed impacts that would result from complete implementation of the library expansion
project, even though the current applications before the Town are preliminary approvals only.
Over the course of project review and through the EIR process, the project design and layout as
originally submitted has been modified by the Library Agency in response to impacts identified
and concerns raised. On September 8, 2011, the Library submitted a letter (Exhibit 11) agreeing
to abandon the original project in favor of a design very similar to the EIR's Mitigated
Alternative (Alternative D), but refined architecturally and with minor site layout changes. The
latest design is being called "Refined Alternative D". A brief narrative describing that plan is
attached as Exhibit 12, and a story pole plan for that design is attached as Exhibit 13.
Photographs taken while the story poles were in place are attached as Exhibits 14 and 15. A site
plan and drawings of Refined Alternative D are located in Attachment A, dated-stamped
received September 28, 2011, as is a photosimulation of Refined Alternative D comparable to
those contained in the EIR volumes depicting the original project design and alternatives. These
latest drawings have been slightly modified from the drawings reviewed by the Planning
Commission to provide more detail on the floor plans and to reverse the entry/exit points and
direction of flow of the parking lot, as was recommended by the Planning Commission.
Similar to Alternative D, Refined Alternative D would separate the Library additions into two
components, an area of one-story addition and an area of two-story addition, for a total of 17,000
square feet of additional floor area. The second-story addition would be 6,900 square feet, while
the first floor additions would total 10,100 square feet. The latest plan would have the additions
extend straight out from the existing library, whereas the original project and Alternative D had
the addition "canted" at an angle to the existing building. This design change widens the
separation of the addition to 56 feet at the rear from the Town Hall building, while the separation
distance at the front remains 48 feet from Town Hall, as in Alternative D. The original project
design was a consistent 32 feet from Town Hall. Refined Alternative D also has a more variable
roof line and architectural appearance than Alternative D.
The latest project would result in the same changes to vehicular access points, including changes
to site parking, the installation of a new on-site fifty-two (52) space car parking area behind the
Library building and its new additions; and relocation of the existing Zelinsky Park.
Approximately fifty-four (54) existing on-site parking spaces would be eliminated by the project.
Several additional street parking spaces are proposed to be created as part of the project. As with
the original project and Alternative D, the latest plan would maintain a 50-foot setback from the
shoreline of Railroad Marsh.
The project would also include lighting and landscaping improvements, including the installation
of a Town Plaza and Zelinsky Promenade/Garden Plaza extending from Tiburon Boulevard to
current Zelinsky Park, and relocation of the grassy portion of Zelinsky Park to a location behind
Town Hall.
One bio-retention treatment area is proposed to the south of the parking area. The parking lot
would be surfaced with a combination of asphalt and pervious asphalt-concrete and landscaped
with trees and plants. Stormwater would flow through the pervious paving. Additionally, runoff
from the roof of the proposed Library addition would flow to a ground-level flow-through planter
area located to the north of the addition.
The roof of the existing Library would be replaced with similar material to that proposed for the
roofing on the addition. The addition would be the same height as the existing Library
(approximately 40 feet).
The Library addition would include two public entries, one to the south of the building allowing
access from Town Plaza and one at the rear (north) allowing access from the parking lot. Both
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entries would be ADA compliant. The existing Library entry from Tiburon Boulevard would be
maintained. An existing ramped emergency exit door opening onto Mar West Street would be
converted into an additional staff entry into the building.
In part, the expansion of the Library would provide the following:
• Increased Children's Services library and a Children's Program Room, including an
indoor Story Time area and an outdoor Children's Court;
• A Young Adult/Teen shelving, study and program area;
• Quiet Study and Groups Study rooms;
• New, enlarged 100-person capacity Community Room (Meeting Space);
• Storage space;
• Office space;
• Computer resource center;
• Increased use of automation technologies for patron self-service and library staff
efficiency;
• Increased book shelving capacity;
• A bookstore; and
• A cafe.
The hours of operation for the Library are not expected to change from the existing hours: 10:00
a.m. to 6:00 p.m. on Monday, 10:00 a.m. to 9:00 p.m. on Tuesday, Wednesday, and Thursday;
10:00 a.m. to 5:00 p.m. on Friday and Saturday; and 12:00 p.m. to 5:00 p.m. on Sunday. Some
evening activities such as lectures, movie screenings, and similar civic activities would occur in
the new addition and could occur up until 9:30 p.m. Full time employees may increase from 12 to
14 upon implementation of the project.
The project would include new outdoor amenities, such as plazas, courtyards, a Children's Court
area, and a Staff Patio. The library addition would be freshly landscaped. The existing trees
along Tiburon Boulevard would be preserved. The existing mature tree and narrative plaque in
the existing Zelinsky Park describing the importance of the Zelinsky family to the area would be
maintained. The riparian vegetation fronting nearby Railroad Marsh would be enhanced and
invasive species removed.
The project includes a proposal to relocate Zelinsky Park adjacent to the proposed library plaza
and Town Hall. Portions of the improved areas of Zelinsky Park would be relocated to an area
behind the Town Hall building and would replace the existing parking spaces currently located
behind the Town Hall building. The Park would be designed in a semi-formal manner similar to
the existing park. The Park would be accessible via paved pathways from both the Library and
Town Hall. Pedestrian access to Zelinsky Park from Tiburon Boulevard would be via the
Zelinsky Promenade/Garden Plaza, which would be located between Town Hall and the Library
addition and which would create a park-like connection to the street and a new plaza area. The
existing multi-use pathway connecting areas southeast of the site to Zelinsky Park and Mar West
Street would be rerouted to accommodate the relocated Zelinsky Park and would connect to the
Zelinsky Promenade/Garden Plaza. Pedestrian connections to and through Zelinsky Park would
be improved.
The new 52-car parking lot would be accessed from Mar West Street. Four (4) spaces in the lot
would be ADA compliant. The lot would serve both the Library and Town Hall. The tree planting
plan in the parking lot would include shade trees at parking islands to reduce heat island effect
and perimeter trees that provide screening of cars from Zelinsky Park while preserving views of
nearby hills. The proposed Town Plaza area would be an open, informal space with pedestrian
access connecting the Library and Town Hall. The Zelinsky Promenade/Garden Plaza would be a
curving, linear pathway and landscaped area intended as both a pedestrian connection between
the Town Plaza and Zelinsky Park. An outdoor gathering space for children's programming
(Children's Court) would be located at the northeast edge of the Library addition in a Story Time
area. A Staff Patio would be located on the west corner of the project site near the corner of
Tiburon Boulevard and Mar West Street in a landscaped area.
ENVIRONMENTAL REVIEW
Background
The Town determined that an Environmental Impact Report (EIR) was required for the project,
and a Draft EIR (DEIR) was released in June 2010 for a 45-day review and comment period. A
public meeting was held on July 14, 2010 at which the Commission accepted comment on the
DEIR, and on September 8, 2010 the Commission determined that recirculation appeared
unwarranted based on an initial review of the comments received on the DEIR. However, during
the preparation of detailed responses to comments on the DEIR, it became apparent that new
information had been received that required recirculation of certain portions of the DEIR, and a
Revised Draft Environmental Impact Report (RDEIR) was prepared and was released for a 45-
day public review and comment period on March 25, 2011. The Planning Commission held a
public meeting on April 27, 2011 to accept comments on the RDEIR, and the comment period
ended on May 9, 2011. Comments were limited only to those sections being recirculated in the
RDEIR; specifically the biological resources, transportation/parking; and alternatives sections.
On May 25, 2011, the Planning Commission determined that recirculation of the RDEIR was not
required. Responses to comments were prepared pertaining to those sections of the original
DEIR that were not recirculated, and to comments made on the RDEIR for those sections that
were recirculated. The Final EIR was released to the public on August 17, 2011.
Summary of Key EIR Findings
Among the EIR's key findings were:
Aesthetics
By expanding the building into the parking lot separating the Library from Tiburon Town Hall,
the proposed addition would substantially reduce views of the Tiburon Ridge from Tiburon
Boulevard in the vicinity of the project. No mitigation was identified that would reduce this
impact to a less than significant level while allowing the project to be constructed as proposed.
All other aspects of aesthetic and visual analysis concluded that the project would result in less
t?c:tt?l ° ` 101.1
than significant environmental impacts from a CEQA standpoint, with the understanding that
CEQA visual analysis focuses on public views and does not generally consider view impacts
from individual private residences as significant. The EIR concluded that Alternative D would
lessen the amount of ridgeline visual blockage and would reduce this impact to a less-than
significant level, although this is a subjective determination over which reasonable people may
reach different conclusions. A majority of the Planning Commission voted to disagree with this
EIR conclusion and find that the aesthetic impact of Alternative D on the ridgeline would remain
significant and unavoidable.
Air Quality
The project would conflict with an applicable Bay Area Air Quality Management District
(BAAQMD) plan in that it requires a General Plan Amendment and would result in more
"vehicle miles traveled" than if the General Plan were not amended. No mitigation was identified
that could reduce this impact to a less than significant level, nor would the impact be reduced to
less-than-significant by any of the development alternatives examined, since they require a
General Plan Amendment and would increase vehicle miles traveled. This air quality impact was
also identified as a significant and unavoidable cumulative impact of the project.
Biological Resources
The project would be located in close proximity to Railroad Marsh, a sensitive ecological
resource and potential habitat for protected species. The DEIR concluded that with mitigation
measures, including establishment of a minimum 25-foot setback/buffer zone from jurisdictional
wetland areas, the project's biological resource impacts would be reduced to less than significant
levels. This finding was consistent with the biological conclusions of the Initial Study/Negative
Declaration prepared for the library expansion project approved by the Town in 2004. However,
the comments received on the DEIR raised enough concern that the biological section was
recirculated, and the RDEIR preparer concluded that a 25-foot setback from jurisdictional
wetland areas was insufficient to mitigate impacts on the sensitive plants and wildlife that may
inhabit or use Railroad Marsh. No mitigation measures were identified in the RDEIR that would
reduce this impact to a less than significant level while allowing the project to be constructed as
proposed. The RDEIR did conclude that a project alternative (Alternative D) would reduce the
biological impacts to a less-than-significant level by increasing the buffer to 50 feet from the
shoreline and imposing additional mitigation measures. Since the Library Agency has now
accepted Alternative D as its project, it would appear that there would be no remaining
unmitigated biological impacts. Not all persons commenting have agreed with this conclusion
that the biological impacts would be reduced to a less than significant level by Alternative D.
Conversely, the professional biologists involved with the project (see the letter from
Environmental Collaborative [Exhibit 16] and pp. IV.D-41 through 50 of the DEIR) have
commented or concluded that due to the highly-disturbed, unfenced, weedy and habitat-poor
nature of the Marsh buffer located behind the Library and Town Hall buildings, and the
unlikelihood of the presence of protected species, a 50 foot buffer from the Marsh shoreline with
a barrier fence and enhanced riparian plantings would actually improve upon the existing
biological conditions of that part of the Marsh. In summary, it appears that the weight of opinion
by trained biological experts is that Alternative D reduces biological impacts on the Marsh to a
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less than significant level with mitigation. Biological impacts on the Marsh generated little
comment at the Planning Commission public hearing held on September 14, 2011.
Hydrology
All but a small portion of the project site currently drains to the public storm drain system located
within Tiburon Boulevard. The most low-lying portion of the project site (in an unimproved part
of Zelinsky Park) currently drains by gravity flow directly into Railroad Marsh. The project
would modify site drainage such that all drainage on improved surfaces would be directed to the
public drainage system in Tiburon Boulevard. While the project site is located in a federally-
mapped flood zone (as is nearly all of Downtown Tiburon), the finished floor elevation of the
building would be well above the flood level, as is that of the existing Library and Town Hall
buildings. With mitigation measures imposed, all hydrology-related impacts were found to be
less-than-significant.
Land Use and Planning
The DEIR, at pages IVY-5 through IVY-21, reviewed the project for consistency with relevant
public plans and policies, including the Tiburon General Plan, Zoning Ordinance, and Bicycle
and Pedestrian Master Plan. It found the project consistent with a substantial majority of General
Plan policies. With Refined Alternative D, the original project's consistency with General Plan
policies has been somewhat increased with respect to scenic views, parking, and wetland buffer
distance. The extent of policy inconsistency with regard to conversion of open space land to
development, and with construction noise impacts, remains the same.
The project proposes General Plan text and diagram amendments. These amendments, if
approved, would achieve conformity with the General Plan Land Use Diagram, and with wetland
setback standards set forth in the Open Space & Conservation Element Policy OSC-20. The EIR
suggests possible alternative wording for an amendment to Policy OSC-20, but also indicates that
the policy may inherently contain enough flexibility to make an amendment unnecessary. This is
a policy issue and not an environmental issue. A majority of the Planning Commission
concluded that Policy OSC-20 contained enough flexibility that amendment of the policy was
unnecessary. Staff had recommended that the applicant apply for the OSC-20 policy amendment
in an abundance of caution, deeming it to be the most conservative and clearest method of
confronting and addressing the quantitative standard set forth in the policy. However, either
method of resolving this issue is acceptable.
The EIR correctly notes that conflicts between a project and applicable policies do not constitute
a "significant effect on the environment" in and of themselves. It is the responsibility of Town
decision-makers, at the merit stage of project review, to determine whether a project warrants
approval based on policy consistency. The EIR does not perform that function. With respect to
physical environmental impacts related to land use, the EIR concludes that the project would
result in less than significant impacts.
In terms of urban design, Refined Alternative D is more consistent with Downtown Element
policies and the Downtown Design Handbook guidelines in that the entire building would be
located along the Tiburon Boulevard frontage, with parking hidden behind. The 2004 approval
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for an addition behind the existing Library building did not share these design qualities and was
inconsistent with the Downtown Design Handbook guidelines that were later incorporated into
the General Plan Downtown Element in 2005.
Noise
As discussed in DEIR Section IV-G (Noise), construction activities at the project site would
temporarily increase ambient noise levels in the site vicinity and would result in ground-borne
vibration. These impacts would be felt most intensely by existing Library and Town Hall users.
Measures are proposed to mitigate these construction noise impacts, but even with
implementation of mitigation measures, these would remain significant unavoidable impacts
during construction. All other aspects of noise analysis concluded that the project would result in
less than significant environmental impacts with mitigation.
Transportation and Traffic
Vehicular access to the Library/Town Hall complex resulting from the project would be provided
by a new driveway entrance and exit from a new 52-car parking lot off Mar West Street; the
existing Tiburon Boulevard entry/exit and all 54 on-site parking spaces currently accessed from
Tiburon Boulevard would be eliminated. At least four new on-street parking spaces would be
created by the project.
The DEIR had concluded that the proposed project would result in inadequate parking capacity
and that this would be a significant and unavoidable impact. However, the comments received on
the DEIR raised enough concern that this section was recirculated. The RDEIR concluded that
the "baseline parking conditions" had been incorrectly determined in the DEIR and that feasible
mitigations could reduce the potential parking impacts to less-than-significant levels. The
RDEIR also identified additional mitigation measures that were necessary to address the project's
increased left-hand turn movements from Tiburon Boulevard onto Mar West Street. All other
traffic-related aspects of the project were determined to result in less than significant impacts,
including trip generation, roadway capacity, emergency access, and internal circulation and safety
conditions.
Other
The EIR concluded that impacts to agriculture and forest products, cultural resources, geology
and soils, hazards and hazardous materials, mineral resources, population and housing, public
services, recreation, and utilities and service systems would be less-than-significant. Certain
conditions were specified to ensure that cultural and utility and service system impacts would
remain less-than-significant and these conditions are to be included in any approval document.
Significant Unavoidable Project Impacts
The EIR concluded that the following significant and unavoidable ("SU") impacts of the
originally-proposed project could not be eliminated or reduced to a less-than-significant level
through mitigation measures identified in the EIR:
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■ Adverse impacts on plants and wildlife that inhabit or use Railroad Marsh
■ Adverse impacts on a scenic vista (Tiburon Ridge views)
■ Inconsistency with an applicable Bay Area Air Quality Management District
(BAAQMD) air quality plan;
■ Temporary increase in ambient noise levels in the site vicinity from construction activity;
■ Temporary ground-borne vibrations in the vicinity from construction activity;
■ Cumulative impact in terms of inconsistency with an applicable air quality plan.
Alternatives to the Project
The EIR examined four alternatives to the project. These alternatives include a No Project
alternative (Alternative A), and three on-site development alternatives (Alternatives B, C and D).
Alternative B (Alternate Site Plan) consists of an addition to the library constructed behind the
existing building in an unimproved portion of Zelinsky Park, with existing parking to remain on
the site. This alternative is similar to the library expansion project approved by the Town Council
in 2004. Alternative C (Reduced Library) consists of a one-story addition to the library in the
same location as the project's proposed two-story addition. Alternative D (Mitigated Project)
consists of two additions totaling 17,000 square feet; a one-story 1,750 square foot addition at the
front of the existing building, and a two-story 15,250 square foot addition between the existing
building and the town hall building. The proposed parking area would be reduced from 52 to
approximately 47 spaces.
Off-site development alternatives were rejected as infeasible. The Final EIR concludes that
Alternative A (No Project) would be the environmentally superior alternative, as it would avoid
all the environmental impacts associated with construction and operation of the proposed project.
The CEQA Guidelines (Section 15126.6[e]) state that if the environmentally superior alternative
is the No Project alternative, the EIR shall also identify an environmentally superior alternative
among the other alternatives studied. Importantly, of the remaining alternatives, Alternative D
(Mitigated Project) was identified as the environmentally superior alternative. Although
Alternative D would not avoid significant impacts on air quality, noise or ground vibration, the
EIR concludes that with mitigation, it would reduce impacts on Railroad Marsh plants and
wildlife and impacts on scenic views of the Tiburon Ridge to less than significant levels; the
Planning Commission disagreed with the latter impact conclusion. The Library Agency has since
accepted Alternative D as its project in a refined form.
Staff has reviewed the Refined Alternative D layout and found it to be very similar to Alternative
D in site planning and layout and also in terms of potential environmental impact. Due to the
presence of proposed perimeter landscaping and a second walkway connecting to Mar West
Street, Refined Alternative D may encroach slightly further toward the Marsh than Alternative D.
Staff believes that this non-essential pathway should be further reviewed at the time of
development of detailed drawings for its position relative to the Marsh setback. The refined
design does provide five additional on-site parking spaces compared to Alternative D.
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CONFORMANCE WITH TOWN PLANS AND REGULATIONS
General Plan Consistency
The proposal would re-designate an approximately 16,250 square foot portion of Town-owned
land located behind the existing Library and Town Hall parcels from OS (Open Space) to P
(Public/Quasi-Public) on the General Plan Land Use Diagram to accommodate the new parking
lot and the relocated Zelinsky Park associated with the project. A graphic depicting this re-
designation is included in Exhibit 8. The Town previously re-designated a similarly-sized portion
of land to accommodate the earlier library addition approved. in 2004. The proposal would also
re-designate an approximately 11,750 square foot portion of the Town Hall parcel from NC
(Neighborhood Commercial) to P (Public/Quasi-Public) to correct a mapping error in the 2005
Tiburon 2020 General Plan. If these general plan diagram amendments are approved, the
expansion project would be consistent with the Tiburon General Plan land use designation. The
proposal would also amend Policy OSC-20 to allow a setback from wetlands of less than 100 feet
under limited circumstances. The necessity for this text amendment is subject to debate, since the
current policy contains flexibility regarding buffer width if achievement of a 100 foot buffer is
determined to be infeasible. Consistency with other applicable General Plan policies was
assessed in the DEIR at pp. IV.F-5 through 19. Subsequent to that analysis, the project has been
revised and refined to improve its overall consistency with General Plan policies, including views
to ridgelines and wetlands buffers, and the parking analysis was revised to include effective
mitigations that reduce impacts. Staff concludes that, on balance, the project (and specifically
Alternative D and Refined Alternative D) would further the goals and objectives of the Tiburon
General Plan and would be consistent with it. A majority of the Planning Commission concurred.
Zoning Ordinance Conformance
Uses/Land & Structure Regulations
The proposal would rezone a portion of Town-owned land from OS (Open Space) to P
(Public/Quasi-Public) on the Town's Zoning Map to accommodate the parking lot portion of the
expansion project. A portion of the existing Town Hall parcel would also be rezoned to correct a
pre-existing mapping error. Graphics depicting these rezonings are included in Exhibits 2 and 3.
The existing Library building is already located on property in the P zone. This zone allows a
floor area ratio of up to 1.0 and has no minimum setbacks (they are determined through
conditional use permit and/or design review approvals), has a minimum lot size of 10,000 square
feet, a lot coverage limit of 50%, and a height limit of 30 feet. The P zone typically requires a
conditional use permit and design review for construction of public buildings or additions to
buildings, but it is anticipated that the Town Council will adopt special processing procedures for
the Library addition, as was done for the original Library building, the Town Hall, Police Station
and other major public projects, and as specifically called for in General Plan Program DT-u.
The expansion project as analyzed herein would likely be exempted from the provisions of the
Tiburon Zoning Ordinance, including height (proposed at a maximum of 40 feet to match the
existing Library building roofline), lot coverage and parking standards. It would be well within
the 1.0 FAR at .65 FAR. Staff concludes that the rezonings would be consistent with the
objectives of the Tiburon Zoning Ordinance and would not be detrimental to the public health,
safety and welfare. The Planning Commission concurred.
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Other Applicable Plans
A portion of the project site is located within the boundaries of the Point Tiburon Planned
Development (PD#42). The Point Tiburon Master Plan and the Point Tiburon Precise Plan both
designate portions of the project site for "Open Space" uses. The proposed amendments to these
Plans would re-designate a 16,250 square foot portion currently designated as Open Space to
"Public Uses, including Public Buildings". Graphics depicting the area to be re-designated are
included in Exhibits 4 and 10. Approval of the requested amendments would achieve
conformance with the Point Tiburon Master Plan and Precise Plan. No actual building square
footage is proposed to be constructed on the Point Tiburon portion of the project. The Planning
Commission recommended approval of these amendments.
CORRESPONDENCE
The Town has received numerous letters and a-mails regarding the project merits, some in favor
and some opposed to the project. These communications are attached chronologically as
Exhibits 17 through 36. Letters of opposition received to date appear to focus on the following:
■ Objection to the conversion of open space land between the Library and Marsh
■ Objection to moving parking father away from the Town Hall building
■ Objection to the scale, need, and cost for a much larger Library facility
■ Objection to the loss of views from Tiburon Boulevard opposite the proposed addition
Objections to loss of views of Old Saint Hilary's Church from residents of 36 Cove Road have
been noted in earlier correspondence and photos received during the EIR review.
ISSUES TO BE RESOLVED
Staff has identified several issues that should be addressed and/or resolved as part of the Town
Council deliberations. These are discussed individually below.
Scale of the Expansion
One continuing area of public controversy is the scale of the proposed expansion, from roughly
10,500 existing square feet to roughly 27,000 square feet. The Library Agency has set forth its
rationale for the scale of the expansion, and will reiterate that at the public hearing.
The balancing of benefits provided by a major public project versus environmental impacts and
community character issues is one of the more challenging aspects of being a Councilmember.
The Planning Commission recommended that the Town Council "consider the feasibility of
reducing the size" of the addition and concluded that a scaled-back addition would better balance
the public benefits of the project with its impacts on the environment, on surrounding uses, and
on the small-town character of the Downtown and the community, based on its focused review of
the EIR and the Town's plans, policies and regulations. The Town Council generally employs a
broader perspective in its review of development projects, as befits the traditional role of a
legislative body, but in many instances reaches the same conclusions as that of its recommending
bodies.
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Visual impact of ridgeline blockage
Expansion of the library as proposed would increase visual blockage of the Tiburon Ridgeline as
viewed from Tiburon Boulevard and nearby locations. Numerous comments on the EIR and
project have raised this issue. While the EIR concluded that Alternative D (a refinement of which
is now the project) would reduce this impact to a less than significant level, it also stated that this
is a subjective judgment and reasonable people may differ as to their conclusions. Staff has
estimated that approximately 60% of the ridgeline span currently visible from the Tiburon
Boulevard vantage point used to generate the photo-simulations would be lost under Alternative
D and Refined Alternative D. The current design maintains a minimum 48 foot separation
between the Library addition and Town Hall, increased from 32 feet for the original project
submittal. The Planning Commission determined that this impact would remain significant and
unavoidable; necessitating either further project revision or adoption of a statement of "overriding
considerations" should the Town Council agree with the Commission's determination yet choose
to approve the project without further amelioration of the visual ridge blockage impact.
Biological Impacts on the Marsh and Policy OSC-20 regarding wetland buffer setbacks
This issue received considerable attention through the EIR process, but did not receive much
mention at the Planning Commission meeting. The EIR concludes that biological impacts on the
Marsh would be reduced to a less than significant level for Alternative D with mitigation
measures, and suggests alternative revisions of Policy OCS-20 regarding buffers for wetlands.
The Planning Commission agreed with the EIR finding that biological impacts would be less than
significant under Alternative D and determined that no amendment to General Plan Policy OSC-
20 was necessary to approve the project as proposed.
Parking Adequacy
The parking situation at the Town Hall and Library is complex and somewhat unusual in that it
relies on short-term leases in an adj acent parking lot east of Town Hall to function effectively on
a day-to-day basis. A total of 36 spaces (24 for Town Hall and 12 for the Library) for employees
are leased in that lot, freeing the on-site parking to accommodate Library patrons and Town Hall
customers and visitors. Except for occasional large functions or concurrent functions at both
buildings, the on-site parking and available nearby street parking typically meet the operating
needs of the two facilities. There is no current indication that these 36 leased parking spaces
would not continue to be available for Town Hall and Library use, and the conversion of at least
some of the spaces to short-term pay parking (as opposed to all-day parking) is being explored.
Under Refined Alternative D as currently proposed by the Library Agency, the number of on-site
parking spaces would remain roughly the same (dropping from 54 spaces to 52 spaces).
Meanwhile, approximately four (4) new on-street parking spaces could be created along Tiburon
Boulevard where existing driveways would be closed, and there is possibly of creating some
additional on-street parking along Mar West Street.
The proposed project would add up to 17,000 square feet of additions to the Library and increase
parking demand somewhat, although the parking demand would not be likely to increase in
proportion to the square footage increase, since there is not a corresponding increase being
- -
4 t"?t~ tl C..t3t.(nci .%,I(,ci:ICSz71
C)uohcr.5. 201.1
created in the population served by the Library. The EIR concludes (RDEIR p. 81) that through a
combination of mitigation measures, parking demand for the Library expansion could be met and
impacts reduced to a less than significant level. The Planning Commission agreed with Staff's
recommendation to impose three additional measures to this list, some of which are already used
on occasion but may be needed more frequently following any Library expansion:
• Create additional on-street parking along the east side of Mar West Street project frontage
if feasible.
• Coordinate major events at the Library and Town Hall to reduce overlapping events.
• Establish agreements with nearby parking lot owners-(e.g., Boardwalk Shopping Center,
Tiburon Peninsula Club, Main Street Properties) to provide occasional overflow parking
for unusually large or overlapping events.
Traffic in-lieu fees for Mar West Street intersection improvement
The EIR indicates that the Library expansion would generate substantial additional trips through
the Tiburon Boulevard/Mar West Street intersection, especially adding to the volume of left turns
onto Mar West Street from Tiburon Boulevard. While the project would not by itself trigger a
traffic signal installation requirement for the intersection, in combination with other projects
envisioned in the Tiburon General Plan, the intersection would require signalization at some point
in the future. The Town's traffic mitigation fee ordinance currently exempts public projects from
payment of traffic mitigation fees, but it seems reasonable that the Library contribute monetarily
toward the eventual cost of signalization for the intersection. This is an issue for negotiation
between the Town and Library to be conducted and concluded at a future date when the project
may be closer to start of construction, but the notion of a reasonable contribution should be a
condition of approval imposed at this time. The Planning Commission recommended this as a
condition of approval.
NEXT STEPS
Following Town Council action (if for approval), the Town Council should direct staff to prepare
a streamlining ordinance that would exempt the project from provisions of the Zoning Ordinance
and vest review and approval of any detailed site plan and architectural drawings for the project
with the Town Council; that ordinance will require a Planning Commission public hearing and
recommendation as well. Once the ordinance is in effect, the Town Council would hold a public
meeting to consider approval of the aforementioned drawings, which would constitute final
discretionary Town land use approval for the project. Building permits, encroachment permits
and other "trailing" permits would follow.
SUMMARY OF PLANNING COMMISSION RECOMMENDATIONS
The Planning Commission recommended certification of the EIR while disagreeing with its
finding of a less-than-significant impact regarding scenic view impacts from Tiburon Boulevard
for Alternative D. See Planning Commission Resolution No. 2011-14 attached as Exhibit 5.
The Planning Commission recommended approval of the various applications, but recommended
that the Town Council "consider the feasibility of reducing the size of the project" (see Planning
Commission Resolution No. 2011-15, attached as Exhibit 6). The Commission also
-
recommended adding certain mitigation measures, and imposed additional conditions regarding
intersection improvements, and parking lot layout and circulation. Refer to the draft Commission
minutes attached as Exhibit 7. Staff supports the Planning Commission recommendations as
reasonable, appropriate, and based on sound environmental and policy considerations.
RECOMMENDATION
Following the staff and applicant presentations, Staff recommends that the Town Council:
1. Hold a public hearing on the project and close the public hearing.
2. Consider adoption of the Resolution (Exhibit 1) certifying the project's EIR.
3. Deliberate on the land development applications and provide any desired direction to
the applicant.
4. Consider introducing and holding first reading of the three ordinances (Exhibits 2-4)
regarding the rezonings and the amendment to the Point Tiburon Master Plan.
5. Continue the item to the meeting of October 19, 2011 or the next available date for
consideration of adoption of the ordinances and Resolutions (Exhibits,8-10)
associated with the project.
EXHIBITS
1. Draft Resolution certifying the project EIR.
2. Draft ordinance rezoning a portion of Lot 10 of the Point Tiburon Subdivision.
3. Draft ordinance rezoning a portion of the Town Hall parcel at 1505 Tiburon Boulevard.
4. Draft ordinance amending the Point Tiburon Master Plan for a portion of Lot 10.
5. Planning Commission Resolution No. 2011-14 recommending certification of the EIR.
6. Planning Commission Resolution No. 2011-15 recommending project approval with
modifications and conditions.
7. Draft Planning Commission Minutes of September 14, 2011.
8. Draft Resolution conditionally approving the General Plan Amendments and a mitigation
monitoring program.
9. Draft Resolution (cover page only) making CEQA findings of fact.
10. Draft Resolution amending the Point Tiburon Precise Plan for a portion of Lot 10.
11. Letter dated September 8, 2011 from the Library Agency's legal counsel stating that the
Agency elects to proceed with Alternative D (as refined) as the project.
12. Narrative dated September 7, 2011 describing Refined Alternative D, prepared by EHDD
Architecture (2 pages).
13. Story pole plan dated August 30, 2011.
14. Photograph #1 of story poles for Refined Alternative D as seen from Tiburon Boulevard.
15. Photograph #2 of story poles for Refined Alternative D as seen from Tiburon Boulevard.
16. Memo from Environmental Collaborative dated September 7, 2011 regarding Marsh-
related issues.
17. Letter from The Innisfree Companies dated June 23, 2009.
18. E-mail from Ellie Bloch dated September 21, 2010.
19. E-mail from Robert Benbow dated August 17, 2011.
20. Letter from Robert Hess dated August 18, 2011.
21. E-mail from Jay Andrews dated August 20, 2011.
22. E-mail from Scott Pearson dated August 20, 2011.
23. E-mail from Gretchen Lang dated August 30, 2011.
24. Letter from Dr. Ira Mendlowitz received August 31, 2011.
25. Letter from Caltrans received September 12, 2011.
26. Letter from Anne and Herb Briggin dated September 12, 2011.
27. E-mail from Alan Fenster dated September 14, 2011.
28. E-mail from Connie Peirce received September 9, 2011.
29. Correspondence from Warren Russell received at Commission meeting on 9/14/2011.
30. Letter from Stephen Sera and Nathalie Nutting received September 14, 2011.
31. E-mail from Jill Barnett received September 20, 2011.
32. E-mail from Joan Bergsund, Valerie Bergmann and Terry Hennessy received September
26, 2011.
33. E-mail from Maria Lambert received September 26, 2011.
34. E-mail from Nancy Gale received September 27, 2011.
35. Letter from Catherine Losee received September 27, 2011.
36. E-mail from Ann Green received September 29, 2011.
ATTACHMENT A:
➢ Drawing Sets dated October 5, 2011 (Date-stamped Received September 28, 2011)
(available for review on the Town's website at www.ci.tiburon.ca.us from a link in the
News Box)
(Full-size set and 11" X 17" reduced set distributed to Town Council)
PREVIOUSLY DISTRIBUTED (and available for viewing on the Town's web site)
➢ Draft Environmental Impact Report, Belvedere-Tiburon Library Project, prepared by
Christopher A. Joseph & Associates, June 2010.
➢ Revised Draft Environmental Impact Report, Belvedere-Tiburon Library Expansion
Project, prepared by Leonard Charles and Associates, March 2011.
➢ Final Environmental Impact Report, Belvedere-Tiburon Library Expansion Project,
prepared by Leonard Charles and Associates, August 2011.
Prepared by: Scott Anderson, Director of Community Development
S: Wministrationl Town CouncillStaff Reportsl201110ctober 5 draftsILibrary Expansion staff report.doc
RESOLUTION NO. XX-2011
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON
CERTIFYING THE ENVIRONMENTAL IMPACT REPORT
FOR THE BELVEDERE-TIBURON LIBRARY EXPANSION PROJECT
WHEREAS, a Draft Environmental Impact Report (DEIR) evaluating the proposed
Belvedere-Tiburon Public Library Expansion Project was prepared and was transmitted by the
Town of Tiburon to all appropriate parties for review and comment; and
WHEREAS, notice of the availability of the DEIR was given as required by law; and
WHEREAS, written comments on the DEIR were accepted from agencies and the public
from June 10, 2010 to July 26, 2010; and
WHEREAS, the Planning Commission held a public meeting and accepted testimony on
the DEIR on July 14, 2010; and
WHEREAS, it was subsequently determined that significant new information requiring
recirculation of portions of the DEIR had been received during the review and comment period;
and
WHEREAS, a Revised Draft Environmental Impact Report (RDEIR) was circulated for
public and agency review and comment between March 25, 2011 and May 9, 2011; and
WHEREAS, the Planning Commission held a public meeting and accepted testimony on
the RDEIR on April 27, 2011; and
WHEREAS, on May 25, 2011 the Planning Commission determined that no significant
new information had been received on the RDEIR and directed the Town's environmental
consultant to prepare the responses to comments and complete the Final Environmental Impact
Report (FEIR); and
WHEREAS, agency and public comments have been responded to in the FEIR, which
was released on August 17, 2011; and
WHEREAS, the Planning Commission considered the Environmental Impact Report at a
public hearing held on September 14, 2011 and voted to recommend certification of the EIR to
the Town Council by adopting Resolution No. 2011-14; and
WHEREAS, the Town Council considered the EIR and the recommendation of the
Planning Commission to certify the EIR, at a public hearing held on October 5, 2011.
NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Tiburon
that the EIR was prepared in accordance with the provisions of the California Environmental
TIBURON TOWN COUNCIL RESOLUTION NO. XX-2011 -/--/2011
EXHIBIT NO.
Quality Act (CEQA), said EIR consisting of three separately-bound documents as follows:
1. Draft Environmental Impact Report, Belvedere-Tiburon Library Project, prepared by
Christopher A. Joseph & Associates, June 2010.
2. Revised Draft Environmental Impact Report, Belvedere-Tiburon Library Expansion
Project, prepared by Leonard Charles and Associates, March 2011.
3. Final Environmental Impact Report, Belvedere-Tiburon Library Expansion Project,
prepared by Leonard Charles and Associates, August 2011.
BE IT FURTHER RESOLVED that the Town Council certifies the Environmental
Impact Report for the Belvedere-Tiburon Library Expansion Project as having been completed in
compliance with the California Environmental Quality Act and applicable local guidelines.
BE IT FURTHER RESOLVED that the Town Council has reviewed and considered the
information contained in the EIR and that the EIR reflects the independent judgment and analysis
of the Town Council.
BE IT FURTHER RESOLVED that the Town Council hereby adopts the EIR as the
Environmental Impact Report for the Belvedere-Tiburon Library Expansion Proj ect.
BE IT FURTHER RESOLVED that the Town Council disagrees with the EIR's
conclusion that Alternative D would reduce visual blockage of the Tiburon Ridge from Tiburon
Boulevard to a less than significant level in that approximately 60% of the existing visible
ridgeline would no longer be visible from the photosimulation vantage point on Tiburon
Boulevard with Alternative D. The Town Council finds that Alternative D would have a
significant and unavoidable impact on a scenic vista (the Tiburon Ridge) as viewed from Tiburon
Boulevard.
PASSED AND ADOPTED at a regular meeting of the Tiburon Town Council on
, 2011, by the following vote:
AYES: COUNCILMEMBER:
NOES: COUNCILMEMBER:
ABSENT: COUNCILMEMBER:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
TIBURON TOWN COUNCIL RESOLUTION NO. Xx-2011 -/--/2011 2
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
S:WdministrationlTown CouncillStaffReports120111October S drafislLibraryEIR certification reso.doc
TIBURON TOWN COUNCIL RESOLUTION NO. XX-2011 -/--/2011
ORDINANCE NO. N.S.
AN ORDINANCE OF THE TOWN COUNCIL OF THE
TOWN OF TIBURON REZONING CERTAIN PROPERTY FROM
OS (OPEN SPACE) TO P (PUBLIC/QUASI-PUBLIC) ZONE TO
ACCOMMODATE AN EXPANSION OF THE
BELVEDERE-TIBURON PUBLIC LIBRARY
ASSESSOR PARCEL NO. 58-171-62 (portion)
The Town Council of the Town of Tiburon does ordain as follows:
SECTION 1. RECITALS AND FINDINGS.
1. The Town of Tiburon is in receipt of an application (File #82008-02) filed
by the Belvedere-Tiburon Library Agency (BTLA), to rezone
approximately 16,250 square feet of land located north of and directly
behind the existing BTLA property at 1.501 Tiburon Boulevard and the
Tiburon Town Hall property at 1505 Tiburon Boulevard for purposes of an
expansion to the existing Library facility.
2. The Tiburon Planning Commission held a duly noticed public hearing on
September 14, 2011, heard testimony from interested persons, and adopted
Resolution No. 2011-15 recommending approval of the rezoning to the
Town Council.
3. The Town Council held a duly noticed public hearing on
, 2011, at which testimony was received and
considered from interested persons. The Town Council also received and
considered the report and recommendations of the Planning Commission.
4. The Town Council has previously certified an Environmental Impact
Report for the project, including the proposed rezoning.
5. The Town Council finds that the proposed rezoning is consistent with the
General Plan and other applicable plans, will not be detrimental to the
public health, safety or welfare of the Town, and is consistent with the
objectives and requirements of the Zoning Ordinance.
SECTION 2. APPROVAL OF REZONING.
The approximately 16,250 square feet of land, as depicted on attached Exhibit
"A", comprising a portion of Lot 10 of the Point Tiburon Subdivision, is hereby rezoned
from OS (Open Space) to P (Public/Quasi-Public) Zone on the Tiburon Zoning Map.
Town of Tiburon Ordinance No. N. S. Effective --1--12011
-TTD
IT NO. 01
SECTION 3.
SEVERABILITY.
If any section, subsection, sentence, clause or phrase of this Ordinance is for any
reason held to be invalid or unconstitutional by a decision of the court of competent
jurisdiction, such section, subsection, sentence, clause or phrase shall be deemed
severable and shall not affect the validity of the remaining portions of the Ordinance. The
Town Council of the Town of Tiburon hereby declares that it would have passed this
Ordinance, any section, subsection, sentence, clause or phrase thereof, irrespective of the
fact that any one or more sections, subsections, sentences, clauses or phrases may be
declared invalid or unconstitutional.
SECTION 4. EFFECTIVE DATE
This Ordinance shall take effect and be in force thirty (30) days after the date of
passage and before the expiration of fifteen (15) days after its passage a copy of the
ordinance shall be published with the names of the members voting for and against it at
least once in a newspaper of general circulation published in the Town of Tiburon.
This Ordinance was introduced at a meeting of the Town Council held on
, 2011, and was adopted at a regular meeting of the Town
Council of the Town of Tiburon on , 2011, by the following vote:
AYES : COUNCILMEMBERS :
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
Attachment: Exhibit "A"
SAAdministration\Town Council\Staff Reports\2011\0ctober 5 drafts\rezone ord Library project.doc
Town of Tiburon Ordinance No. N. S. Effective --1--12011 2
Area of Change
Source: htto://
Exhibit "A" Area to be re-zoned from Open Space to Public/Quasi-
Public on the Tiburon Zoning Map
Legend
Project Site
OS Open Space
P Public/Quasi-Public
NC Neighborhood Commercial
O Office
ORDINANCE NO. N.S.
AN ORDINANCE OF THE TOWN COUNCIL OF THE
TOWN OF TIBURON REZONING CERTAIN PROPERTY FROM
NC (NEIGHBORHOOD COMMERCIAL) TO P (PUBLIC/QUASI-PUBLIC)
ZONE TO CORRECT A PRIOR MAPPING ERROR
ASSESSOR PARCEL NO. 58-171-92
The Town Council of the Town of Tiburon does ordain as follows:
SECTION 1. RECITALS AND FINDINGS.
1. The Town of Tiburon is in receipt of an application (File #R2008-02) to
rezone approximately 11,750 square feet of land comprising
approximately the eastern half of the Tiburon Town Hall parcel at 1505
Tiburon Boulevard for the purposes of correcting a prior mapping error on
the Tiburon Zoning Map.
2. The Tiburon Planning Commission held a duly noticed public hearing on
September 14, 2011, heard testimony from interested persons, and adopted
Resolution No. 2011-15 recommending approval of the rezoning to the
Town Council.
3. The Town Council held a duly noticed public hearing on
, 2011, at which testimony was received and
considered from interested persons. The Town Council also received and
considered the report and recommendations of the Planning Commission.
4. The Town Council has previously certified an Environmental Impact
Report for the project, including the proposed rezoning.
5. The Town Council finds that the proposed rezoning is consistent with the
General Plan and other applicable plans, will not be detrimental to the
public health, safety or welfare of the Town, and is consistent with the
objectives and requirements of the Zoning Ordinance.
SECTION 2. APPROVAL OF REZONING.
The approximately 11,750 square feet of land, as depicted on attached Exhibit
"A", comprising a portion of Marin County Assessor parcel 058-171-92, is hereby
rezoned from NC (Neighborhood Commercial) to P (Public/Quasi-Public) Zone on the
Tiburon Zoning Map.
Town of Tiburon Ordinance No. N. S. Effective --1--12011
E-IX-TIIIB IT NO. J
SECTION 3. SEVERABILITY.
If any section, subsection, sentence, clause or phrase of this Ordinance is for any
reason held to be invalid or unconstitutional by a decision of the court of competent
jurisdiction, such section, subsection, sentence, clause or phrase shall be deemed
severable and shall not affect the validity of the remaining portions of the Ordinance. The
Town Council of the Town of Tiburon hereby declares that it would have passed this
Ordinance, any section, subsection, sentence, clause or phrase thereof, irrespective of the
fact that any one or more sections, subsections, sentences, clauses or phrases may be
declared invalid or unconstitutional.
SECTION 4.
EFFECTIVE DATE
This Ordinance shall take effect and be in force thirty (30) days after the date of
passage and before the expiration of fifteen (15) days after its passage a copy of the
ordinance shall be published with the names of the members voting for and against it at
least once in a newspaper of general circulation published in the Town of Tiburon.
This Ordinance was introduced at a meeting of the Town Council held on
, 2011, and was adopted at a regular meeting of the Town
Council of the Town of Tiburon on , 2011, by the following vote:
AYES : C OUNC ILMEMB ERS :
NOES: COUNCILMEMBERS :
ABSENT: COUNCILMEMBERS:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
Attachment: Exhibit "A"
S: WdministrationITown CouncillStaff Reportsl20lllOctober 5 draflslrezone ord Library project Town Hall Parcel.doc
Town of Tiburon Ordinance No. N. S. Effective --1--12011 2
Project Site
OS Open Space
P Public/Quasi-Public
NC Neighborhood Commercial
O Office
7
Source
Exhibit "A" Area to be re-zoned from Neighborhood Commercial to
Public/Quasi-Public on the Tiburon Zoning Map
ORDINANCE NO. N. S.
AN ORDINANCE OF THE TOWN COUNCIL OF THE
TOWN OF TIBURON AMENDING THE POINT TIBURON
(NORTHWESTERN PACIFIC RAILROAD) MASTER PLAN (PD#42) TO
ACCOMMODATE AN EXPANSION OF THE
BELVEDERE-TIBURON PUBLIC LIBRARY
LOCATED AT 1501 TIBURON BOULEVARD
The Town Council of the Town of Tiburon does ordain as follows:
SECTION 1.
RECITALS AND FINDINGS.
1. In 1979, the Town adopted Ordinance No. 219 N.S. approving the Northwestern
Pacific Railroad Master Plan, said Master Plan designating the westernmost
portion of the 38-acre former railroad property (adjacent to Mar West Street and
depicted on attached Exhibit "A") for Open Space use.
2. The Northwestern Pacific Railroad Master Plan area was subsequently developed
as the Point Tiburon Subdivision.
3. In 1984, the Town of Tiburon accepted, as part of the Point Tiburon Final
Subdivision Map, an offer of dedication from the owner of the property (The
Innisfree Companies) for the subject and adjacent property (collectively identified
as Lot 10 of the Point Tiburon Subdivision) as "public open space and flood
control use", said offer of dedication containing reversionary clauses if used for
other purposes.
4. In October 1997, The Innisfree Companies fully and forever released any
reversionary rights to Lot 10 in a Settlement Agreement and General Mutual
Release document recorded on January 8, 1999 as Serial Number 1999-0001725
of Marin County Records.
5. In 2004, the Town Council approved an amendment to the Point Tiburon Master
Plan to re-designate an approximately 16,000 square foot portion of Lot 10 from
"Open Space" to "Public use, including public buildings".
6. The Town of Tiburon is currently in receipt of an application from the Belvedere-
Tiburon Library Agency (BTLA) to amend the aforesaid Master Plan by allowing
the designation of an additional approximately 16,250 square feet of Lot 10 for
Public uses, including public buildings, in order to accommodate a future
expansion of the Library facility.
7. The Tiburon Planning Commission held a duly noticed public hearing on
Town of Tiburon Ordinance No. N. S. Effective --1--12011
EX-I-11IBIT NO. 4
September 14, 2011, heard testimony from interested persons, and recommended
approval of the Master Plan amendment application to the Town Council by
adopting Resolution No. 2011-15.
8. The Town Council has previously certified an Environmental Impact Report for
the project on , 2011.
9. The Town Council held a public hearing on , 2011, heard
and considered all public testimony on the matter, and has reviewed and
considered the entire project record.
10. The Town Council finds that the Master Plan amendment is, on balance,
consistent with the goals and policies of the Tiburon General Plan; is in
conformance with objectives and requirements of the Tiburon Zoning Ordinance;
and is consistent with other provisions of the Point Tiburon Master Plan and Point
Tiburon Precise Plan, as set forth and documented in the Staff Reports dated
and .2011.
11. The Town Council finds that the Point Tiburon Master Plan amendment will not
be contrary to the public health, safety or general welfare of the Town.
SECTION 2. APPROVAL OF MASTER PLAN AMENDMENT.
The Town Council of the Town of Tiburon does hereby amend the Point Tiburon
Master Plan (PD#42) by re-designating (in all material aspects of the Point Tiburon
Master Plan) approximately 16,250 square feet of land, as depicted on attached Exhibit
"B", comprising a portion of Lot 10 of the Point Tiburon Subdivision, from "Open Space
use" to "Public use, including public buildings".
SECTION 3. SEVERABILITY.
If any section, subsection, sentence, clause or phrase of this Ordinance is for any
reason held to be invalid or unconstitutional by a decision of the court of competent
jurisdiction, such section, subsection, sentence, clause or phrase shall be deemed
severable and shall not affect the validity of the remaining portions of the Ordinance. The
Town Council of the Town of Tiburon hereby declares that it would have passed this
Ordinance, any section, subsection, sentence, clause or phrase thereof, irrespective of the
fact that any one or more sections, subsections, sentences, clauses or phrases may be
declared invalid or unconstitutional.
SECTION 4. EFFECTIVE DATE
This Ordinance shall take effect and be in force thirty (30) days after the date of
passage and before the expiration of fifteen (15) days after its passage a copy of the
Town of Tiburon Ordinance No. N. S. Effective --1--12011 2
ordinance shall be published with the names of the members voting for and against it at
least once in a newspaper of general circulation published in the Town of Tiburon.
This Ordinance was introduced at a meeting of the Town Council held on
, 2011, and was adopted at a regular meeting of the Town Council of
the Town of Tiburon on , 20115 by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
Attachments: Exhibits "A" and "B"
SAAdministration\Town Council\Staff Reports\2011\0ctober 5 drafts\Point Tiburon master plan ord amend Library.doc
Town of Tiburon Ordinance No. N. S. Effective --1--12011 3
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Project Site
OS Open Space
P Public/Quasi-Public
NC Neighborhood Co
O Office
Source
Exhibit "B" area to be changed from Open Space use to Public use (including public buildings and
any uses and structures appurtenant thereto), in the Master Plan and the Precise Plan Map
for the Point Tiburon (Northwestern Pacific Railroad) Planned Development (PD#42)
RESOLUTION NO. 2011-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF TIBURON
RECOMMENDING TO THE TOWN COUNCIL CERTIFICATION OF
THE ENVIRONMENTAL IMPACT REPORT
FOR THE BELVEDERE-TIBURON LIBRARY EXPANSION PROJECT
WHEREAS, a Draft Environmental Impact Report (DEIR) evaluating the proposed
Belvedere-Tiburon Public Library Expansion Project was prepared and was transmitted by the
Town of Tiburon to all appropriate parties for review and comment; and
WHEREAS, notice of the availability of the DEIR was given as required by law; and
WHEREAS, written comments on the DEIR were accepted from agencies and the public
from June 10, 2010 to July 26, 2010; and
WHEREAS, the Planning Commission held a public meeting and accepted testimony on
the DEIR on July 14, 2010; and
WHEREAS, it was subsequently determined that significant new information requiring
recirculation of portions of the DEIR had been received during the review and domment period;
and
WHEREAS, a Revised Draft Environmental Impact Report (RDEIR) was circulated for
public and agency review and comment between March 25, 2011 and May 9, 2011; and
WHEREAS, the Planning Commission held a public meeting and accepted testimony on
the RDEIR on April 27, 2011; and
WHEREAS, on May 25, 2011 the Planning Commission determined that no significant
new information had been received on the RDEIR and directed the Town's environmental
consultant to prepare the responses to comments and complete the Final Environmental Impact
Report (FEIR); and
WHEREAS, agency and public comments have been responded to in the FEIR, which
was released on August 17, 2011; and
WHEREAS, the EIR was prepared in accordance with the provisions of the California
Environmental Quality Act (CEQA), said EIR consisting of the following separately-bound
documents as follows:
1. Draft Environmental Impact Report, Belvedere-Tiburon Library Project, prepared by
Christopher A. Joseph & Associates, June 2010.
2. Revised Draft Environmental Impact Report, Belvedere-Tiburon Library Expansion
Project, prepared by Leonard Charles and Associates, March 2011.
TIBURON PLANNING COMMISSION RESOLUTION NO. 2011-14 9/14/2011
1
EXHIBIT NO.
3. Final Environmental Impact Report, Belvedere-Tiburon Library Expansion Project,
prepared by Leonard Charles and Associates, August 2011.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends to
the Town Council that the Environmental Impact Report for the Belvedere-Tiburon Library
Expansion Project be certified as having been completed in compliance with the California
Environmental Quality Act and applicable local guidelines.
BE IT FURTHER RESOLVED that the Planning Commission respectfully disagrees with
the EIR's conclusion that Alternative D would reduce visual blockage of the Tiburon Ridge from
Tiburon Boulevard to a less than significant level in that approximately 60% of the existing
visible ridgeline would no longer be visible from the photogimulation vantage point on Tiburon
Boulevard with Alternative D. The Planning Commission finds that Alternative D would have a
significant and unavoidable impact on a scenic vista (the Tiburon Ridge) as viewed from Tiburon
Boulevard. -
PASSED AND ADOPTED at a regular meeting of the Tiburon Planning Commission on
September 14, 2011, by the following vote:
AYES: COMMISSIONERS: Doyle, Tollini & Weller
NOES : COMMISSIONERS : Corcoran & Kunzweiler
ABSENT: COMMISSIONERS: None
hkIRMAN
JQ
1 uron Planni g Commission
ATTEST:
SCOTT ANDERSON, SECRETARY
S:IPlanninglPlanning CommissionlResolutions1201112011-14; Library Expansion EIR certification. doc
TIBURON PLANNING COMMISSION RESOLUTION NO. 2011-14 9/14/2011
2
IF9~ COPY
RESOLUTION NO. 2011-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE
TOWN OF TIBURON RECOMMENDING APPROVAL OF GENERAL PLAN
AMENDMENTS, REZONINGS, AND AMENDMENTS TO THE
NORTHWESTERN PACIFIC (POINT TIBURON; PD #42) MASTER PLAN AND
NORTHWESTERN PACIFIC (POINT TIBURON, PD#42) PRECISE PLAN FOR
THE PURPOSES OF THE
BELVEDERE-TIBURON LIBRARY EXPANSION PROJECT
WHEREAS, Town of Tiburon is in receipt of applications from the Belvedere-
Tiburon Library Agency (BTLA) for general plan amendment, rezoning, and amendment
of the Point Tiburon Master Plan and Point Tiburon Precise Plan for purposes of
accommodating a proposed expansion of the community's public library building, said
applications being more fully set forth in Files GPA 2008-02, 82008-02, #40801 and
#30804 on file with the Tiburon Planning Division; and
WHEREAS, the Planning Commission has previously recommended certification
of the EIR prepared for the project by separate resolution; and
WHEREAS, the Planning Commission held a duly noticed public hearing on
September 14, 2011 and heard and considered all public testimony on the project
applications, and has reviewed and considered the information contained in the EIR for
the project; and
WHEREAS, the Planning Commission finds that with incorporation of the
mitigation measures contained in the EIR, and with incorporation of the further
recommendations contained herein, the project is, on balance, consistent with and in
furtherance of the objectives of the Tiburon General Plan; and
WHEREAS, the Planning Commission finds that the rezoning is consistent with
the requirements and objectives of the Zoning Ordinance, is consistent with the General
Plan and other applicable plans, and will not be detrimental to the public health, safety or
welfare of the Town.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
Town of Tiburon does hereby recommend to the Tiburon Town Council as follows:
A. That the Town Council approve a General Plan amendment to re-designate
approximately 16,250 square feet of land, as generally depicted on attached
Exhibit "A", from OS (Open Space) to P (Public/Quasi-Public) in the Tiburon
General Plan Diagram 2.2-1 (Land Use Diagram).
Tiburon Planning Commission Resolution No. 2011-15 9/14/2011 Page 1
EYJ,7-IDIT- NO. 4
B. That the Town Council approve a General Plan amendment to re-designate
approximately 11,750 square feet of the current Town Hall parcel, depicted on
attached Exhibit "B", from NC (Neighborhood Commercial) to P (Public/Quasi-
Public) in the Tiburon General Plan Land Use Diagram 2.2-1 to correct a mapping
error in the original 2005 General Plan.
C. That the Town Council find that a General Plan amendment to modify Open
Space & Conservation Policy OSC-20 regarding buffer zones from wetlands is
unnecessary.
D. That the Town Council approve a rezoning of approximately 16,250 square feet of
land, as generally depicted on attached Exhibit "C", from OS (Open Space) Zone
to P (Public/Quasi-Public) Zone on the Tiburon Zoning Map to conform to the
General Plan land use designation.
E. That the Town Council approve a rezoning of approximately 11,750 square feet of
land on the current Town Hall parcel, said land depicted on attached Exhibit "D",
from NC (Neighborhood Commercial) to P (Public/Quasi-Public) Zone on the
Tiburon Zoning Map to conform to the General Plan land use designation.
F. That the Town Council approve a Master Plan amendment and a Precise Plan
amendment to the Point Tiburon Planned Development (PD442) by re-designating
(in all material aspects of the Master Plan and the Precise Plan) approximately
16,250 square feet of land, as generally depicted on attached Exhibit "B",
comprising a portion of Lot 10 of the Point Tiburon Subdivision, from Open
Space use to Public use, including public buildings and any uses and structures
appurtenant thereto.
G. That all mitigation measures contained in the Final Environmental Impact
Report's Draft Mitigation Monitoring Program (Exhibit "F") shall be adopted as
conditions of approval, and the following parking measures shall be added:
Create additional on-street parking along the east side of Mar West Street if
feasible.
Coordinate major events at the Library and Town Hall to reduce overlapping
events.
Establish agreements with nearby parking lot owners (e.g., Boardwalk
Shopping Center, Tiburon Peninsula Club, Main Street Properties) to provide
occasional overflow parking for unusually large or overlapping events.
H. That the following conditions be imposed, as recommended at pp. IV.A-3 and 4
and IV.A-13 of the Draft Environmental Impact Report, to ensure that certain
project impacts found to be less-than-significant in the EIR remain thus:
Tiburon Planning Cornrnission Resolution No. 2011-15 9/14/2011 Page 2
1) A Native American monitor and a qualified archaeologist shall be present
during construction grading and trenching. In the event that additional
subsurface archaeological resources are encountered during the course of
grading and/or excavation, all development shall temporarily cease in
these areas until the Town's Planning Division is contacted and a qualified
archaeologist properly assesses the resources and makes recommendations
for their disposition. Prehistoric archaeological site indicators include:
obsidian and chert flakes and chipped stone tools; grinding and mashing
implements (e.g., slabs and handstones, and mortars and pestles); bedrock
outcrops and boulders with mortar cups; and locally darkened midden
soils. Midden soils may contain a combination of any of the previously
listed items with the possible addition of bone and shell remains, and fire
affected stones. Historic period site indicators generally include: fragments
of glass, ceramic, and metal objects; milled and split lumber; and structure
and feature remains such as building foundations and discrete trash
deposits (e.g., wells, privy pits, dumps). Construction activities could
continue in other areas. If any findings are determined to be significant by
the archeologist, they shall be subject to scientific analysis;
duration/disposition of archaeological specimens as agreed to by the
Native American community, land owner, and the Town; and a report
prepared according to current professional standards.
2) If human remains are encountered, excavation or disturbance of the
location shall be halted in the vicinity of the find, and the county coroner
contacted. If the coroner determines the remains are Native American, the
coroner shall contact the Native American Heritage Commission. The
Native American Heritage Commission shall identify the person or
persons believed to be most likely descended from the deceased Native
American. The most likely descendent shall make recommendations
regarding the treatment of the remains with appropriate dignity.
3) To secure an additional water entitlement, the project sponsor shall
complete a Water Service Application and pay any required fees or the
project sponsor shall transfer an unused entitlement from another site.
That the following condition be imposed regarding traffic improvements to the
Mar West Street intersection with Tiburon Boulevard:
Prior to issuance of a building permit, the Town and Library Agency shall
agree upon a reasonable monetary contribution by the Agency toward
signalization or equivalent improvement of the Tiburon Boulevard/Mar Vilest
Street intersection.
Tiburon Planning Commission Resolution No. 2011-15 9/14/2011 Page 3
BE IT FURTHER RESOLVED that the Planning Commission does hereby further
recommend that the Town Council consider the following concepts/ideas during its review of site
plan and architectural drawings for the project:
1. Consider the feasibility of reducing the size of the Refined Alternative D addition
in such a way as to increase the separation between the Library addition and the
Town Hall building, with the objective of increasing utility of open space and
reducing scenic view impacts on the ridgeline as seen from Tiburon Boulevard.
2. Reverse the entry/exit locations and direction of vehicular flow for the parking lot
that is currently depicted in the Refined Alternative D drawings.
3. Introduce on a test-basis a "no parking zone" along Tiburon Boulevard,
approximately 40 feet in length, directly in front of the promenade between the
proposed addition and Town Hall to allow a view between the buildings from
Tiburon Boulevard unobstructed by parked cars.
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the
Town of Tiburon on September 14, 2011, by the following vote:
AYES: Corcoran, Doyle, Kunzweiler, Tollini & Weller
NAYS : None
ABSENT: None
JOHN ORCO , C
TIB ON PLANNING COMMISSION
ATTEST:
7q-
SCOTT ANDERSON, SECRETARY
Attachments:
Exhibit "A": Area to be re-designated from Open Space to Public/Quasi-Public in the General Plan
Exhibit "B": Area to be re-designated from Neighborhood Commercial to Public/Quasi-Public in the General Plan
Exhibit "C": Area to be re-zoned from Open Space to Public/Quasi-Public on the Zoning Map
Exhibit "D": Area to be re-zoned from Neighborhood Commercial to Public/Quasi-Public on the Zoning Map
Exhibit "E": Area to be changed on the Point Tiburon Master Plan and Precise Plan Maps from Open Space to Public use
Exhibit "F": Draft Mitigation Monitoring Plan
Tiburon Planning Commission Resolution No. 2011-15 9/14/2011 Page 4
/46
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-i, icrnni,nnataviewer. April 27, 20W Tiburon
Map & General Plan Land Use D
Exhibit "AArea to be re-designated from Open Space to
Public/Quasi-Public on Tiburon General Plan Land Use
Diagram 2.2-1
Project Site
OS Open Space
P Public/Quasi-Public
NO Neighborhood Commercial
O Office
A
0 rea of Change
Legend
Project Site
=
OS Open Space
P Public/Quasi-Public
NC Neighborhood Commercial
u.
O Office
Area of Change
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Scale{Feel);
Exhibit "BArea to be re-designated from Neighborhood
Commercial to Public/Quasi-Public on Tiburon General
Plan Land Use Diagram 2.2-1
I 't r 4..~...~~..;r rn mnrin rA us/MM- lat,,viewer. Aoril 27.20W Tiburon Zoning Map & General Plan Land Use Diagram.
Project Site
I ~/r1A11~1
OS Open Space
P Public/Quasi-Public
i
NC Neighborhood Commercial
0 Office
Area of Change
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Exhibit "C" : Area to be re-zoned from Open Space to Public/Quasi-
Public on the Tiburon Zoning Map
Diagram ce marin ca us/toMData viewer, April 27, 2009; Tiburon Zoning Map & General Plan Land Us .
Legend
Project Site
OS Open Space
P Public/Quasi-Public
NC Neighborhood Commercial
O Office
Source: http
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l
Exhibit ",D": Area to be re-zoned from ?Neighborhood Commercial to
Public/Quasi-Public on the Tiburon Zoning Map
://ais.co.marin.ca.us/tJIIVIDataviewer, April 27, 2009' Tiburon Zoning Map & General Plan Land Use Diagram.
Pro•ect Site
.
OS Open Space
L= P Public/Quasi-Public
NC Neighborhood Commercial
O Office
N 27, 2009; Tiburon Zon
Map & General Plan Land Use Diagram.
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Exhibit "E": Area to be changed from Open Space use to Public use (including public buildings and
an), uses and structures appurtenant thereto), in the Master Plan and the Precise Plan Map
for the Point Tiburon (Northwestern Pacific Railroad) Planned Development (PD#42)
Area of Change
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PLANNING COMMISSION
MINUTES NO. 1012
September 14, 2011
Regular Meeting
Town of Tiburon Council Chambers
1505 Tiburon Boulevard, Tiburon, California
CALL TO ORDER AND ROLL CALL:
Chair Corcoran called the meeting to order at 7:30 p.m.
Present: Chair Corcoran, Vice-Chair Tollini, Commissioners Doyle, Kunzweiler and
Weller
Absent: None
Staff Present: Director of Community Development Anderson, Environmental Consultant
Leonard Charles and Minutes Clerk Levison
ORAL COMMUNICATIONS: None
PUBLIC HEARING:
1. BELVEDERE-TIBURON PUBLIC LIBRARY EXPANSION PROJECT: 1501
AND 1505 TIBURON BOULEVARD; CONSIDERATION OF FINAL EIR AND
PROJECT MERITS OF APPLICATIONS FOR GENERAL PLAN
AMENDMENT, REZONING, AND AMENDMENTS TO THE POINT TIBURON
MASTER PLAN AND POINT TIBURON PRECISE PLAN; Belvedere-Tiburon
Library and Town of Tiburon, owners; Belvedere-Tiburon Library Agency, applicant;
Assessor Parcel Nos. 058-171-92, 931 & 94 and a portion of 058-171-62; proposal to
expand the Public Library by approximately 17,000 square feet.
Community Development Director Anderson presented the staff report, stating that the
approximately 10,500 square-foot Belvedere-Tiburon Public Library building was constructed in
1997 on land donated to the Town of Tiburon by the Zelinsky family, and subsequently
conveyed from the Town to the Belvedere-Tiburon Library Agency (BTLA) for public library
purposes. The BTLA indicates that its usership has increased to the point that the current
facilities lack the space to accommodate current patronage as well as projected future increases
in patronage.
It is anticipated that future entitlements for the building would include approval of a specific site
plan, layout, and architecture, to be reviewed by the Town Council through a streamlined
ordinance process. The purpose of this meeting is for the Commission to take public comment on
all relevant aspects of the project, consider the findings of the EIR, and make recommendations
to the Town Council regarding certification of the EIR, General Plan amendments, rezonings,
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 1 :7
EXHIBIT NO.
and master and precise plan amendments. The Commission may also make additional
recommendations concerning the project for subsequent review by the Town Council.
Over the course of project review, the project design and layout has been modified in response to
impacts identified and concerns raised. The Library Agency recently submitted a letter agreeing
to abandon the original project in favor of a Refined Alternative D, a site layout based on and
very similar to Alternative D as evaluated in the EIR.
A three volume EIR was prepared for the project, with the following key findings:
• Aesthetics - Through expansion into the existing parking lot area, the addition would
substantially reduce views of the Tiburon Ridge from Tiburon Boulevard and other
nearby areas. The EIR identified no mitigation measures but did indicate that Alternative
D would reduce this impact to a less than significant level.
• Air Quality - The project would conflict with an applicable Bay Area Air Quality
Management District plan in that it requires a General Plan Amendment and would result
in more "vehicle miles traveled" than if the General Plan were not amended. The EIR
identified this as a significant and unavoidable cumulative impact of the project.
• Biological Resources - The project would be located in close proximity to Railroad
Marsh, a sensitive ecological resource and potential habitat for protected species. The
DEIR concluded that establishment of a minimum 25-foot setback/buffer zone from
wetland areas would reduce these impacts to less than significant levels. The RDEIR
reached a different conclusion, in that increasing the buffer to 50 feet between the
shoreline and the project would mitigate these impacts further.
• Noise - Construction activities at the project site would result in significant and
unavoidable noise and ground vibration.
• Transportation & Traffic - Vehicular access to the Library/Town Hall complex
resulting from the project would be redirected to a new driveway entrance and exit off
Mar West Street; the existing Tiburon Boulevard entry/exit would be eliminated. On-site
parking, while relocated, would remain roughly the same and several new and additional
on-street parking spaces would be created as a result of the project. The EIR concluded
that parking impacts could be reduced to less than significant levels through a number of
mitigation measures. It was also noted that the left-hand turn lane leading from Tiburon
Boulevard onto Mar West Street would need to be lengthened to accommodate the
transfer of access from Tiburon Boulevard.
The EIR examined four alternatives to the project, including a No Project alternative and three
on-site development alternatives. The Final EIR concludes that No Project would be the
environmentally superior alternative, as it would avoid all the environmental impacts associated
with construction and operation of the proposed project. Of the remaining alternatives,
Alternative D was identified as the environmentally superior development alternative.
Staff reviewed the Refined Alternative D layout and found it to be very similar to Alternative D
in terms of design, layout and potential environmental impacts. Refined Alternative D may
encroach slightly further toward the marsh than Alternative D due to proposed perimeter
landscaping and a second walkway connecting to Mar West Street. Staff also notes that the
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14. 2011 MINUTES NO. 1012 DRAFT PAGE 2
entry/exit driveway points and circulation have been reversed with Refined Alternative D, which
reversal is less preferable per the Town Engineer.
Concerning General Plan consistency, the project proposes to re-designate an approximately
16,250 square foot portion of Town-owned land located behind the existing Library and Town
Hall parcels from OS (Open Space) to P (Public/Quasi-Public) in order to accommodate the new
parking lot and the relocated Zelinsky Park. The proposal would also re-designate an
approximately 11,750 square foot portion of the Town Hall parcel from NC (Neighborhood
Commercial) to P (Public/Quasi-Public) to correct a mapping error in the 2005 General Plan.
The proposal would also amend Policy OSC-20 to allow a setback from wetlands of less than
100 feet under limited circumstances. Staff concludes that, on balance, the project and proposed
amendments would further the goals and objectives of the Tiburon General Plan and would be
consistent with it.
Consistent with the requested General Plan amendments, the proposal would rezone a portion of
Town-owned land from OS (Open Space) to P (Public/Quasi-Public) on the Town's Zoning Map
to accommodate the parking lot portion of the expansion project. A portion of the existing Town
Hall parcel would also be rezoned to correct a pre-existing mapping error. A portion of the
project site is located within the boundaries of the Point Tiburon Planned Development, for
which the Point Tiburon Master Plan and the Point Tiburon Precise Plan both designate portions
of the project site for open space uses. The proposed amendments to these Plans would re-
designate a 16,250 square foot portion currently designated as Open Space to "Public Uses,
including Public Buildings," though no actual building square footage is proposed to be
constructed on the Point Tiburon portion of the project at this time.
The Town received a fair amount of correspondence relating to the project, some in favor°and
some opposed to the project. Letters of opposition generally focused on opposition to the
following:
• The conversion of open space land between the Library and Marsh
• Moving parking father away from the Town Hall building
• The scale of and need for a much larger Library facility
• Loss of views from individual homes
Staff has identified several issues that should be addressed and/or resolved as part of the
Commission's deliberations and recommendations:
• Visual impacts of ridgeline blockage - The proposed project would clearly increase
visual blockage of the Tiburon Ridgeline as viewed from Tiburon Boulevard and nearby
locations. While the EIR concluded that Alternative D would reduce this impact to a less
than significant level, it also acknowledged that this is a subjective judgment and
reasonable people may differ as to their conclusions. Staff has calculated that
approximately 60% of the ridgeline span currently visible from Tiburon Boulevard would
be lost under Alternative D. The Commission should discuss whether this remains a
significant impact and, if so, whether the Town Council should take additional measures
to reduce the impact or override the impact as acceptable for this project.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 3
• Biological impacts on the marsh and Policy OSC-20 - While the EIR concluded that
biological impacts on the marsh could be reduced to less than significant levels, there is
still some controversy over this conclusion. There is also some uncertainty as to whether
Policy OSC-20 needs to be amended or contains sufficient flexibility as currently written
to allow the project to encroach to within 50 feet of the shoreline due to the infeasibility
of providing a 100 foot setback. The Commission should take a position on these issues
as it sets forth its recommendations to the Town Council.
• Parking Adequacy - Under Alternative D, the EIR concluded that parking could be
mitigated to a less than significant level. While proposed addition is large, the parking
demand is not expected to increase in proportion to the square footage. Staff recommends
three additions to the mitigation measures identified by the EIR: 1) additional on-street
parking along the east side of Mar West Street, 2) coordinating major events at the
Library and Town Hall to reduce overlapping, and 3) coordinating with nearby parking
lot owners to provide occasional overflow parking for unusually large events.
• Traffic fees - The General Plan indicates that at build out, the Tiburon Boulevard/Mar
West Street intersection will require a traffic signal. While the project would not by itself
trigger an installation requirement for the intersection, it would certainly contribute to its
need in a significant way. The Town's traffic mitigation fee ordinance currently exempts
public projects from payment of traffic mitigation fees, but it seems reasonable that the
Town and Library agree on a reasonable contribution for this purpose. The Town
received a late letter from Caltrans. While Caltrans is adamant regarding extension of the
left-hand turn lane onto Mar West Street at the time of project construction, it does not
feel quite as strongly about the signal and is merely "suggesting" that it be installed at the
same time.
• Scale of the expansion - This continues to be a major area of controversy. The Library
Agency has set forth its rationale for the scale of the expansion. In terms of the
applications before the Commission, staff recommends that it focus comments on the
project's scale as they relate to environmental impacts of the project and conformance
with Town policies and plans.
Chair Corcoran opened the public hearing.
Applicant Presentation:
Beverly Johnson, Library Agency Chair, said the proposed project is beautiful and well thought
out, supports the goals of the General Plan, and benefits the entire community. She introduced
the design team and library consultant, Kathy Page.
Kathy Page, Page and Moris, presented the Library's 2006 Space Needs Assessment. She stated
that while the architecture and ambience of the current facility is excellent, its traditional layout
and lack of space impede the functionality required by today's users. Current space planning
guidelines suggest the need for at least double the current square footage, with particular
attention paid to seating capacity, acoustical zoning, programming space, staff areas and
flexibility. She stated that on both a national and local level, library use is increasing. The advent
of electronic information means that libraries require more space for people to work and access
this media. People are also looking to local libraries as a place to gather beyond home and
TIBURON PLANNING COMMISSION MINUTES SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 4
school. The proposed expansion will enable a substantial improvement in service as well as
create a community focal point.
Jennifer Devlin, EHDD Architecture, presented the project plans via PowerPoint. She stressed
that the design team viewed the project as a gateway to downtown Tiburon and focused on
retaining the character that is so vital to this community. She reviewed the project changes under
Refined Alternative D. which expands the gap between the library and Town Hall to a minimum
of 48 feet. The expansion is broken into two smaller components totaling 17,000 square feet and
is fanned to create a more open connection to Zelinsky Park.
The proposed floor plan increases children's space by roughly 250% plus provides an outdoor
children's courtyard. The plaza is lined with a meeting room twice the size of what is currently
available, divisible into two sections. A bookstore and cafe frame the library entrance, leading to
the preserved and expanded nave. The second floor is an open design, running north to south,
and will accommodate areas for periodical, computers, reading, e-books, group study rooms and
a teen zone. The overall architectural character is intended to fully complement the original
structure and takes advantage of the north-south orientation to help meet LEED certification
requirements.
Manuela King, landscape architect, reiterated Ms. Devlin's sentiments in that the expanded
Library and Town Hall would create a gateway that is appropriate and fitting the charm of
Tiburon. The project expands Zelinsky Park by approximately 3,500 square feet and provides a
strong connection to Tiburon Boulevard. The promenade separating the expansion from Town
Hall not only provides a graceful connection to the park, it frames open space views from
Tiburon Boulevard through a landscaped gateway. The project would also restore a portion of
Railroad Marsh with a more defined buffer, riparian and native plantings, and interpretive
education.
Robert Stevens, BKF Engineers, reviewed the bio-retention areas and pervious materials aimed
at improving the quality of storm water run-off from the site.
Miles Berger, Library Architectural Committee member, said the goal of the committee was to
ensure that the design embodies improvements to more than just the library. The current parking
area, which blocks access to Zelinsky Park, instead becomes a focus for the Town plaza. The
project also serves to increase the virtually non-existent presence of the park, improves the
surroundings of Town Hall offices, and provides a larger and more-suitably located children's
area.
Ann Aylwin, Reed Union School District, said she is eagerly looking forward to what the new
library facility will provide for the ever-expanding school age population. She urged the
Commission to recognize the value in this design, which will provide impressive interactive
space for children, extensive programming and cultural opportunities, and a much-needed center
for the community. She admitted to lingering doubts about the placement of the addition, but
said she has become increasingly excited about the critical indoor space and innovative outdoor
space it will provide.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 5
Beverly Johnson concluded the applicant presentation by stating that the proposed project would
result in a beautiful, functional, cost effective and green building that will frame, rather than
block, the much-cherished views of Tiburon Ridge. Sloe respectfully requested that the
Commission take action by recommending certification of the EIR and approval of the project
application to the Town Council.
Vice Chair Tollini cited difficulty in reconciling the scale of the proposed expansion with the
statement that there is not expected to be an increase in the number of library users. Glenn
Isaacson, Project Manager, said the statement of purpose is to increase the level of service to
current users and additional users in the future.
Vice Chair Tollini asked if the intent is to discontinue the lease of 36 parking spaces from the lot
east of Town Hall. Mr. Anderson stated there was no intent to stop leasing those parking spaces.
Commissioner Kunzweiler asked what percentage of floor space is occupied by shelving in the
current facility. Ms. Page said at least 50%. She estimated that shelving would occupy
approximately 30% of floor space in the expanded facility. When asked, she could not provide
an average library ratio because the needs and emphasis vary greatly from community to
community.
Commissioner Kunzweiler asked Ms. Page to comment on the need for a larger library when
electronic media is so widely used today. Ms. Page explained that much of the expansion is for
people space, not materials. She said that the evolution of media is ever changing and as one cuts
back on printed materials, the need for increased seating and technology increases.
Commissioner Weller asked how many similarly-sized communities have commercial
bookstores and cafes associated with their libraries. Ms. Page said it is more frequent than one
might think. She noted that the City of Mill Valley has a commercial bookstore and is in the
process of putting in a cafe at its own library. These amenities are tied to people wanting and
expecting to spend more time on site and the scale of these uses can be adjusted to suit any
community.
Commissioner Doyle referred to the project plans and commented that it would appear 50% of
the existing square footage is to be used for staff space, which he considered excessive. Ms. Page
disagreed with the estimate and suggested that it would be more on order of 15-20% of the net
square footage, which is typical for an independent community library of this size. Ms. Devlin
noted that the areas designated as staff space include many infrastructure items such as restrooms
and technology closets.
Commissioner Weller asked where the current storage and temporary structures behind Town
Hall would reside in the new plan. Mr. Anderson explained that the mobile mini storage unit
behind Town Hall contains archived planning and building records. The intent is to move those
materials into Town Hall once the Belvedere-Tiburon Joint Recreation agency moves to its
anticipated new facility at Ned' s Way.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14, 2011 MINUTES NO. 1012 DRAFT PAGE 6
Public Comments:
Terry Hennessey, Marsh Road, said she served on the Town Council at the time it approved the
Town's gift of land to the library. She is a regular library user and does support a modest
expansion. However, the proposed project is not appropriate for the current site nor is it justified
for a population of 12,500. She cited other objections relating to decreased accessibility,
especially to Town Hall, increased traffic, exacerbating parking problems, marsh encroachment,
ridgeline view impacts, and the elimination of any potential for future expansion of Town Hall.
She also voiced objection to the cavalier notion that the Commission should support the rezoning
of dedicated open space for an inappropriate project. She urged the Commission not to forward
the project to the Town Council and to ask the Library Agency to submit a plan for a smaller
expansion that preserves the current small town character.
Karen Nygren, former Planning Commissioner and Mayor, noted that one of the goals of the
General Plan is to maintain a small town quality and character. She provided some background
on the library's development, which she said was promised to never be any larger than what
currently exists. Both then and now, the community expressed strong concern that the project not
be impactful to views that the community worked so hard to purchase and protect. She
characterized the proposed project as massive and huge, really more of a community center than
a library expansion, and recommended that the Commission select the EIR's "No Project"
alternative and urged the applicants to work with the Town and the Joint Recreation agency to
develop an acceptable plan. She said this option was not addressed in the No Project alternative,
and should be addressed before there is any consideration to certify the EIR. Approving the
project, as proposed, sets a terrible precedent in reducing wetland setbacks that will be an issue
in all future projects. She also noted that Town Hall parking is not guaranteed at the lot next
door, which could one day result in the Town having no place for its own staff to park.
Nicole Schwarzkopf said she attends the library on a daily basis and supports the expansion. She
provided several examples of how the lack of teen space affects all visitors and encouraged the
Commission to support the project.
Terry Schwarzkopf reported that nationwide data reveals only 50% of young adults read books
on a voluntary basis and her daughter's daily visits to the library have fostered a true love of
reading, a sense of community, and a commitment to volunteerism. She said the library space is
woefully small for children and teens and that she strongly supports the proposed expansion.
Anyu Silverman, freshman at Redwood High School, said she strongly supports the expansion.
The current footprint fails to provide a suitable space for teens to study and collaborate. She read
a supportive statement from her father, who was unable to attend.
Heather Lobdell said the library plays an important role in her family and would even more so if
it had properly dedicated teen space. She noted that the population of school age children has
increased 25% in the last four years, further increasing the need for youth and teen programming.
She voiced her wholehearted support for the proposed expansion.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 7
Charlotte Lobdell said changing times bring new technologies and new lifestyles, and more
space is needed to bring the library in line with these times.
Gennifer Choldenko voiced her full support for the proposed project, as the current children's
library is astoundingly insufficient and the teen section essentially non-existent. She has lived in
Tiburon for 14 years and never even heard of Zelinsky Park. She urged the Commission to
remember the human factor; that libraries help bring books to life.
Carol Kurland, BTLF Board of Directors, said the current library already possesses the
framework to offer the best of what is offered in newer libraries, but it lacks the space. She said
all user groups would be much better served in larger and more defined spaces. She was
impressed by the pleasant cafe areas offered by some towns and believed them to address the
type of ambience that so many people find inviting. She urged the Commission to help
strengthen and nurture the intellectual life of the community by supporting the proposed project.
Bob Peirce, Cove Road, said he lives directly across the street and is amongst the ten closest
residents to the library. He complimented the proposed design but said he failed to understand
the scale. He stressed that this is a library, not a community center, and that any need for the
latter must be addressed separately. He asked that if the project does move forward, the library's
architect meet with his own to discuss light pollution and the rooflines that would so
dramatically impact his views of Old St. Hilary's Church. He also offered to cover the costs
associated with this meeting.
Ann Kasanin, Belvedere, said she has supervised book repair efforts at the library since the
1990's. Through the years, the space available to volunteers has gradually eroded to the point of
being nearly unworkable. She said the proposed expansion would be a great benefit to staff, the
public, and volunteers.
Ken Weil said the community both needs and deserves a library that will meet the needs of the
21 sc century. As a fonner Library Director, he understands the positive impact a modern and
well-designed library can have on its users and the entire community. While libraries will
continue to serve a primary role of providing materials in a variety of formats, their role as a
community gathering place will continue to grow. He cautioned that one of the most expensive
things a community can do is to build a library that is not large enough to meet the present and
future needs.
Bonnie Spiesberger, Library Board Trustee, voiced support for the proposed expansion, stating
that the Board looked to what others had done in considering its needs for additional space and
found that the library world had expanded both literally and figuratively. The modern library acts
a cultural center for the community, partners to meet the needs of local schools, and requires
greater space to meet the demands of modern infrastructure. She acknowledged that opinions fall
on both sides but the library, which is not large enough to meet the growing needs, is here to
serve the entire community. She asked the Commission to consider supporting a positive
recommendation to the Town Council.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 8
Rick Postle said a library provides much more than just intellectual content; it is the cultural and
technical hub of the community. He described his vision for a creative oasis of artistic
expression.
Mary Falk, Library Program Committee, described current space constraints and thinks that an
expanded space will serve the community well in so many ways.
Karol Towns said she supports the expansion for many reasons, the most notable being that she
is often forced to visit the Mill Valley library because of the lack of space and resources here.
Warren Russell presented a letter to the Commission. He cited concerns with the massive
addition, stating that the current space is more than adequate to meet the needs of the
community. At the very least, he asked that the Commission delay the project in favor of its
placement on the next general election ballot.
Patty Hoyt said she teaches technology classes at the library and can attest to the need for
increased programming. As technology increases, so do the needs of the aging population in
learning it.
Janie Schoenberger voiced her enthusiastic support for the proposed expansion.
Anne Briggin, Belvedere, shared concerns relating to the size of the project and the community
center versus library debate. In listening to the public comments, she felt the issues centered on
the lack of child and teen space, both of which could be addressed in a much smaller way. She
acknowledged that the project would be largely funded by private contributions but questioned
the financial implications for taxpayers that come with an expanded building and expanded staff.
Barry Wilson said he serves as co-chair of the former Last Chance Committee, which is working
diligently to ensure that the Martha property remains as open space to the extent possible. While
the proposed project is mostly privately funded, those funds could otherwise be made available
for preservation of the Martha property. He asked the Commission to support the No Project
alternative at this time in light of competing funding requests and assured them his greatest
support for the proposed project at a later date.
Dellie Woodring, Mar West Street, said she had difficulty reconciling the community goal of
downtown revitalization with attracting people to this new gateway to the town. She also voiced
concern with the loss of accessibility to Town Hall due to the increased distance from the
proposed new parking lot.
Sue Morris said she has served on the Reed Union School District Board, Tamalpais Union High
School District Board, and the Library Committee that organized the move to the current
location. She strongly urged the Commission to provide the Town's youth with the vision and
environment that would ensure the future of the community.
Alan Brune said that both technology and the economy have changed drastically since the 2006
needs assessment. He recognized the need for additional space but doubted it to be on order of
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 9
what is currently proposed. Irrespective of demand, he found the height to be excessive and said
he favored a one-story addition along Mar West Street or conversion of the existing second story
into usable space.
Andra Nirenberski, Belvedere, acknowledged all points made but said none negates the fact that
the library desperately needs space. She found the idea of the library also serving as a
community center exciting. She asked the Commission to support the provision of the specific
and appropriate space needed to meet the community's demands for services and programs.
Jennifer Banks seconded the comments of other project supporters. She said the proposed project
would far surpass what a community center can offer and, more importantly, it is open to
everyone. She urged the Commission to support the project.
Frank Greene said that the modern library has evolved into more than just a place for books; they
are now social, educational and cultural hubs of the community. He said it is clear that the
current site both needs and deserves this expansion. While he was unsure about the proposed
scale, the presentation made by the applicant has eliminated any concerns he may have had.
Bill Smith suggested that the proposed project would actually serve to increase views of and
access to open space. He noted that all growth tends to be divisive but is ultimately to the benefit
of the entire community. He said he had tremendous respect for those who came forward to
support the project and asked the Commission to offer its support as well.
BREAK
Chair Corcoran called a brief recess and thereafter, reconvened the regular meeting at 10:31 p.m.
Heather Cameron, Library Foundation President, said she is a great supporter of the proposed
expansion. She agreed with Mr. Smith that the project would likely enhance the views that so
that fears of lost views are unfounded.
Carolyn Losse said she strongly supports the library expansion in order to house the facilities and
programs needed for both staff and the community.
Ira Mendlowitz, Belvedere, said the proposed expansion would be a real asset to the community.
Danielle Gooding, Belvedere, voiced her wholehearted support for the project.
An unidentified speaker shared her strong support for the proposed expansion. She
acknowledged that some opposed the idea of a cultural/community center at this location but this
is exactly what she loves about it.
There being no other members of the public wishing to speak, Chair Corcoran asked the Library
if they wished to clarify any points in response to any of the comments.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 10
Riley Hurd, legal counsel for the applicant, stated that the General Plan anticipated the need
expressed by the public tonight when it spoke to the Town's support for expansion of the library.
The General Plan's Downtown Element further syncs with the proposal by encouraging a mix of
two- and three-story structures with parking located behind buildings wherever possible. He said
that while reasonable minds can certainly differ, the EIR is very clear in that Alternative D
carries no significant and unavoidable impacts other than construction.
Mr. Hurd shared his surprise that the issue of wetland setbacks received so little public comment.
He noted that the wetlands setbacks recommended in the DEIR and the Railroad Marsh
Management Plan are based on specific site data, unlike that recommended by the General Plan.
The proposed project would show the marsh greater respect than it currently receives and would
add much-needed biodiversity to the site. He said the EIR is adequate, accurate and objective and
he asked the Commission to support its certification along with the approval of the requested
amendments.
Chair Corcoran closed the public hearing at 10:45 p.m., and the Commission turned to the issue
of a recommendation for EIR certification.
It was moved by Commissioner Kunzweiler and seconded by Commissioner Doyle to adopt the
resolution recommending certification of the EIR to the Town Council. Under discussion, Vice
Chair Tollini said she did not necessarily oppose certification of the EIR, but requested
enumeration of the following points of disagreement in the resolution: 1) that the impacts on
scenic views of the ridgeline from Tiburon Boulevard would not be reduced to a less than
significant level under Alternative D; and 2) that the amendment of General Plan Policy OSC-20
as a mitigation measure in order to make the reduced 50-foot marsh setback insignificant and
acceptable was not satisfactory.
Mr. Anderson clarified that the EIR concluded that biological impacts to Railroad Marsh were
reduced to less than significant for Alternative D without the proposed general plan amendment
to Policy OSC-20, and that the proposed amendment to Policy OSC-20 was a policy amendment,
not a mitigation measure.
Commissioner Kunzweiler withdrew his motion, though noted he did not necessarily agree with
Vice Chair Tollini's statements. His consideration focused more on whether the EIR and its
findings represented a fair consideration of the impacts associated with the project.
ACTION: It was M/S (Tollini/Weller) to adopt the resolution recommending certification of the
EIR to the Town Council, including a statement that the Commission disagrees with the EIR's
conclusion that impacts on scenic views of the ridgeline from Tiburon Boulevard would not be
reduced to a less than significant level under Alternative D. Motion carried: 3-2 (Corcoran and
Kunzweiler opposed).
The Commission turned to the issue of recommendations on the project applications and merits
to the Town Council.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 11
Vice Chair Tollini said that in a neutral world, she believed the library should be allowed to
expand in whatever manner it chooses. It is not a neutral matter, however, and the Town is being
asked to sacrifice open space, views of ridges, and wetland buffers. She reviewed the applicable
General Plan policies, which would seem to both support and limit an "appropriate" expansion of
the library. She specifically listed General Plan goals and policies LU-F, LU-3, LU-6, LU-7, LU-
11, OSC-D, OSC-4, OSC-16, OSC-17, OSC-20, DT-28, DT-33, DT-35 and DT-36 as relevant.
She interpreted Policy OSC-20 to require a wetlands buffer of at least 100 feet, even further if
feasible. While some have argued that perhaps OSC-20 was poorly drafted in this regard, she has
heard no arguments as to why a 100-foot buffer would be infeasible here. She acknowledged
references to the Railroad Marsh Management Plan, which .supports the currently proposed 50-
foot buffer, but noted that it predates adoption of the General Plan. The plan was available at the
time the General Plan was drafted, and yet the Town felt it appropriate to recommend 100-foot
setbacks. In light of the conflicting recommendations, she felt strongly that the General Plan and
its recommendations should be upheld as the Town's "Constitution".
Commissioner Kunzweiler said he helped to draft this latest version of the General Plan. He
agreed that "to the maximum extent feasible," which is used throughout the Plan, could be
interpreted in different ways. The strictest interpretation of the General Plan would seem to
preclude nearly all development throughout the Town and so it is left to the Commission to apply
its judgment in balancing development with the goals of the General Plan.
Concerning Railroad Marsh specifically, Commissioner Kunzweiler noted that the site is a
former railroad yard and is far from the pristine land usually conveyed by the term "open space".
`No project' means the marsh would continue to exist with mediocre habitat, non-native grasses
and no meaningful buffer. Under Alternative D, the environmental quality of the marsh would be
significantly enhanced over what exists today. He agreed that view impacts are a legitimate issue
addressed, throughout the General Plan, but suggested that in looking at the entire project from
the larger spirit of open space, one would see that the site is better off under Alternative D than if
left alone.
Chair Corcoran said he would interpret "feasible" to suggest a sense of flexibility, as supported
by the literal definition of the word. While a 100-foot setback is a nice round number, it seems
somewhat arbitrary in light of the scientific evidence that supports the adequacy of a 50 foot
buffer. Abiding by the 100-foot setback would mean either no project or elimination of the
Zelinsky promenade in favor of parking, both of which would be a tragedy.
Vice Chair Tollini stressed that she did not support an amendment of OSC-20. She said she
would prefer a more honest position that acknowledges the guidelines of OSC-20 but makes an
overriding consideration for this particular project based on community need.
Chair Corcoran and Commissioner Kunzweiler said they could support that position and
recommended deletion of Section C from Exhibit 2.
Commissioner Weller said he could find no cause to amend OSC-20, as he reads the current
language to already allow the flexibility to reduce the recommended setback where appropriate.
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 12
Vice Chair Tollini also objected to the re-designation of 16,000 square feet from Open Space to
Public/Quasi-Public land. This, coupled with former Open Space land re-designated in 2004,
turns 33,000 square feet of currently green space into parking-lot. While 18,500 square feet of
current parking lot space would be reinvented as the plaza, this still represents a loss of 14,500
square feet of open space. She said she had no questions regarding the need for expansion, only
whether there is need for one so large that it compromises this extent of open space.
Commissioner Kunzweiler said he would be the last to even philosophically suggest eliminating
open space in any way. However, this is somewhat degraded open space to begin with. By
making the tradeoff, the Town would be able to expand and, improve the park and better serve
the community in any number of ways.
Commissioner Weller agreed there is a tradeoff, but noted that land currently usable as open
space becomes unusable under this plan.
Chair Corcoran said this is a prime example of how to balance the needs and values of the
community with the values and aspirations set forth in the General Plan. While the re-
designation of open space is never to be taken lightly, the proposed project has offered the sort of
public space that communities around the world have started to embrace as a planning objective.
Commissioner Doyle said he is also a strong believer in open space, though for him the term
refers more to the hills around the town. While the land in question here is technically open
space, it may be a victim of circumstance, and the proposed project provides the community with
a better space in many ways. He also noted that reducing the scale of the project would not
necessarily reduce the overall footprint and associated impacts. While he did not necessarily
support the scale, he did feel he could support an open space tradeoff for a project of this
concept.
The Commission, with the exception of Vice Chair Tollini, voiced support for Section A of
Exhibit 2, regarding the re-designation of open space to public use, as drafted.
Commissioner Kunzweiler said his initial impression was also that the scale was perhaps overly
large. However, scale relates directly to function and it is impossible to dictate the former
without also micromanaging the size and scope of program offerings.
Commissioner Weller disagreed with that approach. He believed it is the duty of the Commission
to make recommendations on what changes it feels might be appropriate. Specifically, he felt the
current proposal adhered to an outmoded style of design that calls for larger private offices and
work areas. The wholesale conversion of the existing children's area to staff space is not the way
that modern office design is going and he estimated the entire plan could be reduced by
approximately 15%. He felt this would allow for a wider plaza area, thereby reducing the tunnel
effect between the library and Town Hall and better accomplishing the community-oriented
goals of the project. He also felt that shade studies should be done to review lighting on the plaza
area. He requested the Commission's support in recommending that the Council consider
whether it would be feasible to reduce the proposed size in such a way as to increase the
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 13
separation between the proposed addition and Town Hall, with the objective of increasing utility
of open space and reducing view impacts from Tiburon Boulevard.
The Commission discussed the recommendation further, with some members finding it
unnecessary or perhaps too vague. Commissioner Weller said it is ultimately up to the applicant
to prepare whatever changes fit into parameters outlined. He would not presume to tell the
architects exactly how to design their allotted space but did believe the structure to be larger than
is appropriate for the location.
ACTION: It was M/S (Weller/Doyle) to recommend that the Town Council consider the
feasibility of reducing the size in such a way as to increase the separation between the Library
addition and the Town Hall building, with the objective of increasing utility of open space and
reducing visual impacts from Tiburon Boulevard on the ridgeline. Motion carried: 3-2 (Corcoran
and Kunzweiler opposed).
Chair Corcoran noted that the street level views proposed do not reflect how the project will look
with vehicles parked street side in front of it. He recommended that the Council consider red-
striping some spaces directly in front of the promenade, at least initially. On a more permanent
basis, converting the would-be parking spaces to something like the "parklets" used in San
Francisco could be both functional and attractive.
Commissioner Kunzweiler noted that the EIR called for parking needs to be met, at least in part,
by street side parking in front of the library. Mr. Anderson confirmed that the project does call
for existing driveways to be filled in and converted to parking.
Mr. Anderson reviewed, and the Commission supported, the following amendments and
additions recommended by staff-
• TRANS-9 of the Mitigating Monitoring Program - modified to reflect that the eastbound
Tiburon Boulevard left-turn pocket at Mar West Street will be lengthened at the time of
project construction.
• Exhibit 2, Page 1 - an additional recital stating that "The Commission further finds the
rezoning will not be detrimental to the public health, safety or welfare of the Town."
• Reverse the parking lot's direction of flow and entry/exit points, as recommended by the
Town Engineer.
Mr. Anderson acknowledged the informal consensus reached regarding Section C of Exhibit 2.
However, he recommended that deleting the section fails to respond to the fact that the
amendment is part of the application. He suggested alternative language for the Commission's
consideration that would acknowledge the proposed amendment, but deem it unnecessary.
ACTION: It was M/S (Kunzweiler/Doyle) to amend Exhibit 2, Section C to recommend that the
Town Council find that a General Plan amendment to modify Policy OSC-20 is unnecessary in
that the policy as written already contains sufficient flexibility to act on the project application
without any amendment. Motion carried: 4-1 (Tollini opposed).
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 14
Chair Corcoran noted there was also mention of reducing the width of the proposed path on the
far side of the parking lot. Mr. Anderson said the plans lack the level of detail required to make a
fair assessment at this point. He suggested that if the Commission wished to provide a
recommendation, it recommend that the additional path be considered only to the extent that it
would not encroach within the 50-foot wetlands setback buffer.
ACTION: M/S (Kunzweiler/Weller) to add a recommendation that the Town Council introduce
on a test-case basis, a "no parking zone" along Tiburon Boulevard, approximately 40 feet in
length, directly in front of the promenade between the proposed addition and Town Hall. Motion
carried: 5-0.
ACTION: It was M/S (Weller/Kunzweiler) to adopt the Resolution recommending conditional
approval of the applications to the Town Council, as amended. Motion carried: 5-0.
MINUTES:
2. PLANNING COMMISSION MINUTES - Regular Meeting of August 24, 2011
Vice Chair Tollini requested the following amendment:
• Page 7, 7th paragraph - "...tee httf^' uses for single family residences to keep
chickens for sustainable uses."
ACTION: It was M/S (Weller/Tollini) to approve the Minutes of August 24, 2011, as amended.
Motion carried: 4-0-1 (Kunzweiler abstained).
COMMISSION AND STAFF BRIEFING:
Mr. Anderson reported no items currently scheduled for the September 28th Commission meeting
and that the meeting would be cancelled.
ADJOURNMENT:
The Planning Commission adjourned the meeting at 12:15 a.m. on Thursday, September 15,
2011.
JOHN CORCORAN, CHAIRMAN
TIBURON PLANNING COMMISSION
ATTEST:
TIBURON PLANNING COMMISSION MINUTES - SEPTEMBER 14.2011 MINUTES NO. 1012 DRAFT PAGE 15
RESOLUTION NO. XX-2011
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON
APPROVING GENERAL PLAN AMENDMENTS TO CHANGE THE LAND USE
DESIGNATION FOR CERTAIN PROPERTIES FROM
OS (OPEN SPACE) TO P (PUBLIC/QUASI-PUBLIC) ZONE TO ACCOMMODATE AN
EXPANSION OF THE BELVEDERE-TIBURON PUBLIC LIBRARY AND FROM NC
(NEIGHBORHOOD COMMERCIAL) TO P (PUBLIC/QUASI-PUBLIC) TO CORRECT
A PRIOR GENERAL PLAN MAPPING ERROR
ASSESSOR PARCEL NOS. 58-171-62 (PORTION) AND 58-171-92
The Town Council of the Town of Tiburon does hereby resolve as follows:
WHEREAS, the Town of Tiburon is in receipt of an application (File #GPA
2008-02) for general plan amendments to re-designate certain lands on the Tiburon
General Plan Land Use Diagram 2.2-1 as follows:
1. Approximately 16,250 square feet of land located north of and directly behind
the existing BTLA property at 1501 Tiburon Boulevard and the Town Hall
property at 1505 Tiburon Boulevard from Open Space to Public/Quasi-Public
for the purposes of expanding the existing Library facility; and
2. Approximately 11,750 square feet of the existing Tiburon Town Hall parcel at
1505 Tiburon Boulevard from Neighborhood Commercial to Public/Quasi-
Public to correct a prior mapping error; and
WHEREAS, the Tiburon Planning Commission held a duly noticed public hearing
on September 14, 2011, heard testimony from interested persons, and adopted Resolution
No. 2011-15 recommending approval of the proposed general plan amendments to the
Town Council; and
WHEREAS, the Town Council held a duly noticed public hearing on
, 2011, at which testimony was received and considered from
interested persons. The Town Council also received and considered the report and
recommendations of the Planning Commission; and
WHEREAS, the Town Council has previously by separate resolution certified an
Environmental Impact Report for the Library expansion project, including the general
plan amendments; and
WHEREAS, the Town Council has previously by separate resolution adopted
findings of fact pursuant to the California Environmental Quality Act and has adopted
findings of overriding considerations to approve the project despite remaining significant
environmental effects; and
Tiburon Town Council Resolution No. XX-2011 --1--12011
EXI-ITIBIT NO. 9
WHEREAS, the Town Council concurs with the Planning Commission that a
General Plan amendment to modify Open Space & Conservation Policy OSC-20
regarding buffer zones from wetlands is unnecessary; and
WHEREAS, the Town Council finds that the proposed re-designation is, on
balance, consistent with the goals and objectives of the Tiburon General Plan, as set forth
in the EIR and the staff reports dated , 2011 and ,
2011. Specifically, the Town Council finds that the public library use would serve a very
broad segment of the Tiburon Peninsula's population and is reasonable justification for
re-designation of the property.
NOW, THEREFORE BE IT RESOLVED that the Town Council of the Town of
Tiburon does hereby amend General Plan Diagram 2.2-1 (Land Use Diagram) to re-
designate the approximately 16,250 square feet of land, as depicted on attached Exhibit
"A", comprising a portion of Lot 10 of the Point Tiburon Subdivision, from OS (Open
Space) to P (Public/Quasi-Public).
BE IT FURTHER RESOLVED that the Town Council of the Town of Tiburon
does hereby amend General Plan Diagram 2.2-1 (Land Use Diagram) to re-designate the
approximately 11,750 square feet of land, as depicted on attached Exhibit "B",
comprising a portion of Marin County Assessor Parcel 58-171-92, from NC
(Neighborhood Commercial) to P (Public/Quasi-Public). Said amendment approval is
subject to the following conditions, said conditions to be incorporated into any approval
of subsequent detailed site plan and architectural drawings for the library expansion
proj ect:
1) [Condition referencing appropriate drawings and potentially
addressing a reduced size for the project and an increased separation
distance of the addition from the Town Hall building, as
recommended by the Planning Commission]
2) A Native American monitor and a qualified archaeologist shall be present
during construction grading and trenching. In the event that additional
subsurface archaeological resources are encountered during the course of
grading and/or excavation, all development shall temporarily cease in
these areas until the Town's Planning Division is contacted and a qualified
archaeologist properly assesses the resources and makes recommendations
for their disposition. Prehistoric archaeological site indicators include:
obsidian and chert flakes and chipped stone tools; grinding and mashing
implements (e.g., slabs and handstones, and mortars and pestles); bedrock
outcrops and boulders with mortar cups; and locally darkened midden
soils. Midden soils may contain a combination of any of the previously
listed items with the possible addition of bone and shell remains, and fire
affected stones. Historic period site indicators generally include: fragments
Tiburon Town Council Resolution No. XX-2011 --1--12011 2
of glass, ceramic, and metal objects; milled and split lumber; and structure
and feature remains such as building foundations and discrete trash
deposits (e.g., wells, privy pits, dumps). *Construction activities could
continue in other areas. If any findings are determined to be significant by
the archeologist, they shall be subject to scientific analysis;
duration/disposition of archaeological specimens as agreed to by the
Native American community, land owner, and the Town; and a report
prepared according to current professional standards.
3) If human remains are encountered, excavation or disturbance of the
location shall be halted in the vicinity of the find, and the county coroner
contacted. If the coroner determines the remains are Native American, the
coroner shall contact the Native American Heritage Commission. The
Native American Heritage Commission shall identify the person or
persons believed to be most likely descended from the deceased Native
American. The most likely descendent shall make recommendations
regarding the treatment of the remains with appropriate dignity.
4) To secure an additional water entitlement, the project sponsor shall
complete a Water Service Application and pay any required fees or the
project sponsor shall transfer an unused entitlement from another site.
5) Prior to issuance of a building permit, the Town and Library Agency shall
agree upon a reasonable monetary contribution by the Agency toward
signalization or equivalent improvement of the Tiburon Boulevard/Mar
West Street intersection.
6) Any detailed site plan and architectural drawings subsequently submitted
pursuant to this approval shall depict a "no parking zone" along Tiburon
Boulevard, approximately 40 feet in length, directly in front of the
promenade between the proposed addition and Town Hall to allow a view
between the buildings from Tiburon Boulevard unobstructed by parked
cars. The Town may employ this no parking zone on a temporary basis or
may make it permanent, in the sole discretion of the Town Council.
7) The project sponsor shall absorb all costs for the relocation of the
Landmarks Society's pictorial exhibit located near the intersection of
Tiburon Boulevard and Mar West Street to another appropriate location, if
feasible, to approximate the vantage point shown in the pictorial exhibit.
BE IT FURTHER RESOLVED that the Town Council find that a General Plan
amendment to modify Open Space & Conservation Policy OSC-20 regarding buffer
zones from wetlands is unnecessary.
Tiburon Town Council Resolution No. XX-2011 --1--12011
BE IT FURTHER RESOLVED that the Town Council hereby adopts a Mitigation
Monitoring Program (MMP) for the Library Expansion Project, said MMP being attached
as Exhibit "C" hereto and incorporated herein, including the three additional mitigation
measures recommended by the Planning Commission regarding Impact Trans-6
(Parking), above and beyond those listed in the RDEIR at p. 81. Said Library Expansion
Project includes applications GPA 2008-02, R 2008-01, 30804, 40801 and all trailing
and/or subsequent permits issued pursuant thereto and in reliance thereon.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of
Tiburon on , 2011, by the following vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
Attachments: Exhibits "A", `B", and "C"
S:Wdministration\Town Council\Staff Reports\2011\October 5 drafts\general plan amend reso Library & Town Hall.doc
Tiburon Town Council Resolution No. XX-2011 --1--12011 4
058-171-9 "
.,l
,0,05,14
060-082-25
Legend
1. Project Site
OS Open Space
P Public/Quasi-Public
NC Neighborhood Commercial
O Office
ource:
I Area of Change 060-082-60
)://gis.co.marin.ca.us/MMDataviewer, April 27, 2009; Tiburon
0 25, w 75
& General Plan Land Use Diagram. SeMk.(Feec),
Exhibit "A": Area to be re-designated from Open Space to
Public/Quasi-Public on Tiburon General Plan Land Use j
Diagram 2.2-1
Legend
Pro1ect Site
'
OS Open Space
P Public/Quasi-Public
® NC Neighborhood Commercial
O Office
Area of Change
ource
1 ~1'a
060-082-60
is.co.marin.ca.us/MMDataviewer, April 27, 2009; Tiburon Zoning
Map & General Plan Land Use Diagram
,5 IUU
6k (Feet)
Exhibit "B" Area to be re-designated from Neighborhood
Commercial to Public/Quasi-Public on Tiburon General
Plan Land Use Diagram 2.2-1
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RESOLUTION NO. XX-2011
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON
ADOPTING FINDINGS RELATING TO THE BELVEDERE-TIBURON LIBRARY
EXPANSION PROJECT LOCATED AT 1501 TIBURON BOULEVARD (FILES #40801,
308049 GPA 2008-02 AND R 2008-01) PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
(ASSESSOR PARCEL NOS. 58-171-929 939 & 94 AND A PORTION OF 58-171-62)
WHEREAS, on , 2011 the Town Council of the Town of Tiburon
adopted Resolution No. certifying the Environmental Impact Report for the
Belvedere-Tiburon Library Expansion Project ("Project").
NOW, THEREFORE BE IT RESOLVED, that pursuant to California Public Resources
Code section 21081, the Town Council hereby makes findings of fact regarding the conclusions
reached in the project's Environmental Impact Report. The Town Council's findings are set forth
in the document labeled "Findings of Fact for the Belvedere-Tiburon Library Expansion Project",
which is attached hereto as Exhibit "A" and incorporated herein.
PASSED AND ADOPTED at the regular meeting of the Town Council of the Town of
Tiburon, State of California, on , 2011 by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
Attachment: Exhibit "A"
S: IAdministrationlTown CouncillStaffReportsl20lllOctober 19 draftslLibrary Expansion CEQA Findings reso.doc
E,/ TD TT NO.1
Tiburon Town Council Resolution No. XX-2011 --1--12011 Page 1
EXHIBIT "A"
FINDINGS OF FACT
This document is still under preparation
RESOLUTION NO.
A RESOLUTION OF THE TOWN COUNCIL OF THE
TOWN OF TIBURON AMENDING THE POINT TIBURON
(NORTHWESTERN PACIFIC RAILROAD) PRECISE PLAN (PD#42) TO
ACCOMMODATE AN EXPANSION OF THE BELVEDERE-TIBURON PUBLIC
LIBRARY LOCATED AT 1501 TIBURON BOULEVARD
WHEREAS, in 1979, the Town adopted Ordinance No. 219 N.S. approving the
Northwestern Pacific Railroad Master Plan, said Master Plan (among other things) designating
the westernmost portion of the 38-acre former railroad property for Open Space use; and
WHEREAS, in 1980, the Town adopted Resolution No. 1090 approving the
Northwestern Pacific Railroad Precise Plan. Said Precise Plan depicted the westernmost portion
of the 38-acre site (adjacent to Mar West Street and depicted on attached Exhibit "A") for Open
Space use, consistent with the Master Plan designation; and
WHEREAS, the 38-acre former railroad property was subsequently developed as the
Point Tiburon Subdivision; and
WHEREAS, in 1984, the Town of Tiburon accepted, as part of the Point Tiburon Final
Subdivision Map, an offer of dedication from the owner of the property (The Innisfree
Companies) for the subject and adjacent property (collectively identified as Lot 10 of the Point
Tiburon Subdivision) as "public open space and flood control use", said offer of dedication
containing reversionary clauses if used for other purposes; and
WHEREAS, in October 1997, The Innisfree Companies fully and forever released any
reversionary rights to Lot 10 in a Settlement Agreement and General Mutual Release document
recorded on January 8, 1999 as Serial Number 1999-0001725 of Marin County Records; and
WHEREAS, in 2004, the Town Council approved an amendment to the Point Tiburon
Precise Plan to re-designate an approximately 16,000 square foot portion of Lot 10 from "Open
Space" to "Public use, including public buildings".
WHEREAS, Town of Tiburon is currently processing an application from the Belvedere-
Tiburon Library Agency (File #30804) to amend the aforesaid Precise Plan by allowing the re-
designation of an additional approximately 16,250 square feet of Lot 10 from Open Spaces use to
Public use, including public buildings; and
WHEREAS, the Planning Commission held a public hearing on September 14, 2011 on
the Precise Plan amendment application, and recommended approval of said application to the
Town Council by adopting Resolution No. 2011-15; and
Tiburon Town Council Resolution No. --/--/2011 Page
EXI.HIBIT NO.~
WHEREAS, the Town Council held a public hearing on ,
2011 and heard and considered all public testimony on the matter, and reviewed and considered
the entire project record, including the recommendation of the Planning Commission; and
WHEREAS, the Town Council has previously certified an Environmental Impact Report
for the project, including the Precise Plan amendment; and
WHEREAS, the Town Council finds that the amendment is consistent with the goals and
policies of the Tiburon General Plan and other applicable plans; is in conformance with
objectives and requirements of the Tiburon Zoning Ordinance; is consistent with other provisions
of the Point Tiburon Master Plan and Point Tiburon Precise Plan; and will not be detrimental to
the public health, safety or welfare of the Town.
NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of Tiburon
does hereby approve the Point Tiburon Precise Plan amendment by re-designating (in all material
aspects of the Precise Plan) approximately 16,250 square feet of land, as depicted on attached
Exhibit "B", comprising a portion of Lot 10 of the Point Tiburon Subdivision, from "Open Space
use" to "Public use, including public buildings".
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of
Tiburon on , 2011, by the following vote:
AYES: COUNCILMEMBER:
NOES: COUNCILMEMBER:
ABSENT: COUNCILMEMBER:
JEFF SLAVITZ, MAYOR
TOWN OF TIBURON
ATTEST:
DIANE CRANE IACOPI, TOWN CLERK
Attachments: Exhibits "A" and "B"
S: Udministration I Town CouncillStaff Reports1201110ctober S drafislPoint Tiburon precise plan reso Librarydoc
Tiburon Town Council Resolution No. --/--/2011 Page 2
S ' Ire'
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Exhibit "B" Area to be changed from Open Space use to Public use (including public buildings and
any uses and structures appurtenant thereto), in the Master Plan and the Precise Plan Map
for the Point Tiburon (Northwestern Pacific Railroad) Planned Development (PD#42)
lkf
RagghiantilFrei tas LL11
AT70RNEYS AT LAW
874 FOURTH SIREET, Sum D. SAN RAFAEL, CA 94981.3146
TELEPHONE 415.453.9433 FACSIMILE 415.453.8269
WWW.RFLAN*LLP.COM
September 8, 2011
Via E-mail and First Class Mail
Scott Anderson, Director
Community Development Department
Town of Tiburon
1505 Tiburon Boulevard
Tiburon, CA 94920
Re: Belvedere-Tiburon Library Expansion Project
Dear Mr. Anderson:
SFP082011
The purpose of this letter is to inform the Town that the Belvedere-Tiburon Library is
hereby formally electing to proceed with an application for a slightly refined version
of "Alternative D," as found in the EIR for this project. The final development plans
transmitted to you under separate cover on today's date are the plans for which the
Library seeks approval. These plans fit within, and actually improve upon, the scope
of the project analyzed as Alternative D.
The Library's selection and even further refinement of Alternative D is a prime
example of the CEQA process working. The information from the CEQA review
served to inform the applicant and changes were made accordingly. The EIR found
that Alternative D was environmentally superior due to its mitigation of impacts to
aesthetics and biological resources. Accordingly, the Library has elected to proceed
with Alternative D, and has even further refined it to be more environmentally
superior.
It is important to note that the Library is not altering the "project" for the purposes of
CEQA and/or the EIR. Tiburon is unique in that the EIR certification and requested
legislative entitlements/ amendments are considered simultaneously. The "project,"
as set forth and analyzed in the EIR, is correctly the previous design iteration.
However, the "project" now being sought for the legislative
entitlements/ amendments is the refined Alternative D, which was fully analyzed in
the EIR and found to be superior.
JOSPIUA S. Lesovii5 Ric HARo T. FRANCESCHINI
RaEY F. Hugo III DAvin F. FEINLOLO GARY T. RACGCHIAf4TI. INC.
5%*AH N. toxrk Romti F FRSTF.1% k-114 RALPH THOMAS, (R, (0-CVt:%%1ti
Wt HAEl U. GSA-'S PA7RIC.R M. MAGIA$ DAVID Mt. FREItAs (NET.)
ERIC STERNEERC.FR HFFBERT M. RO'XtAN~
EXHIBIT NO. I 1_
11
OLF
RagghiantilFreitas Ltr
Scott Anderson,
September 8, 2011
Page 2 of 3
Thank you for your consideration of this important project and please do not hesitate
to contact the undersigned with any comments or questions.
Very truly yours,
070
Riley F. Hurd III
CC: Debbie Mazzolini
ENDD i A FT E C ,
Date September 7, 2011
To Scott Anderson - Community Development Director, Town of Tiburon
From Andrew Sohn - EHDD
Re Belvedere - Tiburon Library
EIR Project Comparison
memorandum
Scott: This memo is per your request and is intended to provide comparative data between the Initial Project,
Alternative D, and the further Refinement of Alternative D.
Building Area:
The Initial Project creates an 18,000 square foot, two story addition in one volume while Alternative D and the
Refinement to Alt D have a small one-story addition and a larger two-story addition for an additional 17,000 square
feet total.
Parking:
All projects create approximately the same amount of parking to the rear of the building (47 to 52 spaces). The
Initial Project and the Refinement to Alternate D share the same larger amount, 52 spaces.
View Corridor:
Alternative D and the Refinement to Alt D allow greater space between the Library and Town Hall. In both
alternatives the distance separating the two buildings has grown by 16 feet to 48 feet. The Refinement to Alternative
D further enhances the view corridor by allowing the view to open out to the marsh beyond as the rear of the building
is further away from Town Hall than the front.
Building Height and Massing:
All projects are to have a maximum roof height of 36' -10" above the Library first floor or approximately 40 feet above
grade. The Refinement to Alternative D has a more variable roof line than the Initial Project and Alternative D but
does not exceed the height or volume of either of those projects.
Summary:
It is our belief that the Refinement to Alternative D is an architecturally superior scheme to the Initial Project and
Alternative D because of the additional development time working with the Town and the Library that went into it.
We also believe that the basic schema of Alternative D and the Refinement to D are similar enough to be considered
the same project. The parameters of the project alternatives are very similar in terms of parking, volume, size, and
height and will consequently have similar visual impact.
See table on following page for additional summary information.
Architecture £sherick Homsey 500 Treat Ave #201 T 415.285.9193 ,nfoOehdd.com
Interior Design Dodge & Davis San Francisco F 415.285.3866 www.ehdd.corn
Graphic Design California 94110
►T r,E,,~~
EHOO ; ARCHITECTURE
Item
Project Site Area
(approximate Sq Ft)
Project Floor Area Ratio (FAR)
Parking Spaces
Number of Stories
Building Maximum Height
Floor Area Existing
Floor Area of Expansion
Floor Area First Floor Expansion
Building Footprint (total first floor)
Floor Area Second Floor
Floor Area Total
Distance from Town Hall
Proposed Project
42,458
0.67
52
2
36-10" A.F.F. (approx
40 feet above grade)
10,500
18,000
9,200
19,700
8,800
28,500
32 feet
Alternative D
42,458
0.65
47
2
36-10" A.F.F. (approx
40 feet above grade)
10,500
17,000
10,000
20,500
7,000
27,500
48 feet
Refined Alternative D
42,458
0.65
52
2
36'-10" A.F.F. (approx 40
feet above grade)
10,500
17,000
10,100
20,600
6,900
27,500
48 feet front,
56 feet rear
Page 2 of 2
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EXHIBIT NO.- 15'
ENVIRONMENTAL COLLABORATIVE
Consultation • Documentation 0 Restoration
1268 64th Street • Emeryville, CA 94608
Phone 510/654-4444 0 FAX 510/655-4444
MEMORANDUM
TO: Ms. Deborah Mazollini
Tiburon-Belvedere Library
1501 Tiburon Boulevard
Tiburon, California 94920
DATE: 7 September 2011
SEP J 8 2011`1
FROM: Jim Martin
ENVIRONMENTAL COLLABORATIVE
SUBJECT: Review of Biological Significance Conclusions
Draft, Revised Draft, and Final Environmental Impact Report
Belvedere-Tiburon Library Expansion Project
Tiburon, California
As requested, I conducted a review of the original Draft Environmental Impact Report (DEIR),
Revised Draft EIR (RDEIR), and Final EIR (FEIR) on the Belvedere-Tiburon Library Expansion
Project. As you know, I served as the original biological consultant on this project, preparing the
initial constraints analysis in 2003, the Biological Resources section of the Initial Study/Mitigated
Negative Declaration (IS/MND) for the original project in 2004 where the proposed expansion
was located behind the existing building along Mar West Street, and the Wetland Delineation for
the site in 2009. 1 am intimately familiar with conditions on the site, and conducted a follow-up
inspection on September 2, 2011 to confirm that field conditions haven't changed substantially
since my last field work in 2009. 1 reviewed the 2001 Railroad Marsh Management Plan again
for applicability to this project, and I also prepared the Biological Resources section of the EIR
on the Tiburon General Plan, so I'm familiar with the relevant goals and policies applicable to
this project.
This memo provides: 1) a review of the significance determinations for potential impacts of the
project on biological resources made in the RDEIR and FEIR, 2) a discussion of the adequacy of
the proposed setbacks from Railroad Marsh and relationship to management recommendations
in the Railroad-Marsh Management Plan, 3) a review of conformance with the Tiburon General
Plan, and 4) my conclusions regarding the potential impacts of the project on biological
resources of the site and nearby marsh.
Conclusions in RDEIR and FEIR
I believe the determination of significant impacts in the RDEIR and FEIR greatly exaggerates
the potential for direct or indirect effects of the project on Railroad Marsh and special-status
species. Potential impacts on Railroad Marsh (Impact BIO-1) and special-status species
(Impact BIO-2) were considered to be potentially significant in the RDEIR and FEIR, and the
level of significance after mitigation for both of these impacts was determined to be Significant
and Unavoidable. This is contrary to the determinations made by two separate biologist who
prepared the Biological Resources sections of the IS/MND (Environmental Collaborative) and
DEIR (Christopher Joseph & Associates) on the project and concluded that all potential impacts
on biological resources were mitigated to a level of less-than-significant.
CEQA requires that the analysis for an environmental document be based on existing
conditions, not the potential for future enhancement or possible improved habitat conditions (i.e.
if the management recommendations in the Railroad Marsh Management Plan were
implemented). The Railroad Marsh Management Plan serves as a planning tool in protecting
and enhancing conditions associated with the marsh, but a comparison of environmental
conditions at its full implementation is not required, and certpinly should not be used in
determining baseline conditions or the significance of potential environmental impacts. As
indicated below, Section 15125(a) and (e) of the CEQA Guidelines, Environmental Setting,
requires that an EI•R include a description of physical conditions as they exist, both with regard to
the environmental analysis and comparison to an adopted plan:
(a) An E/R must include a description of the physical environmental conditions in the
vicinity of the project, as they exist at the time the notice of preparation is published or if
no notice of preparation is published at the time environmental analysis is commenced,
from both a local and regional perspective. This environmental setting will normally
constitute the baseline physical conditions by which a lead agency determines whether
an impact is significant. The description of the environmental setting shall be no longer
than is necessary to an understanding of the significant effects of the proposed project
and its alternatives. (underline emphasis added)...
(e) Where a proposed project is compared with an adopted plan, the analysis shall
examine the existing physical conditions at the time the notice of preparation is
published, or if no notice of preparation is published, at the time environmental analysis
is commenced as well as the potential future conditions discussed in the plan.
f
The Biological Resources section of the IS/MND and DEIR both provide an accurate description
of the physical environmental conditions of the site at the time of the analysis, which remains
largely unchanged.. They both acknowledge the sensitivity of the nearby Railroad Marsh, but
conclude that the site where improvements are proposed 1) contains no sensitive biological
resources (i.e. special-status species, sensitive natural communities, wetlands, or important
wildlife habitat nursery areas or movement corridors), 2) that routine mowing of the non-native
cover and frequent activity of human and pets severely limits existing wildlife habitat values of
the site, and 3) that the native vegetation enhancement and fencing of the buffer between the
marsh and new building would greatly enhance existing conditions and serve to address any
loss of existing habitat values associated with the site. Implementation of careful construction
practices, controls on surface drainage, and installation of barrier fencing and native
enhancement plantings would adequately mitigate potential adverse impacts to a level of less-
than-significant for all biological significance criteria.
The RDEIR concludes that "no special status plants occur on the project site" (page 42,
paragraph 1, first sentence), "...it is unlikely that the project site supports any of these special
status wildlife species due to past site disturbance" (page 42, paragraph 2, first sentence), and
that the "reduction in marsh buffer would not significantly affect native species of vegetation
since the area affected is vegetated primarily with non-native grasses and forbs, but it would
reduce the buffer area that various wildlife species use" (page 39, last paragraph and sentence
The RDEIR implies that the area between Railroad Marsh and the existing library serves as an
important upland buffer "where birds can rest, feed, nest, and find refuge during periods of high
2
water" (page 40, first paragraph, last sentence). Areas adjacent to marsh habitat can often
provide upland refugia, but the lack of protective cover and intensity of activity by humans and
dogs precludes the setback between Railroad Marsh and the existing library from providing
these types of important habitat values on this particular site. However, there is actually an
opportunity to enhance this setback area so that it does provide upland buffer functions, and that
is what this project proposes. There is absolutely no nesting activity of any kind within this
setback area and the few species that occasionally forage in the area are typical of suburban
habitat and are not marsh-dependent species.
The RDEIR accurately concludes that no special-status species are present on the site, that all
drainage from the project would be directed away from the marsh, and that all potential impacts
on hydrology and water quality would be fully mitigated to a level of less-than-significant. The
RDEIR then states that potential impacts from project construction on marsh water quality could
somehow adversely affected two special-status plants, "if they actually occur in the marsh" (page
42, first paragraph, last sentence). Neither of these species have been reported from Railroad
Marsh and suitable habitat is absent for them either on the site or in the portion of the marsh
closest to the site. If all water quality-related impacts are fully mitigated and required controls
are implemented during construction (i.e. Best Management Practices followed as part of the
required Stormwater Pollution Prevention Plan), then potential indirect effects will not adversely
affect these species, assuming they were confirmed to be present in the marsh. Similarly, no
nests of salt marsh common yellowthroat or nesting behavior of this species have been reported
from the willow thicket closest to the site, which typically nests in emergent marsh vegetation not
willows. And suitable foraging and refugia for California red-legged frog and robust walker is
completely absent from the site. The RDEIR and FEIR include exhaustive mitigation that would
ensure avoidance of direct and indirect impacts on any of these special-status species, in the
remote instance they were to somehow disperse onto the site. The exclusion fencing called for
in Mitigation Measure BIO-2a would prevent any inadvertent potential impacts on the marsh
habitat and any special-status species associated with this area. And the preconstruction
surveys called for in Mitigation Measure BIO-2b would prevent any inadvertent disturbance to
salt marsh common yellowthroat or other nesting birds, in the remote instance that they were to
establish new nests in the vicinity prior to construction.
Even with these rigorous controls and required mitigation measures, for resources that were
determined to be absent on the site, the RDEIR and FEIR revised the conclusion of potential
impacts and redetermined that they would be remain Significant and Unavoidable. At best, this
represents an overly conservative approach to the impact analysis for the project.
As concluded in the RDEIR and FEIR, all potential impacts on biological resources under
Alternative D would be less-than-significant, including those related to Impacts BIO-1 and 610-
2. Because the applicant has elected to proceed with a refined Alternative D, the unnecessarily
conservative portion of the EIR is rendered moot at this time. It is important, however, that these
inconsistencies and overly conservative conclusions be pointed out in the record.
Adequacy of Proposed Setback Distances
As long as an adequate setback is maintained between Railroad Marsh and proposed
improvements, potential impacts on biological resources would be fully mitigated with proper
construction controls and native habitat enhancement measures within the setback zone. This
native enhancement within the setback zone would serve as a "buffer" to the marsh, a condition
which is now completely absent on the site. Willow riparian vegetation at the edge of the marsh
abruptly transitions to the mowed non-native grassland cover that is actively used by humans
and dogs on the site. There are no adopted standards for what constitutes an "adequate"
3
setback from marshlands or other sensitive biological resource, but a comparison between
existing and enhanced habitat conditions serves as a logical measure. The 50-foot setback
from the marsh shoreline proposed in Alternative D would allow for establishment of native trees,
shrubs, and groundcovers as part of the enhancement plantings which would vastly improve the
existing condition of managed non-native grassland cover in this setback zone. Once they
mature, the native enhancement plantings would serve to screen views of the new parking lot for
wildlife using the marsh, and would provide new foraging, roosting, and nesting opportunities to
wildlife associated with the marsh and upland areas. And installation of permanent barrier
fencing and signage would serve to control access into both the enhanced setback zone and
marshland, which currently has unrestricted access to humans and dogs.
Habitat enhancement and installation of the permanent barrier fencing was to occur under the
original project as well, and would have adequately mitigated any indirect impacts on Railroad
Marsh. Because the setback distance under Alternative D is larger than that for the original
project, its future value to wildlife would be increased under Alternative D, providing more area
for native plantings and habitat enhancement. Obviously, the greater the setback distance and
larger the enhancement area, the more valuable it eventually becomes to wildlife. But the future
enhancement value of a setback zone is different than a comparison to existing conditions and
the limited habitat values of the site. Again, CEQA requires an analysis of potential impacts
using the existing physical conditions as a baseline, not some future enhanced habitat values.
Recommendations from Railroad Marsh Management Plan
The 2001 Railroad Marsh Management Plan (RMMP) contains management recommendations
that are intended to protect and improve the hydrologic and biologic conditions of Railroad
Marsh. Wildlife habitat management recommendations in the RMMP address methods to
reduce disturbance to wildlife, particularly along the south shore of the marsh. Evidence of high
use of the area by humans and dogs, and maintenance practices that removed native vegetation
were believed to be indicators contributing to a low diversity of bird species observed in the
unvegetated "view corridors" along the south shoreline. Section 4.2.3 of the RMMP states that
"planting of a vegetative buffer and construction of a low fence are recommended to decrease
disturbance of wildlife along the south shore of the Marsh." The actual text of these
recommendations from the RMMP (page 17) are as follows:
Planting of native wetland plants and shrubs along the cleared areas of the south
shoreline will provide cover for wildlife. Use of low-growing native species such as soft
rush (Juncus effuses) along the waterline and coyote brush (Baccharis pilularis) in the
adjacent upland will provide cover while maintaining a view corridor of the Marsh.
A low fence should be installed along the south shore will keep dogs from approaching
the shore and disturbing birds and other wildlife. Paw prints in the mud on the shore
indicates that the signs currently posted do not deter dog owners from allowing their dogs
to approach the shoreline. The fence could be placed approximately 50 feet from the
shore to allow viewing from a distance which would not disturb wildlife. A 3-foot high
fence constructed of welded wire and posts or similar design would allow relatively
unobstructed views of the Marsh from adjacent foot path and public buildings to the west.
A gate would be constructed to allow access for maintenance.
Importantly, these recommendations only pertain to locations along the southern edge of the
marsh where unvegetated "view corridors" have been maintained, allowing visitors along the
existing pedestrian pathway to see the remaining open water areas. No such "view corridor" has
been maintained on the segment of the marsh adjacent to the site, which is densely vegetated
4
with willows that obscure views to the remaining open waters in the basin. The fence could be
installed at a distance less than 50 feet from the shore, as was proposed under the original
project, and still serve to prevent access by dogs. A larger setback distance of 50 feet is
important when wildlife can see dogs and humans approaching the shoreline. But the dense
willows adjacent to the site already provide effective screening to the open water and emergent
marshlands. And native enhancement plantings would eventually provide additional screening
that would further minimize any potential for disturbance to wildlife associated with the marsh
habitat. The project and Alternative D both contain provisions for installation of permanent
fencing and native enhancement plantings, which would serve to meet the intent of the
recommendations in the RMMP.
Conformance with Tiburon General Plan
As discussed in the DEIR and RDEIR, the project is generally consistent with the goals and
policies related to open space and conservation in the Tiburon General Plan. Policy OSC-20 of
the General Plan states that "Buffer zones of at least 100 feet shaft be provided, to the maximum
extent feasible, between development and wetland areas." This policy deliberately includes the
provision of "maximum extent feasible" to allow some flexibility for the Town Council from this
100-foot buffer. As described above, previous determinations concluded that direct and indirect
impacts on wetlands and other sensitive biological resources would be adequately mitigated for
both the original project and refined Alternative D and the intervening setback zone would be
enhanced.
The RDEIR and FEIR recommend that the Tiburon General Plan be amended to allow for an
exception to the 100-foot buffer from wetlands, and refers back to the 50-foot recommendation
from the RMMP. Mitigation Measure BIO-4 )page 48) of the RDEIR calls for revising Policy
OSC-20 where an exception to the 100-foot buffer is allowed "for wetlands with Town-adopted
management plans, whatever buffer is recommended in that plan..." This seems to ignore the
exception already contained within the existing language of Policy OSC-20, where the Town .
Council can make a determination on what constitutes "maximum extent feasible." Revising the
Town General Plan to accommodate a specific development project, even for a public library,
does nothing to address the underlying question of what constitutes an adequate setback from
wetlands. Again, the previous determinations concluded that direct and indirect impacts on
wetlands and other sensitive biological resources would be adequately mitigated for both the
original project and refined Alternative D.
Conclusions
The RDEIR and FEIR, in my opinion, are unnecessarily conservative regarding the significance
of potential impacts of the library expansion project on biological resources, particularly the
remote potential for occurrence of special-status species and the relationship of the setback
zone to nearby Railroad Marsh.
Both the proposed library expansion project and Alternative D, recommended as the
environmentally superior alternative in the RDEIR and FEIR, include provisions that would
prevent any direct or indirect impacts on wetlands and essential habitat for special-status
species, and would serve to enhance the habitat values of nearby Railroad Marsh. These
enhancements include installation of barrier fencing to prevent access by dogs into the marsh as
well as installation of native tree, shrub, and groundcover plantings that would greatly increase
the habitat value of the poor quality non-native grasslands that separates Railroad Marsh from
the existing library. While the size of the setback distance would vary between the proposed
library expansion project and Alternative D, they both achieve the same results; they enhance an
5
area that currently has no protective cover, has very little wildlife habitat value, and is ineffective
as a buffer to the marsh because of unrestricted access to humans and dogs.
The proposed library expansion can be accomplished without adversely impacting Railroad
Marsh or special-status species. Amendments to Policy OSC-20 of the Tiburon General Plan
are unnecessary given the flexibility already contained within the current language regarding
exceptions to a minimum buffer zone of 100 feet. And the intent of the general management
recommendations in the Railroad Marsh Management Plan can be fully met through installation
of barrier fencing to keep dogs out of the marshland and provide for native enhancement
plantings within the setback zone.
I trust this provides you with useful information regarding this matter. Please let me know if you
have any questions regarding the above.
6
T19c INATISFREE Companies
June 23, 2009
Scott Anderson
Community Development Director
Town of Tiburon
1505 Tiburon Blvd.
Tiburon, California 94920
Re: Belvedere Tiburon Library Expansion Comments
Dear Mr. Anderson,
Execulive Offices-
2656 Bridge'war
Sausalito, Califoi-iml 94965
475 3-32-6250
PAX 415 l JUN 2 5 2009
The Innisfree Companies was the developer of Point Tiburon, a Redevelopment
Agency sponsored project committed to a specific development task directed
under a Development Agreement. One important component of the°
Development Agreement was to set aside land and the capital required to
improve the dedicated properties, for the use and enjoyment of our citizens.
The expansion property in question was dedicated for an open space park use.
A budget to improve the dedicated site was funded to the Town. I am deeply
concerned that commitments made regarding this property and its intended
use is currently being reconsidered.
The site in question was committed to the Town for the specific purpose of
open space, with never a thought it would ever be considered for an asphalt
parking lot or additional building footprint.
Our beautiful Town has precious little park land available to its citizens. To
consider using Zelinsky Park for anything but its intended use should be
considered a great loss to our community.
Respectfully submitted,
David C. Irmer
DC 1: bcg
cc: Tiburon Planning Commission
Nicky Hall, 426 Greenwa~W Beach Road, Tiburon, CA 94920
EXHIBIT NO.~
Page 1 of 1
Scott Anderson
From: Ellie Bloch [ebloch@pacbell.net]
Sent: Tuesday, September 21, 2010 8:22 AM
To: Scott Anderson
Subject: senior parking
Scot this is several week over due. The Recreation Department has a wonderful program for all ages. On
Monday, Wednesday and Thursday we have a variety of Yoga classes that many frail seniors attend as well
during the week events at the library. Having parking spaces so close to the front doors of both facilities was well
planned. I see those spaces going in the discussion of the configuration of a new larger library. Since the
population of people over sixty is growing in our community, I feel we need parking as closely situated to the front
of the town hall so that frail people are close to the elevator in the town hall. If the spaces are put behind the
building it will be a longer walk and may discourage frail elder from taking the exercise classes or other
programs. I hope spaces can remain somehow in front of the building. Ellie Bloch PS I sit on MCOA and the
California Senior Legislature.
EXHIBIT NO. 18.
9/7/2011
Scott Anderson - -
From: Robert Benbow [benbowr@me.com]
Sent: Wednesday, August 17, 2011 8:18 PM
To: Scott Anderson
Cc: Tellini Bill; McGuinn Cynthia B.; (Tiburon Planning Commission) John Kunzweiler; McGuinn
John; Arkus Greg; Greenberg David; Pearson Scott; Minor David; LaNasa Julie; Greenberg
Randy; Farabaugh Michelle; Norman Anne; Melen Debbie; Melen Steve; Simon Bill; Minor
Robin
Subject: Library Expansion
Scott,
I vote against any expansion of the Library which reduces or encroaches upon the existing
open space between the Library and Town Hall.
Bob Benbow
53 Norman Way
Tiburon, CA 94920
1 EXHIBIT NO. I q_
Robert Hess
110 Howard Drive
Tiburon, CA 94920
rhess robhessco.com
August 18, 2011
-t r; - ti
r '..h i 1 V t
AUG 2 2 2011
Scott Anderson, Director of Community Development Pte;:: c r c,
Town of Tiburon
1505 Tiburon Blvd:
Tiburon, CA 94920
RE: Bel/Tib Library Expansion Project - Comment for Meeting 9/14/2011
Dear Mr. Anderson:
I strongly oppose the proposed 18,000 sq.ft. expansion of the Belvedere
Tiburon Library as a terrible and short-sided waste of money and open space.
Don't the planners realize:
• That within 5 years, the need for book shelf space will DECREASE as more
and more books and publications go on-line and into electronic media.
Almost all children and youth material is going electronic in school as is
adult reading material, and is will be accessible at home, office, etc.
• Creating more shelf space for paper books is a waste of forest product
resources and time. Electronic books and reading materials are
ecological, can be updated instantly, can be accessed easily, and won't be
lost on the shelves through misfiling.
• The current Open Space is threatened with building and pavement do
we need to cover grass, trees and fields as well as the open view we now
have? Individuals frequently enjoy the current open park area behind the
library and parking lot bordering on the small marsh that will be lost to
pavement and building.
• (If a coffee shop is still planned for the library [perhaps this idea has been
abandoned], there are plenty of commercial coffee/snack places in
Tiburon that NEED OUR BUSINESS. It is unnecessary for the Library
compete with local food establishments that desperately need our
support.
For these reasons I ask the planners to wake up and think long-term and
withdraw approval of the Library expansion plan.
Sincerely,
EXHIBIT NO..
Page 1 of 1
Scott Anderson
From: Jay Andrews opacificmarine@yahoo.com]
Sent: Saturday, August 20, 2011 11:45 AM
To: Scott Anderson
Subject: Library Expansion
Mr. Anderson,
As a frequent Tiburon Library patron I am increasingly concerned about what I feel is an incredibly
over-blown expansion plan for our library. I am in the library at least once a week and in addition to
always being able to park, I also never feel crowded in the current building. With many other issues for
the Town of Tiburon to consider and work to improve, the idea of a three story parking garage at the
library property seems terribly misguided. I have even asked three of the Tiburon librarians if they see
the need for the expansion and they guardedly told me that they do not favor this plan.
There is not much quiet space left in dowtown Tiburon. The small marsh behind our lovely library is
somewhat of a refuge and a welcome bit of natural environment. The entire idea of expanding a
perfectly fine library and building the largest parking structure in town strikes me as a really poor use of
our resources. Once that marsh is gone it can never be reclaimed. We should be discouraging the idea of
expansion to accomodate cars and look at means of reducing the impact of cars in our community.I do
not want another dollar of my tax contributions to be used in furthering this short-sighted expansion
which, based on my frequent library use, is not needed.
Respectfully,
Jay Andrews
9/4/2011
Scott Anderson -
From:'
Scott Pearson [sdpearson@aol.com]
Sent:
Saturday, August 20, 2011 2:16 PM
To:
Crystal and Bob Benbow; Scott Anderson
Cc:
Bill and Utta Tellini; McGuinn Cynthia B.; (Tiburon Planning Commission) John Kunzweiler;
John and Cynthia McGuinn; Arkus Greg; Greenberg David; David and Robin Minor; LaNasa
Julie; Greenberg Randy; Farabaugh Michelle; Norman Anne; Melen Debbie; Steve Melen;
Simon Bill; David and Robin Minor
Subject:
Re: Library Expansion
I support a library expansion into open space,
public space. Scott Pearson, 40 Norman Way
------Original Message------
From: Crystal and Bob Benbow
To: Anderson Scott
Cc: Bill and Utta Tellini
Cc: McGuinn Cynthia B.
Cc: Kunzweiler John
Cc: John and Cynthia McGuinn
Cc: Arkus Greg
Cc: Greenberg David
Cc: SP
Cc: David and Robin Minor
Cc: LaNasa Julie
Cc: Greenberg Randy
Cc: Farabaugh Michelle
Cc: Norman Anne
Cc: Melen Debbie
Cc: Steve Melen
Cc: Simon Bill
Cc: David and Robin Minor
Subject: Library Expansion
Sent: Aug 17, 2011 9:18 PM
as I consider libraries to be a good use of
Scott,
I vote against any expansion of the Library which reduces or encroaches upon the existing
open space between the Library and Town Hall.
Bob Benbow
53 Norman Way
Tiburon, CA 94920
Sent from my Verizon Wireless BlackBerry
1 EXHIBIT NO,iill--
Page 1 of 'I
Scott Anderson
From: Gretchen Lang [gretchenlang@yahoo.com]
Sent: Tuesday, August 30, 2011 11:27 AM
To: Scott Anderson
Subject: Library expansion project
Dear Scott,
I read about the upcoming meeting concerning the expansion of the library in the ARK and am writing
to get a bit more information. I know this is a long-standing issue but I have recently moved back into
the community and I think I have missed a lot of the of the details. I guess the first question I have is
why this expansion is being proposed? Have patrons expressed the need for a larger library (already the
finest in Marin County)? What new services or expanded services will be offered by enlarging the
library? Does the number of patrons warrant an expansion of the floor space or a larger collection of
books? What is the cost and how will the town pay for it?
At this point it seems as if the emphasis is on the environmental impact of the project but I think many
of us are perplexed as to why the project is needed in the first place given that our library seems
practically perfect as is.
Thank you so much for your time,
Gretchen Lang
36 Peninsula Rd.
EXHIBIT NO
9/1/2011
I have been a resident of Belvedere for over 20 years. I used the old library, where the current
post office is, infrequently. It was charming but very small. When the new library opened in
1997, 1 was ecstatic. Besides being architecturally stunning, it. provided the breathing space to
browse and enjoy the most up to date books and recorded materials.
Being a musician, I often play piano at library functions and events. Many of the programs in
the Founders Room are uncomfortably packed! A few years ago I had a benefactor who was
wiling to donate a gorgeous grand piano to the library, but unfortunately there was no room to
put it in. I also use the technology tools of the library frequently. In some ways the library is my
second home because I spend so much time there!
I write to you to express my support for the library expansion plans and I urge the planning
commission to approve the current EIR for the library. The expansion will provide even more
opportunities in the future for local residents - children, teens and adults alike to come
together in this wonderful environment!
Thank you for your consideration.
Sincere) - AUG ? 1 2011
Y,
Dr. Ira Mendlowitz ` r r
EXHIBIT NO._11~ "1'
Sent By: CALTRANS TRANSPORTATID PLANNING; 510 286 5560; SE j9
STATE DPCA=RNi 50rn 5 '!'RAMPORTATIM AN280~"'N AC;F'N('Y
DEPARTME NT OF TRANSPORTATION
I I I GRAND AVENUE
P. o. BOX 2M60
UAKLANU, CA 941123-OW
PHONE (510) 286-5541 FW your power!
PAX (510) 286-5559 do rnrrbry efficient!
17Y 711 s t .
SFP 1 2 2011
September 9, 201.1
MRN-131-3.95
L L-' 1 ru : ' Pt. . MRN 131102
SCH 2009052003
Mr. Scott Anderson
Town of Tiburon
1505 Tiburon Buul-e v and
Tiburon, CA 94920
Dear Mr. Anderson:
Belvedere-Tiburon Prtblle Library Expansion Project - Finatenvironmental Impart
Report (EIR)
Thank you for including tlie'Califarnia Department of Transportation (Departmaent)'in the
environmental review prcweya fcrr. -tbe proposed project. We have reviewed the Final Em. and
have the following additional comments to offer.
Our specific concerns 46 -that.-based on traffic volumes and distributions-provided in. the, project... .
traffic study, the eastbound left-turn' lane on S,•R-131 at Mar West 9tre vc' annot accommodate-the
additional queue generated. by- the project, and that signal watrant.Cbnditions for the State Route
(SR) 131IMar West Street'i.ntersection will he met at project build out. We are also concerned
that implementing these mitigation measures after opening day ex' t.14erbates adverse travel
conditions, The Department is concerned that a delay in responding.-to these conditions and
acting appropriately will result in potentially significant impacts to traveler safety.
Response to Comments
1. Response 16-2: The Department would like to reiterate the fol.-owing comment from our July 26,
2010 letter:
"With or without a signal:, the traffic study must discuss and. provide calculation whether the
existing eastboundJt4i-turn lane-on SR 131 at Mar West Street can accommodate the
additional .project's queue. 1n determining the adequacy of the left-turn lane, please refer to
the Department's .1fighway Design Manual Index 405.2. If existing left-turn lane cannot
accommodate the additional queue caused by project's traffic, then it is the project's
responsibility to-provide-the extension as a mitigation measure for the project. 17
The extension must :be completed prior to the opening of the project, not until traffic conditions
warrant and the Town will consider the need and timing for lengthening the left-turn as stated
under revised mitigation TRANS-9.
"catrrans iinprnves,nubiliry uc:rc~rs ("ali/nrnia-
kx TIT NO. IS
Sent By: CALTRANS TRANSPORTATIO PLANNING; 510 286 5560; Sep-9-11 4:11PM;
Mr. Scott Anderson/Town of Tiburon
September 9, 2011
Page 2
Page 2/2
2. Response 16-3: First, even though the California Manual on Uniform Traffic Control Devices
(MUTCD) does not -clearly define the criteria of an "approach lane" for the purposes of Figure
4C-3 when checking the Peak.Hour Warrant, it is very likely that a 100-foot turning lane is not
typically considered to be an approach lane.
Secondly, per Chapter 4C of the CA MZTTCD, it is an option that:
"at an intersection with a high volwne of left-turn traffic from the major street, the signal
warrant analysis. may be performed in a manner that considers the higher volume of the
major-street left^turn volumes plus the higher volume minor-street approach as the `minor
street' volume and both approaches of the major street minus the higher of the major-street
left-turn volumes as `major" street' volume." (page 4C-2)
Bhsed on the project condition volumes shown on Figure 11 Of the project'... Traffic Impact
Analysis dated February. 17, 2010, the eastbound left turn volume is 122, which equals 21.7% of
approaching volume of 561. This percentage;of left turns is typically considered as a high left-
turn volume. If the-1 * eft turn volume of 122 is added to the minor street (Mar West.Strect) . ,
approach of 173 as mentioned in.the.Qption, then the minor approach volume will be 295
173+122),.and the..Tnnior street. (SR-1.31 Tiburon Blvd.) approoch volume Js.1027-.(= :1.149- .
t 22), . Plottifig these yoluines on 29;5 and 1027 on the graph.-ofl~igure 4C-3,.the P6ek Bout..
ach lanes on the major -st t.
W arrant i;s 'atisfied even with 2 appro
Therefore,, whether. using. the. normal. or option. conyicieratiun~:.i,l ; s..vezy likely that the pt'oject.,- .
condition volumes iti6d. thic P ak.Hour Warrant; signal ization;:of'the intersection of SK-13.1 and
Mar West should be considered as mitigation for the project:. Please also be advised that -if
signalization of the interseetion causes any additional environmental impact, the impact should
be adequately addressed in this project's EiR with mitigation if required.
Should you require further information or have any.questions regarding this letter, please contact
Cannery Cepeda of my staff at (510) 286-5535.
CARARNOL.D
District ranch Chief
Local Development - Intergovernmental Review
c: Scott Morgan (StateClearinghouse)
"Caltramr improves mobillrv ac ~+►.es C'alifornia"
L. _
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SEP 1 2 n
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t c 4
September 12, 2011
To: The Tiburon Planning Commission
Re: Proposed Expansion of the Library
From: Anne and Herb Briggin, Belvedere
We use the library weekly, volunteer at the Corner Book Store and contribute to the
library. We love our library BUT we are strongly opposed to the expansion plans.
1. We do not believe there really is a NEED to expand.
2. The proposed plan is way out of scale for the area and will BLOCK VIEWS of
open space and diminish the ARCHITECTURAL HARMONY that now exits.
3. There has been no Tiburon/Belvedere VOTE to see if the citizens really want
this-expansion.
4. This project supposedly is privately funded to the tune of about $18 million
dollars. If there is a short fall in raising the money, the TAX PAYERS will be
responsible for the difference.
5. Eveu- if thebuilding is fully funded, there will be increased operating expenses
for which the tax payers will be responsible.
6. There will be some ENVIRONMENTAL DAMAGES done with such a large
construction project.
6. PARKING will be much less convenient for the Tiburon Town Hall and the Library.
The current space is excellent for library purposes and we do not need to expand. We
urge that this project not more forward.
Anne and Herb Bri~gin
7 Cove Road Place
Belvedere, CA 94920
415-789-8666
, 'e,
EXFTIDIT NO.k
Page 1 of 2
Scott Anderson
From: Alan [afenster@sbcglobal.net]
Sent: Wednesday, September 14, 2011 7:47 AM
To: Scott Anderson
Subject: Belvedere-Tiburon library expansion project
SAP 142011
c i. per. ~ l
Dear Sirs,
My wife and I reside at 34 Marsh Rd. in Tiburon; we have lived here for more than twenty years. Our property is contiguous to the
land that had been accepted by the Town Council of Tiburon as "permanent" open space in a public dedication, and we originally
purchased our home with the belief that we would always enjoy its feel of open space as well as the proximity to the wildlife of the
marsh. Part of this land was then rezoned to make way for the proposed library expansion. I assume you know our names, since
we sued to block the rezoning, and appealed the lower court's decision. Everyone should make note that, under the proposed
design for the expansion, none of the rezoned open space will be used for the library. It turns out that the actual purpose of the
rezoning is for a parking lot.
I am now writing to comment on the Environmental Impact Report that assesses the potential repercussions of the library's
expansion. The Town Council has failed to maintain the marsh adjacent to the library in an adequate manner. Going back at least
ten years, it was apparent that maintenance of the marsh would prove more costly than was foreseen when the condominium
complex was constructed and when the adjacent land was accepted as permanent open space. Subsequently, the Town Council
spent $35,000 out of a fund that had been set up for marsh maintenance to commission a report by Michael Josselyn, a biologist
and environmental consultant at San Francisco State. Many residents at the Point Tiburon Marsh condominiums at that time were
concerned the report did not go far enough. (The Town Council refused to disclose Josselyn's first drafts of his report, and there
was a belief that the final report had been "relaxed.") At any rate, the justification for the Josselyn report when it was
commissioned was that it would establish guidelines to tell the Town Council how to preserve the biological health of the
property. The Town Council met to have Josselyn present his report, and voted (I think unanimously) to accept his
recommendations. However, in the time since then, there has been at most one year in which the town actually followed his
guidelines. Some years there was some modest removal of reeds, some years there was no work done at all. As I read the
Environmental Impact Report, two endangered species mentioned in Josselyn's report now seem to have disappeared from the
marsh. (My attorney, Steven Volker, wrote a letter on May 9 commenting on the need to safeguard the endangered species in the
marsh. The "final" EIR blithely states there is no longer evidence that they are present.) A new species - West Nile virus - appeared
five years ago.
The environmental situation has further changed since the Josselyn report was written. One dramatic change is that the county of
Marin had imposed a 25-foot buffer of land between wetlands shoreline and any construction. This buffer has since been
increased by the county to 100 feet. However, the Tiburon Town Council has tried to exempt itself (and only itself) from this
requirement just so it could expand the library and construct a parking lot. Furthermore, when the open space was rezoned, Scott
Anderson publicly stated that it was no longer necessary to think of the open space behind the library as a flood plain, since it had
not flooded in the last twenty years. However, none of the subsequent comments on the library expansion, including the
Environmental Impact Report, make note that the property did in fact flood the very next year, and one other time since then. As
modest as Josselyn's recommendations are, they are the only plans we have for the maintenance of the marsh's environmental
health. If the town council feels it can ignore that report, I would like to know when and where a later plan was.introduced and
approved.
In looking at the Environmental Impact Report, I make note that none of this history appears. The report does acknowledge the
importance of the marsh as an environmental resource of Tiburon, but completely omits an assessment of the town's ignoring its
environmental responsibility over the last twenty years. The report also further acknowledges that the library expansion would
have significant environmental impact, but presents its findings as if this damage were "unavoidable." I point out that an adverse
environmental impact is not a political issue, but an environmental issue. It is disingenuous to pretend that somehow Fate or God
is intervening to put a parking lot on a flood plain, that we have nothing to say about it, and all we can do is hope the damage isn't
too bad.
As the designated lead agency for this project, the Tiburon Town Council has responsibility to fully identify, assess and mitigate all
of the potentially significant impacts of the library expansion project. Contrary to that duty, the Town Council that has been
9/14/2011
EXIIIBIT NO.
Page 2 of '2
responsible for the marsh's deterioration over the last twenty years, and the Town Council that has already cut every possible
environmental corner (including what looks like amending the General Plan three different times) to get around
regulatory "impediments" to the project. No one in the world could think the library expansion will have a neutral environmental
impact; the EIR acknowledges this. At the end of the day, the Town Council has usurped a large parcel of open space solely for the
purpose of building a parking lot that is both contiguous to the marsh and in a flood plain. Even if the EIR were "fair"
or "objective," the Tiburon Town Council is the very institutional body that that has been the origin of the problem, and must now
recognize and rectify its past mismanagement of the marsh by renouncing its recent manipulation of the planning and CEQA
processes in trying to approve this library expansion project.
Alan Fenster
9/14/2011
Page 1 of 2
Scott Anderson
From: Connie Peirce [connie94920@yahoo.com]
Sent: Thursday, September 08, 2011 9:12 PM
To: Scott Anderson
Subject: Fw: Impact of Library's Story Poles
SEP 0 0 2011
Scott,
As I did receive a delivery failure notice indicating that the ernail was too large, I have broken that
email down into six smaller emails. This forward contains my original text that Debbie also would
have received. The five remaining each contain one attached photo; four are PDF files, the fifth is
a JPEG.
Thank you for the packet you shared with me this afternoon. Although I haven't had a chance to
review it, I did notice that the cover illustration included a chimney on the Town Hall side of the
expansion. If the height of this chimney is not indicated by the.story poles, I'd like to bring to the
Planning Commission's and Town Council's attention, that our view would be eve'n further
impacted.
Thank you again, Scott, for all your assistance.
Truly,
Connie
Forwarded Message
From: Connie Peirce <connie94920@yahoo.com>
To: ""Scott Anderson"" <sanderson@ci.tiburon.ca.us>
Cc: Debbie Mazzolini <dmazzolini@bel-tib-lib.org>
Sent: Thursday, September 8, 2011 3:43 PM
Subject: Impact of Library's Story Poles
Dear Scott,
Attached please find five photos relative to the impact the proposed library expansion will have on
,.our view. The titles of the photos indicate their rationale for inclusion in this email, yet I elaborate
a bit more later in this email.
The first four photos have red lines super-imposed upon them. The horizontal lines indicate a
continuous line from the current roof to the top of the highest visible story pole, i.e., to the peak of
the expansion's roof. I believe this is a very close approximation of the actual impact even though
the story pole indicating the rear of this roof is not visible.
The vertical line follows the story pole down to the top of our across-the-street neighbor's roof.
I included these lines to help clarify the impact, yet they are only guidelines. A very hurried, but
extremely competent technician at The Apple Store drew them for me. Additionally, the story pole
closest to Town Hall is not currently visible, but if the story poles were up in winter, that pole may
indicate that the vertical lines should be drawn farther to the right.
"Impact in Summer" was taken from our relevant window. As indicated, only the roof of St.
Hilary's would be visible if the current proposal were approved.
EXHIBIT NO.
n in in n It ,
Page 2 of 2
"Potential Impact in Summer" was taken immediately outside the adjacent room's window, as we
have had on hold for a year or more architectural drawings that would re-design our upstairs. This
perspective hints at the greater scope of St. Hilary's Open Space that would no longer be
accessible should we make certain modifications to our current home. (It would not have been
safe for me to try to photograph more of that potential.)
"Impact in Winter" super-imposes the impact, the red lines on a photo taken in the second half of
the year. This photo, as well as the following two photos were also taken from our relevant
window.
"Photo used to Determine 'Impact in Winter"' is included for your understanding as to why red lines
in "Impact in Winter" were drawn as they are.
"Impact at Night" illustrates the incredible scene that will no Ionger be available to us, as
essentially only St. Hilary's roof would be left.
Thank you for all your kind attention to our concerns, Scott, including the initiative and time you
took for yesterday's on-site visit.
Tru ly,
Connie Peirce r
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I, and other residents and voters of Belvedere and Tiburon are very concerned
about the proposed massive addition to the library for the following reasons:
1. We believe the current beautiful library is more than adequate for the needs of
our community.
2. E-Books are becoming more common and popular, requiring less access to
bookstores and libraries.
3. The structure as planned will block the views of "our most visible landmark" ,
Old St. Hilary Church, and adjacent open space we residents and the Landmark
Society fought so hard for and contributed so much time and money.
4. Considering the current financial crisis we cannot afford either the cost of
construction or maintenance of this huge structure.
5. Meeting facilities are more than adequate for the community considering the
city hall, the recently constructed meeting structures at our schools and perhaps the
proposed recreation facility.
6. This proposed large structure is advanced by only a few of the voters and
residents of Belvedere and Tiburon. The project should at least be delayed until it can
be placed on the ballot of the next general election, as it should be in a democracy for
all of the voters to decide, not just a few. Many may feel that this project will diminish
the historic beauty of Tiburon.
Warren M. Russell, M.D. Forty year resident
Enclosed: Photos of the story poles of the intended structure taken from the vantage
point photo of the Landmarks Society panel stating " Our Most Valuable Landmark".
To: Tiburon Planning Commission
cc. Scott Anderson, Community Develoment Director
Residents of Tiburon and Belvedere
SEP 1 2011
IL e c e, 9/14/2011
"EXHIBIT NO.V14-
i
~_k
S T E P H E N S E R A
SEP 1 4 2011
September 14th, 2011
To the City of Tiburon,
As a long time resident of this small city I would like to make a definitive statement regarding the
importance, to both myself and my wife, of the Library under the direction of Deborah Mazzolini.
Since we moved here we have used the library in many ways. Borrowing books and films being just
the most frequent.
We attend exhibits, lectures, the film series, meet friends, and watch the Acadamy Awards in an
environment fun, festive and enthusiastic.
But even all that doesn't really explain our relationship with the Library.
Simply put, the Library is the beating heart of Tiburon. Without it we would be living in a beautiful
country club. With it, we have a locus of knowledge, friendship and culture. With a fax machine.
Whatever it takes to make this Library bigger, better, or more secure is what it deserves, and what
we as the citizens of Tiburon are privileged to share.
Stephen Sera -
Nathalie Nutting
N,.
Page 1 of 1
Scott Anderson
From: Jill Barnett Diligbarnett@gmail.com]
Sent: Tuesday, September 20, 2011 2:07 PM
To: Scott Anderson
Subject: Comments on Library Expansion
SEP ? 0 2011
Limiting Library Expansion
I have reservations with the Library expansion plans. The goals of this proposal can be satisfied if we creatively
coordinate use of existing community resources. i
1. Accessible Off site storage coupled with continued use of the County Wide Inter-Library
system would be significantly less expensive than construction of a massive new building
addition.
2. Meeting space for an expanded Special Programs schedule currently exists within the
Belvedere-Tiburon Community. Previously approved special tax assessment to renovate our
three public schools on the Peninsula has resulted in well-designed and under-utilized
meeting and conference space. Both larger multipurpose rooms and smaller classrooms in
our schools could be made available one or two nights during the week to accommodate all
size audiences. How about renting or purchasing the market in the Cove and remodel if so
much additional space is needed. Do we really need to spend millions of dollars to duplicate
existing resources?
3. Several years ago the library committe stated that a computer training center was needed to
teach older residents how to use the computer. I believe over time, these citizens of the
Peninsula will simply not need computer training as this skill is already well developed in the
younger generations, the future senior citizens. I can't imagine the Library would need
additional space to purchase more computers for use at the library as I am sure in our
community almost everyone has a computer at home.
4. 1 don't know if a cafe is in the plans but several year ago the library committee also wanted a
cafe. Although this sounds like fun, why would you want -to take away business from our
establised local business in Tiburon?
5. The community has contributed money for open space, The story poles make the proposed
addition look massive and will cover up the beautiful view between the current library and
Tiburon Town Hall. I am against an additional massive building on Tiburon Blvd.
6. Construction--Currently it is impossible to leave Town any time after 1:30pm.
With school and the construction trade traffic Tiburon Blvd is a major traffic jam. During
construction there will be additional traffic and afterwards more traffic headed in and out of
the area.
Thanks for the opportunity to give my input
Sincerely,
Jill Barnett EYFTIBIT NO.
To: Editor, The Ark,
Tiburon Town Council
Belvedere City Council
REVISED LETTER:' word count 446
Library Expansion
How big is big enough?
CEP 2
We have watched with interest and growing concern the plan being proposed for tie
library expansion.
On Sept. 14th the Planning Commission recommended to Town Council that the project be
reduced in size. We support their conclusion. The Commission is on the right track.
The following are suggestions that we trust the Town Council will take into consideration as they
deliberate the library expansion plans. i
• The scale of the building is overwhelming. The current library sits comfortably at the
entrance to town. Its neighbor, Town Hall, is of similar scale so the sight is very pleasant
as you come down Tiburon Blvd.
• The scope of the project has grown from people space, bookshelves, storage and kid's
corners, to a full-blown two-story community center complete with coffee shop,
bookstore, meeting rooms, vistas and plazas. While the concept of such a center may be
appealing, this site can reasonably accommodate the library, slightly expanded, but not
all the other amenities proposed.
• The second story needs to be reconsidered. It makes the building loom over the space
around it, and cuts off precious views of Old St. Hilary's and the open space; a concern
that was raised by residents of both Tiburon and Belvedere.
• The current parking works reasonably well. The plan as proposed, places all of the
parking behind the library, and will require an intrusion into the marsh buffer zone. For,
the handicapped, it is too far away from either building to be convenient.
• While we usually oppose General Plan amendments, we understand one has already
been granted when the 2004 plan was approved. No additional marsh intrusion or
General Plan amendments would be required if the plans were scaled back.
• We agree with Commissioners' concerns regarding the proposed private staff offices. To
dedicate 50% of the existing library to staff offices and still scramble to find expansion
space for the children and teens definitely needs further study.
• Many events held in the Founders Room do not require staff or paperwork from the
library, so these events could easily be held at any of the other meeting spaces around
town. -
• While the onsite bookstore and proposed caf6 might be desirable in a community center,
they may not be cost effective here. The bookstore on the Boardwalk is a winner and it
appeals to all, including tourists visiting our community. In its present location it is visible
and accessible even to those who don't use the library.
We urge the current decision-makers to be careful and thoughtful. The library represents the
heart of our combined communities, but it need not be monumental to do so.
Signed:
Joan Bergsund, Former Mayor Tiburon
Valerie Bergmann, Former Mayor Tiburon
Terry Hennessy, Former Mayor Tiburon
) I B I T NO. 3 41
Page 1 of 1
Scott Anderson
From: PL International - Maria Lambert [Maria@plintl.com]
Sent: Saturday, September 24, 2011 5:16 PM
To: Scott Anderson
Subject: Library Expansion Project
Dear Mr. Anderson,
SEP ~l 201
We have a beautiful library. When the initial proposal to build the current building was presented, it received
the support of our community. It was a necessity and most of us were all happy with the result.
I do not support the proposed expansion of our library for the following reasons:
For a town of our size, I do not think we need to triple the size of our current library.
I think the library offers many wonderful activities and classes, to the point that it operates like a
recreation center as well. Perhaps we should create or expand the Tiburon-Belvedere recreation center,
rather than the library
I can't justify our library becoming bigger than our Town Hall.
The expansion would simply destroy and devastate the beautiful park behind the library; the new
parking lot and traffic would certainly affect the natural habitat of the marsh and end its tranquility.
In these harsh economic times, I think we should show more humility and be grateful for what we
already have, which is a very nice library for a nice town of our size.
If some expansion is absolutely necessary to ensure a healthy layout for the public and a healthy work
environment for the staff, then I hope the powers that be will reconsider this project and expand the,front of
the building (for example), or raise the building by adding another floor so.we don't destroy the park and the
marsh areas.
Thank you for your consideration.
Best regards,
Maria Lambert
PO Box 1048
Tiburon, California 94920, USA
Phone: 1-415-435-6293
Mobile: 1-415-726-8677
Fax: 1-415-435-0952
FDX,1IIB IT NO. 3 3
9/26/2011
Scott Anderson
From:
Nancy Gale [nancymgale@gmail.com]
Sent:
Tuesday, September 27, 2011 5:34 AM
To:
Scott Anderson
Subject:
Library Expansion
I am writing to protest the planned library expansion as I have previously done in the Ark
when this project first arose.
We now have a lovely building suited in size to our small community and an outstanding
architectural expression which all residents can enjoy. The present building is only 12
years old. The planned expansion is going to take away from views up the hill and occupy
open space with a parking lot. Many, many residents are opposed to this unnecessary
project, especially during tough economic times. In addition, many people now have iPads
and Kindles.
I am sorry I will miss this October meeting and a chance to speak up about this but I am
traveling in gurope for a few weeks.
Why are the huge environmental issues being ignored? Why are the large number of local
residents opposed to this project being ignored? Nancy Gale, Tiburon
Sent from my iPad
"T"JBIT NO. 3
Carolyn Ucsee UUA
28 Marinerc #2b
Tiburon CA 9492C
September 26, 2011
Tiburon Town Council
Tiburon Town Hall
Tiburon CA 94920
RE: Bel-Tib Library Expansion Project
Respected Town Council Members:
I am writing to express my support for the Bel-Tib Library expansion project. I am a resident of
Tiburon (my home overlooks Old St. Hilary's Botanical Preserve), a mother, an environmental
consultant, a poet, and a volunteer for the library. It has been my experience that library staff,
attendees of art lectures and poetry readings, and children do not have enough meeting and work
space. Children and young adults need to have space to meet, to study in groups and
individually, and attend programs. Adults want access to technology resources and comfortable
places to gather, to study, and to interact.
It has also come to my attention that the Reed School District has grown by 25 percent over the
past 4 years, and that these children need to have an open, safe gathering place (my son
included). The role of the library has evolved in its importance: it provides equal access to
information, it brings cultural activities to the peninsula of Tiburon, and it provides access to
technology. We need to have local access to enlightening programs such as in-person art and
literary events, and not be forced to drive off the peninsula to get them.
I feel very strongly that we should assist our library in providing both the fundamental needs and
rights of our community: equal access to information and technology, and freedom of speech
and thought. Thank you for taking these points into consideration when you make the decision
for or against the improvement of what I consider to be our greatest asset, the Bel-Tib Library.
Very truly yours,
ve-eo-
Carolyn Losee RPA
t~'ri-rte
From: Ann Green <ann reengmac.com> il
Date: September 29, 2011 7:23:49 AM PDT
To: jfrasergpacunion.com
Subject: Tiburon library expansion
Dear Jim:
My husband John McComish and I are concerned about the expansion plans for the
library. In The Ark that we received yesterday, we read a letter from the 3 former mayors
speaking to several points regarding the expansion. We concur whole heartedly.
In addition, one of the previous letters referred to the Mill Valley library as an example to
follow. That library is stepped down a hillside and has a very small profile at the street
level. It does not interfere with the redwood grove or the general feel of the area. This
new Tiburon library would be way too massive and dominate the entry to Tiburon. The
view of the hillside Open Space that many of us support and participate in through our
taxes would be eliminated.
It sounds like we need a Community Center more than a new library expansion. Frankly,
I think most teens and pre teens are involved with so many sports and other activities
sponsored by Parks and Recs predominately, but also the TPC and Belvedere Tennis
Club that their homework time is spent after 5 at home. A Community Center in another
location could provide an important focal point to the community.
I would urge you also to look carefully at the impact on the Marsh. There are so many
birds that use that wonderful peaceful place to feed, breed and rest that any encroachment
on their space would be against all the the General Plan had in mind for their use of that
area. I'm sure the residents of the Marsh condominiums would echo the positive
ecological importance of the Marsh.
I regret the brevity of our thoughts but I hope our voice will help you make a thoughtful
decision about this sensitive subject.
Ann Green
1705 Centro West
Ann Green
ann rg eengmac.com
lic#00624012
Frank Howard Allen Co.
Tiburon/Belvedere Office
(415) 435-9992
E-)I11121T INTO.
OC T 0 5 1011
To: The Members of Tiburon To Nn Council
From: Genevieve Chapman
Re: Library Expansion
Dear Members,
LATE MAIL #~N• •
P.O. Box 1093
Tiburon Ca 94920
October 3, 2011
One of the most rewarding projects I have ever worked on was building the Tiburon-
Belvedere Library. As a member of the steering committee, I was privileged to work with
an outstanding group of people. For over eight years we worked tirelessly to raise the
money, provide the governance and oversee the building of the library.
We made some mistakes which are apparent now. The working space is not adequate
and the children's room is too small. We recognized this and had preliminary plans to
solve these problems. I, for one, do not think that it is necessary to add another 17,000
square feet to our 10,000 square feet building. We are, after all, a small community.
Founders room expansion: I am a member of the program committee. it is rare that we
fill the the room and when we need the space we can use theTown Hall or other spaces
that are available in Belvedere and Tiburon. The director's objection to moving is that
equipment must be transported to the new venue. If that is a problem, it would seem
more economical to purchase more equipment that could travel.
`Children's room: We do need more space. The patio outside the room is not used.
Expanding to that space was one idea. Engineers would have to study that. A new
building on the marsh could accommodate both a children library and work space.
Our original idea was to share the space with the Parks and Recreation Department.
Computer room: Since most of the population in Tiburon and Belvedere have
computers, I don't understand the need for this expansion.
Teen age space: Having had four teenagers, I would like to know how many teenagers
come to the library on a daily basis and what do they do when they get there.
Are they studying in groups or just hanging out? Most of our homes accommodate
study areas for our children so I am skeptical.
Reference library: Although it is very helpful to have the assistance a reference
librarian, digitizing reference material would free up shelf space.
I do not see the need for a new building when we can expand the one we have The
proposed building is out of scale and destroys cherished views. I cannot support this
project. P S.Too bad we didn't have some town hall discussions before we got this far.
BELVEDERE-TIBURON LIBRARY Page 1 of 1
LATE MAIL
Scott Anderson
From: Debbie Mazzolini [dmazzolini@bel-tib-lib.org]
Sent: Wednesday, October 05, 2011 10:18 AM
To: Scott Anderson
Subject: Another letter that came to me
BELVEDERE-TIBURON LIBRARY
Tiburon Town Council Meeting, October 5, 2011
OCT 0 5 2011
My name is Jim Levorsen. I'm a retired architect and have lived in Belvedere some 48 years,
since 1963.
I was very active putting the existing library together during the years 1987 when the existing
library was located in the Post Office building, to dedication of the present structure in 1997. It
is within that perspective that I want to address you tonight.
Those ten years bringing the present library to fulfillment were full of ups and downs.
There were naysayers: Three million dollars was too much to spend. We could never build it
for that amount anyway. Books were going to become obsolete. Others said computers and
the internet were just a flash-in-the-pan and would not last.
The whole library was designed, and working drawings completed as a branch of the Marin
County Library system; then we realized we would not be able to, have the library we wanted
unless we incorporated and become a Library Foundation, which we did.
If those citizens had not carried the day, we would now know nothing of what we would have
missed. The present library, which has become almost an icon within the community, would
not be here.
We are at that junction gain. Please join in so that our children and their children can once
again have all the advantages that our present community has enjoyed.
Thank you.
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Letter to the editor of The Ark
The massive expansion of the Belvedere Tiburon library was revealed
extensively to an overflow crowd at the city hall, to the concern of many of
the voters and citizens of our small community
I would respectfully suggest that the members of the town council and
planning commission stand at the pictorial exhibit placed by the Landmark
Society on the west side of Tiburon Blvd. aptly titled "Our Most Visible
Monument" and see how the story poles completely obscure this view.
As eloquently expressed by one of our most respected Mayors and long
term council members, Karen Nygren, this would destroy one of the more
beautiful vistas at the entrance to our charming town.
If we must expand the library (and this could be argued) let it be much
smaller and situated East of the current structure, preserving "our most
visible monument", Old ST. Hilary Church and the adjacent open space that
we residents and The Landmark Society fought so hard for and contributed so
much time and money. The estimated price tag of 20 million plus the
continued increased expense of staffing and maintenance is also of concern in
these troubled economic times.
This project has been advanced by only a few of the residents and voters
of Tiburon and Belvedere. We live in a democracy and should be allowed to
vote on this massive project in the next general election.
Signed Warren M. Russell, M.D.
Resident of Tiburon for over 46 years.
LA,T-E MAIL #.B a
r ro : Diane Lynch <dianedlynchogmail.com>
Ubraryexpansion
:Jute: October 5, 2011 9:56:49 AM PDT
l jslavitz@comcast.net, JSFraserl ®comcast. not, rctib2@gmail.com, askalicenow 0 usa. net, emmettOvikingind.com, pcurranC« utiburon.ca.us
October 5, 2011
TO: Tiburon Town Council: Jeff Slavitz, Jim Fraser, Alice Fredericks, Emmett O'Donnell, Richard Collins
Town Manager Peggy Curran
RE: Library expansion
I've lived in Tiburon since 1963 and was thrilled to see the new library built as a beautiful successor to the tiny little
space on Beach Road.
While I understand the need for more space for certain functions at the current library, tripling the size of the of
the library to accommodate the same number of patrons, as stated at the most recent planning commission meeting,
seems like a ridiculous and vain use of so much money that could be used for so many other pressing needs.
The current building could retain its warm character by pushing the current children's room out toward Tiburon Blvd.
The Founder's Room could also be pushed out, though I question the need for that given the larger room available at
the Town Hall right next door, which is used a only few nights a week. Most speakers I go to don't fill the Founder's
Room. It would be a lot more cost effective to retrofit the council room for audiovisual presentations. The staff
need for more space could be accomplished by adding a much smaller addition at the south end of the library.
The proposed building is massive in character and doesn't fit our small town at all. The expansion plan appears to use
almost half of the current library as staff space. If we end up building this monument it would seem to make more
sense for the staff to be upstairs and leave the downstairs as public space.
If the library's mission is to provide day care for children after school it would seem to make sense for the school
foundation to fund staffing of our three school libraries for after school use by children. It could even be day care
that parents pay for and thus be self supporting. Our schools function under 40 hours a week and it would seem that
these spaces, which appear on my tax bill as taxpayers fund the bonds for the recent expansions, could be much
better utilized.
Unfortunately I cannot come to tonight's meeting but I think the council could get a real sense of the community's
feelings about this expansion by having a show of hands at the beginning of the meeting:
*Who feels the expansion is too large?
*Who feels the expansion is appropriate for our town?
*Who feels the library should be even larger than proposed?
*Who feels the library could be appropriately expanded in a lot less than 17,000 square feet?
As the meeting wears on and people come to the podium to say the same thing over and over again a lot of people will
give up (and many walk out early) on getting up to speak and a simple show of hands would provide a better look at how
people feel.
If anyone is thinking about the green issues that are foremost in our current culture, then tripling the size of the
library isn't green at all. Three times as much space to heat, cool, maintain, and staff isn't at all responsible. Let's
come up with a plan that will work for today's needs and have flexible expansion potential for tomorrow's needs, IF
they materialize.
mmooof
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LATE MAI LI # Py~l
To all concerned,
I have to admit that when I first saw the library expansion plans a few years back I
thought the project was not necessary. And to challenge that I started spending
time in the library. I became active in Bookmarks (children's fundraising arm of
library). I meet with Library Director Deborah Mazzolini and saw the plans, I
started asking questions, and I heard answers I didn't like.
This library expansion is something our community of educated, well-read and
socially driven citizens needs., It is something our yotinger children will find as a
home away from home surrounded by written adventures, story times and
librarians who love to impart the love of reading. A place our teens will want to go
to, a safe place for them to do homework and socialize. A place for our seniors to
learn how to use new media, a place to have teas, a place to go to be with friends and
meet new ones. It is a need, not a want. This library expansion will only better our
community.
I recently sat at the Tiburon Planning Commission reviewing the project. It was
enlightening to see the support. Something that really resonated with me was a
woman who was against the plan prior to the meeting literally change her view and
offer her support of the new library as she spoke, amazing! I appreciate the due
diligence that the Commission completed, but frustrated by what I thought was
picking at the details. I found it surprising that the Commission didn't spend more
time looking at the project as a whole; a project that not only provides a library
expansion, but also a community promenade, a park and a revitalization to an
eyesore of a marsh.
Please I urge you community members who are against the plan to do two things
first go talk to our Library Director and the staff about the needs of the library and
review the plans. Then go to the Mill Valley Library and walk around, review what
they offer, sit down and get the feel of a library that is serving it's community.
Because guess what our community of Belvedere and Tiburon are just about 2,000
citizens short of Mill Valley. And look at what they have, then what we have. We
have simply grown out of our space, many times over.
Yours truly,
OCT 0 5 2011
Stacey Crawford
Page 1 0(1
LATE W"I'Al L n PN-(
Scott Anderson
From: Califdell@aol.com
Sent: Wednesday, October 05, 2011 12:55 PM
To: Mayor, Jeff Slavitz; Vice Mayor, Jim Fraser; rctib2@gmail.com; askalicenow@usa.net;
Councilmember Emmett O'Donnell
Subject: Quick Library comments
Dear Council Members:
1. We love the library (as is .............with perhaps slight modification that doesn't ruin it's charm)
2. Proposed plan is excessive
3. We agree with ARK letter written by past 3 mayors, Val Bergmann, etc. and all "scale down" comments
made at PC meeting.
4. If we really want a teen hangout center, let's call the project just that
5. If we are proceeding from library to community center, let's clarify that and have a new proposal
6. Small expansion OK (close in patio off of Founder's Room), etc. IF view of hills and Old St.
Hilary's can be preserved and IF there is adequate parking CLOSE TO Town Hall with
out deleting those HANDICAP spaces. I use them all the time.
7. As to comments of getting everyone to "that" end of town (library) I thought we were paying
a consultant to get everyone to DOWNTOWN. This seems like a major conflict overall.
8. We haven't heard much about people using library as a LIBRARY - only for hangout - nothing
said about research, etc. or using help of librarians.
9 THANK YOU for your hard work and diligence. We attended PC meeting (I spoke) and will be
there tonight if Handicap spaces are available.
Yours, Dellie and Doug Woodring, 1912 Mar West St., Tiburon
~ r T 0 5 2011 .
n VM 1 1
Page 1 of 1
LATE MAIL #
Scott Anderson
From: Craig.Lubbock@kp.org
Sent: Monday, October 03, 2011 3:39 PM
To: Scott Anderson
Cc: Ilubbock@aol.com; afenster@sbcglobal.net -
Subject: Fw: Tiburon Library Expansion--Points to Consider
OCT 0 1 2011
Dear Mr. Anderson
I am writing to express some thoughts shared by my wife and myself regarding the proposed expansion of the Tiburon
library. I would hope they would find their way into the public discussion. It would be my preference not to speak in the
public forum or communicate through the ARK.
1. We are probably the most directly affected property owners by the proposed library expansion both in terms of privacy
and property value.
2. When we purchased our unit at 33 Marsh Road approximately 10 years ago it was expressly in response to the St.
Hilary preserve AND to open space
associated with the marsh and Zelinsky park.
3. From a personal perspective the choice to live at the edge of a town green or square in terms of noise, security, lights
and privacy is quite different than
finding ourselves potentially at the edge of the town parking lot.
4. From a community standpoint, potentially altering the marsh habitat is even more unfortunate. Maintaining the marsh
at best has been challenged by
political and financial reality. Following the most recent intervention the resurgence of activity has been astonishing in
the number and variety of bird
species including a family of ducks and ducklings followed from birth to independence, a coyote, a fox, otters, etc. It
will require greater resouces
to preserve the delicate balance of the marsh community.
5. From a community standpoint one can debate the merits of a larger library whether it is merely a proxy for a town
center and public space to address
a perceived collective social need or truly represents an under served need for public access to information. We are
not, nor likely to become, a.
community of limited private resources for space or internet access. I might point out that there is considerable space
in our public schools which
may not be used to full potential and which has been generously supported by public tax money a private donation by
the community. HOWEVER
6. It would be difficult to argue that we are of limited access to public parking altho much is in private ownership. There is
little charm to the string of open
and under utilized surface parking extending along Tiburon Boulevard--now CVS, Chase Bank etc. Whatever the
economic reawakening, there is no
need for this amount of parking. Again on a personal note, much of this is currently visible from our property including
the trash bins, storage trailers
generator trailer and chronically parked service vehicles belonging to the Town.
7. In a community that touts healthy living, for most Town residents and visitors, foot accessibility would seem quite
adequate.
8. It is inconceivable that appropriate disability access could not be provided with something short of the proposed
additional surface parking. lot.
Thank you for your consideration.
Craig Lubbock
NOTICE TO RECIPIENT: If you are not the intended recipient of this e-mail, you are prohibited from sharing, copying, or otherwise using or disclosing its
contents. If you have received this e-mail in error, please notify the sender immediately by reply e-mail and permanently delete this e-mail and any attachments
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10/3/2011
Page 1 of 1
Scott Anderson LATE MAIL# PHaw (
From: Scott Anderson
Sent: Monday, October 03, 2011 2:06 PM
To: alITC (Tiburon Town Council)
Cc: Peggy Curran; Ann Danforth
Subject: Response to Request for Library information
Dear Councilmembers,
Last week a request was made by a Councilmember for information regarding economics and before-and-after
space allocations for the Library project. Today, I received the attached response from the Library Agency.
In addition, the following information was requested and is provided below:
Footprint of existing Library Building: 10, 500 square feet
Footprint of Proposed Library Building: 20,600 square feet
Square footage of Proposed Library: 27,500 square feet
Footprint of Town Hall Building: 6,200 square feet
Square footage of Town Hall Building: 9,000 square feet
Please let me know if you have any follow-up questions.
Scott Anderson
1 ni1) /nn1 1
Law Offices of LATEo-MAI L # ef I
Stephan C. Volker
VOLKER
STEPHAN C
Joshua A.H. Harris
.
Alexis E. Krieg
436 14th Street, Suite 1300
Stephanie L. Abrahams
Oakland, California 94612
Daniel P. Garrett-Steinman
Jamey M.B. Volker
Tel: 510/496-0600 4:• FAX: 510/496-1366
M. Benjamin Eichenberg e-mail: svolker@volkerlaw.com
October 5, 2011
VIA EMAIL AND U.S. POST
sanderson&ci.tiburon.ca.us
Scott Anderson
Director of Community Development
Town of Tiburon
1505 Tiburon Boulevard
Tiburon, California 94920
OCT ~J, 5 2011
Re: Comments of Alan and Janice Fenster on Belvedere-Tiburon Library Expansion Project
and Environmental Impact Report
Dear Mr. Anderson:
In accordance with your Notice of Public Hearing to be held tonight by the Tiburon Town
Council on the Belvedere-Tiburon Library Expansion Project ("Library Expansion Project", or
"Prof ect" and on behalf of our clients, Alan Fenster and Janice Bickel-Fenster, we respectfully submit
the following comments on the Project and its EIR. Please include them in the public record.
INTRODUCTION
The Belvedere-Tiburon Library Expansion Project, despite its repeated revisions and further
environmental reviews, still poses significant adverse environmental impacts and conflicts with the
Town's General Plan that warrant its rejection. Its construction of a new 52-car parking area north of the
current library building and its proposed addition would destroy the existing open space and community
park adjacent to Railroad Marsh, and eliminate the 100-foot buffer between Railroad Marsh and the
existing parking area that is essential to protection of the marsh's ecological integrity, scenic beauty and
wildlife habitat. In response to comments received from the public and agencies requesting additional
information and analysis, the Town's new CEQA consultants on this project revised its chapters on
biological resources, transportation/parking, and alternatives. Because of revisions in those chapters, the
consultants also revised the DEIR's Executive Summary (Section II) and the DEIR's Summary of
Significant and Unavoidable Impacts (Section V.A). A second round of revisions was made in response
to further public comments, amending the EIR in chapter 3, pages 42, 44, 48, 87, 92, 100 and 110.
Other than a clarification that the mitigation plan required under Mitigation Measure BIO 2a will be
reviewed by the U.S. Fish and Wildlife Service and the California Department of Fish and Game to
"revise, delete, or add measures as needed to prevent the take of CRLF [California red-legged frogs],"
and an acknowledgment that the 100-foot buffer zone required under Tiburon General Plan policy OSC-
20 maybe reduced (presumably to the 50-foot buffer proposed in Alternative D), none of these further
Scott Anderson
October 5, 2011
Page Two
revisions to the EIR represent significant changes. While the current EIR represents an improvement
over its predecessor, we remain concerned about its inadequate discussion of the Library Expansion
Project's impacts on biological resources and its deficient consideration of alternatives, as discussed
below.
BIOLOGICAL RESOURCE IMPACTS
The EIR acknowledges, as it must, that the 10-acre Railroad Marsh "is a sensitive natural
community and is the pre-eminent biological resource near the project site." EIR at 27. It notes that the
marsh was historically part of the Belvedere Lagoon, and supported both salt marsh and tidal mud flat
habitat before it was severed from tidal action by construction of the Northwestern Pacific Railroad
railroad yard. Natural siltation of its outlets have blocked saltwater intrusion, converting the marsh to a
unique freshwater habitat. Among Railroad Marsh's special status species are the Point Reyes
checkerbloom, the Suisun Marsh aster, the California red-legged frog, the salt marsh common
yellowthroat and a fresh water snail, the robust walker. Id. at 27-32. The Tiburon General Plan adopts
numerous policies to protect the extraordinary biological resources of Railroad Marsh.. See, e.g., OSC-
16, OSC-17, OSC-18, OSC-20 (prescribing a 100-foot set back "between development and wetland
areas") and OSC-38. To implement these preservation policies, in 1985 the Town adopted the Railroad
Marsh Management Plan, which was updated in 2001. That Plan requires specific measures to protect
the red-legged frog and the salt marsh common yellowthroat, and directs that vegetative buffers be
planted and a low fence installed 50 feet from the shore to reduce disturbance to wildlife along the south
shore.
The proposed Project conflicts with a number of these General Plan policies, most notably, the
requirement that there be a 100-foot set back between development and wetland areas, and that
vegetative buffers be planted and a low fence installed 50 feet from the shore to reduce disturbance to
wildlife along the south shore. The new proposal to amend the General Plan's OSC policies to provide
for a much smaller buffer zone is contrary to the science that resulted in the original 100-foot buffer
requirement. The EIR's Mitigation Measure BIO-2a proposes the excavation of burrows for the
California red-legged frog in areas adjacent to the Library Expansion Project if, at the time of inspection,
"no animal use is noted." RDEIR at 11. "Excavated burrows with no CRLF [California red-legged
frog] shall be left open so they cannot be re-occupied." Id.
These "Mitigation Measures" threaten harm to the California red-legged frog because they
illuminate burrows that have been used by this listed species in the past if they are simply not occupied
at the time of inspection. Indeed, even where they are found to be occupied, this Mitigation Measure
directs that "the area shall be vacated and re-inspected in one week" for later burrow destruction.
RDEIR at 11. Since the species does not remain in its burrow all the time, there is a significant
likelihood that burrows in use by this species will be vacated at the time of inspection or reinspection,
resulting in the destruction of such burrows "so they cannot be re-occupied." Id. The long-term result of
this steady attrition of red-legged frog habitat will be the taking of this species in violation of applicable
law, including OSC-20, the Railroad Marsh Management Plan and the federal Endangered Species Act.
Scott Anderson
October 5, 2011
Page Three
Accordingly, we ask that the EIR be revised to provide that any burrows identified by biologists
conducting inspections of the Railroad Marsh area be left undisturbed, rather than be "excavated
whenever they are not currently occupied." .
Second, Mitigation Measure BIO-2a formerly provided that where "any life stage of the CRLF is
found during the surveys or excavations, the Department of Fish and Game and the U.S. Fish and
Wildlife Service shall be contacted immediately, and activities that could result in take shall be
postponed until appropriate actions are taken to allow project activities to continue." Literally, this
Mitigation Measure directed that "activities that could result in take" of this protected species would be
allowed "after appropriate actions are taken" in order "to allow project activities to continue." This
announced intention to take this species was inconsistent with the protections provided under the
Town's Railroad Marsh Management Plan and the federal Endangered Species Act. The Endangered
Species Act forbids the taking of listed species. 16 U.S.C. 1531,- 1538(a)(2).
The revised language providing that the CRLF mitigation plan "will be reviewed by the U.S. Fish
and Wildlife Service and the California Department of Fish and Game prior to any project construction,"
and that "[t]hese agencies will revise, delete, or add measures as needed to prevent the take of CRLF,"
while well-intentioned, is nonetheless insufficient under CEQA. CEQA requires that mitigation
measures be presented, with sufficient detail in the EIR so that the public and expert agencies can
comment on their adequacy and impacts. CEQA Guidelines section 15126.4(a)(1)(B). "Mitigation
measures must be fully enforceable through permit conditions, agreements, or other legally-binding
-instruments." Id. at (a)(2). Deferring identification of the mitigation measures that will actually be
implemented until after future reviews by the U.S. Fish and Wildlife Service and the California
Department of Fish and Game impermissibly delays identification of the measures until after the Project
is approved, denying the public and commenting agencies an opportunity to address the efficacy and
effects of the measure during the CEQA review process. This violates CEQA. Sundstrom v. County of
Mendocino (1988) 202 Cal.App.3d 296, 309; Gentry v. City of Murietta (1995) 36 Cal.App.4th 1359,
1396.
The EIR acknowledges the Library Project's conflict with Town General Plan Policy OSC-20,
which prescribes a buffer zone of 100 feet between development and wetland areas. RDEIR at 47.
Instead of respecting this long-established General Plan policy and the science on which it is based, the
Town has proposed an amendment that allows reduction of this buffer. This substantially weakens the
General Plan's protections for Railroad Marsh. We strongly urge the Town to reject this General Plan
amendment and to respect this buffer zone here "to the maximum extent feasible" as required under
OSC-20. There has been no demonstration that this 100-foot buffer is infeasible.
ALTERNATIVES
Under CEQA, "[a]n EIR shall describe a range of reasonable alternatives to the project, or to the
location of the project, which would feasible attain most of the basic objectives of the project but would
avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative
Scott Anderson
October 5, 2011
Page Four
merits of the alternatives. CEQA Guidelines section 15126.6(a). We note that there has been no
showing by the Project proponents that a smaller library with less (or relocated) parking would not
"feasibly attain most of the basic objectives of the project" while avoiding or substantially lessening its
significant effects. Accordingly, we have previously urged the Town to consider a fifth Alternative
which would allow a smaller increase in the size of the existing library and provide for adequate
buffering of Railroad Marsh from the adverse effects of the Project. We note that Marin Audubon
Society joins in this request. There has been no showing that this alternative is infeasible. To the
contrary, the Town's proposal to eliminate the second story of the library addition confirms its
feasibility. We repeat this request here.
In view of the fact that there has been no demonstration that such an alternative would not
achieve the basic Project objectives, nor that it would be infeasible, and since such an alternative would
avoid the Project's significant adverse effects by better protecting Railroad Marsh and implementing the
Town's General Plan, the Town has a duty under CEQA and the General Plan to fully consider and
adopt it.
CONCLUSION
Thank you for considering our comments on the Library Expansion Project and its EIR.
R e tfully sub it Upd1l
4ker Y
Ste h C. Vo
Attorney for Alan Fenster and
Janice Bickel-Fenster
SCV:ym
LATE FAIL # Ply-(
TO: Mayor Jeff Slavitz & Councilmembers
FM: Randy Greenberg
DATE: 10/5/11 OCT 0 5 1011
RE: Library Expansion
I ask you to recommend that the Library go back to the drawing board to develop a
proposal that will reduce the size of new construction and loss of hillside views.
The library is a valued resource in our community. It is clear that the library needs more
space. What is needed, and what is wanted, are two different things.
The library expansion plan is an ambitious, egocentric wish list. As elected officials, I
ask you to consider what is best for the Town.
Scale. What statement do you want the Town entry to make? Scale of buildings is
critical in this regard. Do you want a wall of building (albeit with all of 48' separating
two iconic structures) blocking the backdrop of hillside and ridge from the street, or a
small town feel, where the size of structures allows Tiburon's special geography to set
the stage? Staff estimates that 60% of the ridgeline span would be visually blocked by
the new construction. No mitigation was identified that would reduce this impact to a
less than significant level. The architect calls the new expanded library the "gateway" to
downtown Tiburon. Is a building out of scale, blocking prime views the "gateway"
message you think our Town deserves?
Cafe. The library wants a caf6. Is this a good idea? Will it keep residents at one end of
Town, away from most retail businesses? Will it compete with similar downtown
businesses, resulting in negative impacts to them? In responding to the Planning
Commission query about other libraries with cafes, Ms. Page said that the Mill Valley
Library was in the process of putting in a caf6 (PC Draft Minutes, 9/14/11, 6th para.). I
called MV library, which states that there are no current or foreseeable plans for a caf6.
Bookstore. The library wants a bookstore. Is this a good idea? The current library-
associated store brings residents to the Boardwalk - good for business. Tourists find their
way there, too. The customer base will be a lot smaller at the library location. What
location makes fiscal sense for the Town? I note that Ms. Page, again responding to the
Planning Commission (PC Draft Minutes, 9/14/11, 6th para.), stated that the Mill Valley
Library had a "commercial bookstore." This "store" is a book sale put on by the Friends
of the Mill Valley library the 3rd Saturday of each month in the library basement.
What the MV library does have is a pilot program partnering the library with downtown
businesses aimed at demonstrating the value of a local library and encouraging residents
to shop locally. This September the MV library introduced "Your Library Card Saves
You Cash," allowing local library cardholders to receive discounts at a variety of local
businesses. This is a good idea.
1
Parking. The current proposal incorporates parking inadequacy. More space and more
services appealing to a broader base will bring more cars to the library. It will ensure
cars entering the parking lot and then exiting the full lot, to look for somewhere else to
park; exacerbating parking and safety issues. The result will be people parking across
Tiburon Blvd., attempting to cross where there is no safe crossing. A less ambitious plan
could conceivably allow for more parking, as well as reduce the need for it.
Duplication of Space. Has the library coordinated with the new Recreation building so
that there is no duplication of space/services? This new building is reported to
accommodate 819 children from the Reed Union School District for after-school
programs, which are run by the Belvedere-Tiburon Recreation Department. Cooperation
and coordination could reduce library space needs.
Libraries are good, and libraries are important. Please make decisions that will enable
ours to do its job without poaching on other businesses or taking away from the scenic
values that are so important to Tiburon.
2
CMA
Conversion Management Associates, Inc.
455 Market Street Suite 950
San Francisco, CA 94920
www,cmaincsf.com
September 30, 2011
To:
Debbie Mazzolini
From:
Glenn Isaacson
Subject:
Estimated Cost of Library Expansion
In response to your inquiry as to the estimated cost of the proposed Belvedere-Tiburon
Library Expansion project please be advised of the following:
The Schematic Design Phase has just begun, which concentrates only upon building form
and internal uses.
There is no information as yet as to the structural, mechanical, electrical systems or the
detailed level of finishes and materials.
Therefore it is not possible to provide a detailed cost estimate at this time.
Based upon other projects that our firm has managed we would expect the hard cost of
the new construction including site work to run in the $400 to $500 per square foot.. The
re-worked existing space we would expect to run at $150 to $200 per square foot.
Accordingly, hard costs are estimated to be in the $8,500,000 to $10,750,000 range.
Design, environmental review and management is estimated to add another $3,000,000 to
this sum. An allowance of $1,000,000 for furniture, fixtures and equipment would be
indicated at this point. Thus an estimate range of $12,500,000 to $14,750,000 might be
considered at this time.
A detailed cost estimate will be prepared following site entitlement and the conclusion of
the Schematic Design phase.
EGI/CMA
09/30/11
1--l"
>,r_?>-
Gl~ M
Belvedere - Tiburon Library
1501 Tiburon Boulevard
Tiburon, CA 94920
415-789-2665 415-789-2650 (fax)
Belvedere-Tiburon Library Agency
1_iirrant rpvpmjp fnr FY 2012
F
-
-
REVENUES:
5010
Basic Libra Tax
$1,282,902.00
5020
Parcel Tax
$275,000.00
5025
ERAF
$277,222.00
5032
Book Grants-Libra Society
$65,000.00
5035
Grants from Endowment Fund
$61,500.00
5036
Grants from Restricted Endowm
$2,581.00
5051
Grants from Corner Books
$20,000.00
5040
Book Fines & Reserves
$32,500.00
5050
Book Sales - in library
$7,500.00
5065
Reference Desk Income
$3,500.00
5070
Commission on Copier
$2,400.00
5080
California State Libra Funding
$40,000.00
5090
E-Scrip Revenue
$500.00
5099
Interest Income
$12,358.00
Total Revenue
$2,082,963.00
8915
Principal Repayment
-$45,000.00
8910
Bond Interest
-$70,133.00
8920
Fiscal Agent Fees
-$8,500.00
Total Debt Service
-$123,633.00
Total Revenues after Debt Service
$1,959,330.00
DM/BTLA
9/30/2011
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Subject: Fw: PtA
-
From: Tim Collins (timandtoon@yahoo.com) LATE MAIL #
To: sanderson@ci.tiburon.ca;
Cc: nancymgale@gmail.com;
Date: Monday, October 3, 2011 10:04 AM
77
Forwarded Message `
From: Tim Collins <timandtoon@yahoo.com> OCT O ZOO
To:
Sent: Monday, October 3, 2011 9:38 AM
Subject:
dear mr, anderson,
i use the library about 30 times a year to read papers and magazines. i rarely have trouble parking my car,
finding a comfortable seat, using the men's room (vacant 90% of time), and occasionally using a computer w/o a
reservation. there are always.plenty of vacant seats including the teen section. yet, there are some who want to
triple the size. what am i missing? more than a few people have noted the explosion in information technology
since our library was built. the changes in the delivery of information is so fast i cannot keep up with it. do the
proponents respond to this? no. i will not try to predict what the future in information technology holds, but i do
know this-book stores are closing all over in spite of their coffee shops and food offerings. now lets talk about
costs. the financial costs are yet to be determined but there are other costs; and the story polls tell the story. the
proposed building is too big for the site. we not only loose our current architectural gem of a library, but we greatly
compromise our beautiful city hall. the massive structure changes the character of our entry to downtown tiburon.
and last but certainly not least, our wonderful open space. how quickly our commitment to open space is cast
aside for the benefit of a few. most people i know are not against libraries-they are against this expansion. they
dont think bigger is always better. they want to enjoy and preserve what we have. they dont want, need, and are
opposed to this expansion. i am with them.
tim collins, 32 bayview,
belvedere
http://us.mcr5.mail.yahoo.com/neo/launch?.rand=boog4rfkdea55 10/3/2011
LATE MAIL 4-
Robert Hess
110 Howard Drive
Tiburon, CA 94920
r_hessca-robhessco.com
October 4, 2011
VIA EMAIL: sanderson@cUiburon.ca.us
Mr. Scott Anderson, Director of Community Development
Town of Tiburon -t
1505 Tiburon Blvd.
Tiburon, CA 94920 CC-T 0 4 2011
( r_ a ~.ua F -
RE: Library Expansion Hearing, Wed. Oct 5, 2011
~
J ~Dear Mr. Anderson
I write to reiterate objections to the Library expansion project despite the Library
Manager's own biased view, and ask that an independent audit committee be
formed to evaluate the factual issues involved.
1. The Library doesn't need more bookshelf space as electronic media will be
reolacing books requiring much less shelf space.
2. The Library doesn't need more computer station space as every child and
most adults have access to computers (and Del. Mar even gives laptops, to
every student).
3. The size and bulk of the addition is over powering and (despite the
minimal 1,000 sf reduction) turns Tiburon Blvd. into a canyon.
4. More office space? Why?
a. Why do part-time, volunteer workers need permanent office space
(as mentioned in The Ark) and,
b. Why would inefficient private offices be required for office staff
other than the head librarian?
I also add:..
5. Can the Library afford and sustain the on-going double budget ex ens
for heat and maintenance? And is this being ecological) sensitive c
6. The added vehicle traffic from the proposed Mar West parking lot will
re uire a new traffic light at the Tiburon Blvd Mar Westintersection as it
is already difficult to turn from Mar West onto Tiburon Blvd. (CalTrans
should begin the planning process now.)
I strongly oppose any Library expansion.
Sincerely,
P~
Scott Anderson LATE MAID 4
From:
Al Haussener [ahaussener@comcast.net]
Sent:
Tuesday, October 04, 2011 8:28 AM
To:
Scott Anderson
Cc:
Gale Nancy
Subject:
Library Expansion
I am writing to support the comments by Tim Collins and I have one further observation.
The library plan proposes many more functions than those of a traditional library.
Perhaps those in favor are a passionate minority while the majority are afraid to speak up
against what is a traditional institution. Thank you. Al Haussener, 13 year resident of
Belvedere
Sent from my iPad
OCT 0 201
LATE N1Al L
To all concerned,
I have to admit that when I first saw the library expansion plans a few years back I
thought the project was not necessary. And to challenge that I started spending
time in the library. I became active in Bookmarks (children's fundraising arm of
library). I meet with Library Director Deborah Mazzolini and saw the plans, I
started asking questions, and I heard answers I didn't like.
This library expansion is something our community of educated, well-read and
socially driven citizens needs., It is something our younger children will find as a
home away from home surrounded by written adventures, story times and
librarians who love to impart the love of reading. A place our teens will want to go
to, a safe place for them to do homework and socialize. A place for our seniors to
learn how to use new media, a place to have teas, a place to go to be with friends and
meet new ones. It is a need, not a want. This library expansion will only better our
community.
I recently sat at the Tiburon Planning Commission reviewing the project. It was
enlightening to see the support. Something that really resonated with me was a
woman who was against the plan prior to the meeting literally change her view and
offer her support of the new library as she spoke, amazing! I appreciate the due
diligence that the Commission completed, but frustrated by what I thought was
picking at the details. I found it surprising that the Commission didn't spend more
time looking at the project as a whole; a project that not only provides a library
expansion, but also a community promenade, a park and a revitalization to an
eyesore of a marsh.
Please I urge you community members who are against the plan to do two things
first go talk to our Library Director and the staff about the needs of the library and
review the plans. Then go to the Mill Valley Library and walk around, review what
they offer, sit down and get the feel of a library that is serving it's community.
Because guess what our community of Belvedere and Tiburon are just about 2,000
citizens short of Mill Valley. And look at what they have, then what we have. We
have simply grown out of our space, many times over.
Yours truly,
5 2011
Stacey Crawford O C T
Page 1 of 1
LATE NiAlLit-
Scott Anderson
From: Califdell@aol.com
Sent: Wednesday, October 05, 201112:55 PM
To: Mayor, Jeff Slavitz; Vice Mayor, Jim Fraser; rctib2@gmail.com; askalicenow@usa.net;
Councilmember Emmett O'Donnell
Subject: Quick Library comments
Dear Council Members:
1. We love the library (as is .............with perhaps slight modification that doesn't ruin it's charm)
2. Proposed plan is excessive
3. We agree with ARK letter written by past 3 mayors, Val Bergmann, etc. and all "scale down" comments
made at PC meeting.
4. If we really want a teen hangout center, let's call the project just that
5. If we are -proceeding from library to community center, let's clarify that and have a new proposal
6. Small expansion OK (close in patio off of Founder's Room), etc. IF view of hills and Old St.
Hilary's can be preserved and IF there is adequate parking CLOSE TO Town Hall with
out deleting those HANDICAP spaces. I use them all the time.
7. As to comments of getting everyone to "that" end of town (library) I thought we were paying
a consultant to get everyone to DOWNTOWN. This seems like a major conflict overall.
8. We haven't heard much about people using library as a LIBRARY - only for hangout - nothing
said about research, etc. or using help of librarians.
9 THANK YOU for your hard work and diligence. We attended PC meeting (I spoke) and will be
there tonight if Handicap spaces are available.
Yours, Dellie and Doug Woodring, 1912 Mar West St., Tiburon
0 2011
NJ
1 nN /1) n> 1
32 Marsh Road
Tiburon, California 94920
Scott Anderson,
Tiburon's community development director
Tiburon Town Hall,
1505 Tiburon Blvd.
Tiburon, California 94920
Dear Mr. Anderson,
October 5, 2011
~
(V,."e -c---Vie Q (G
The world's rivers, lakes, wetlands and streams have a tremendous
impact on everyone's lives. But, development and pollution of these
areas result in the loss of an average of hundreds of thousands of
acres of wetlands each year.*
As a home owner on Marsh road, I am concerned your planned
parking expansion for the library will directly harm our pristine marsh
by contributing added pollution and disruption to the many varied
examples of the wild animal, bird, marine and reptile life flourishing in
our wetlands.
While I support the Library, and recognize it as a valuable asset to
our community, I am not convinced that the location of the planned
parking expansion will not cause a detrimental, irreversable
ecological effect to our thriving Railroad Marsh.
I urge you to reconsider where the best use of additional parking
(although it appears ample parking is already available) should be
designated for the Library.
Sincerely,
F
Ilse Gonz ez
* Theodore Roosevelt Conservation partnership
34 Marsh Road
Tiburon, California 94920
Scott Anderson,
Tiburon's community development director
Tiburon Town Hall,
1505 Tiburon Blvd.
Tiburon, California 94920
Dear Mr. Anderson,
October 5, 2011
( / R
nl
(AIw~
The world's rivers, lakes, wetlands and streams have a tremendous
impact on everyone's lives. But, development and pollution of these
areas result in the loss of an average of hundreds of thousands of
acres of wetlands each year.*
As a home owner on Marsh road, I am concerned your planned
parking expansion for the library will directly harm our pristine marsh
by contributing added pollution and disruption to the many varied
examples of the wild animal, bird, marine and reptile life flourishing in
our wetlands.
While I support the Library, and recognize it as a valuable asset to
our community, I am not convinced that the location of the planned
parking expansion will not cause a detrimental, irreversable
ecological effect to our thriving Railroad Marsh.
I urge you to reconsider where the best use of additional parking
(although it appears ample parking is already available) should be
designated for the Library.
Sincerely,
Janice Fenster
* Theodore Roosevelt Conservation partnership